DRAFT
ACTONVILLE WATTVILLE RAIL RESERVE URBAN DESIGN PRECINCT PLAN
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni
GAPP Consortium Ekurhuleni Urban Design Precinct Plans
CONTACT DETAILS
CLIENT
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni tel: +27(0)11-999-4026 email: [email protected] web: www.ekurhuleni.gov.za
PROFESSIONAL TEAM
GAPP Architects and Urban Designers tel: +27 11 482 1648 email: [email protected] web: www.gapp.net
Royal HaskoningDHV tel: email: web:
Kayamandi Development Services tel: +27 12 346 4845 email: [email protected] web: www.kayamandi.co.za
Submitted: 10 June 2019
2 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
TABLE OF CONTENTS 3 REGIONAL OVERVIEW ...... 27 3.1 INTRODUCTION ...... 27
3.2 HISTORIC OVERVIEW OF ACTONVILLE ...... 27 CONTACT DETAILS ...... 2 3.3 REGIONAL CONTEXT AND STATUS QUO ...... 28 3.3.1 Institutional Boundaries ...... 28 TABLE OF CONTENTS ...... 3 3.3.2 Locality and Accessibility ...... 28 LIST OF DIAGRAMS ...... 9 3.3.3 Regional Open Space Systems and Natural Features ...... 29 3.3.4 Surrounding Land Uses and Facilities ...... 29 LIST OF TABLES ...... 12 3.4 REGIONAL KEY FINDINGS ...... 29 LIST OF ABBREVIATIONS...... 13 4 PRECINCT AND SURROUNDS CONTEXT AND STATUS QUO .... 45
EXECUTIVE SUMMARY ...... 14 4.1 SITE LOCALITY AND EXTENT ...... 45 AIM ...... 14 4.2 BUILT FORM AND ACTIVITY PATTERN CONTEXT AND APPROACH ...... 14 STATUS QUO ...... 46 REGIONAL STATUS QUO ...... 14 4.2.1 Overview ...... 46 BUILT FORM AND ACTIVITY PATTERN STATUS QUO ...... 14 4.2.2 Built Form Response, Characteristics and Key Features of ROADS AND TRANSPORT STATUS QUO ...... 15 the Precinct ...... 46 OPEN SPACE AND NATURAL ENVIRONMENT STATUS QUO ...... 16 4.2.3 Land Ownership ...... 47 SOCIO-ECONOMIC STATUS QUO ...... 16 4.2.4 Servitudes ...... 47 INFRASTRUCTURE AND SERVICES STATUS QUO ...... 17 4.2.5 Zoning and Land Legal Status...... 47 POLICIES, PLANS AND PROJECTS OVERVIEW ...... 17 4.2.6 Land Use and Key Activities (Land Use Budget) ...... 48 WARD PRIORITIES ...... 17 4.2.7 Cultural and Heritage Features ...... 51 CONTEXT AND STATUS QUO CONCLUSION ...... 17 4.2.8 Key Findings – Built Environment and Activity Pattern ...... 51 PRECINCT DEVELOPMENT CONCEPT ...... 17 4.3 ROADS AND TRANSPORT CONTEXT AND STATUS QUO ..... 58 PRECINCT DEVELOPMENT FRAMEWORK ...... 18 4.3.1 Existing National and Provincial Road Network ...... 58 FOCUS AREAS ...... 20 4.3.2 Proposed National and Provincial Road Network ...... 58 1.1 IMPLEMENTATION STRATEGY ...... 23 4.3.3 Existing Local Road Network ...... 58 INSTITUTIONAL STRUCTURES, MANAGEMENT AND 4.3.4 Traffic Volumes ...... 59 DEVELOPMENT COORDINATION ...... 23 4.3.5 Existing Railway Network ...... 59 CONCLUSION ...... 24 4.3.6 Airports and Airfields ...... 60 4.3.7 Bus and Mini-bus Taxi Network ...... 60 2 INTRODUCTION ...... 25 4.3.8 Pedestrian Movement Network and NMT ...... 61 2.1 BACKGROUND ...... 25 4.3.9 Parking ...... 62 2.2 AIM...... 25 4.3.10 Key Findings – Roads and Transport ...... 62 2.3 APPROACH ...... 25 4.4 OPEN SPACE AND NATURAL ENVIRONMENT CONTEXT AND 2.4 WHY A PRECINCT PLAN? ...... 26 STATUS QUO ...... 66 2.5 STRUCTURE OF REPORT ...... 26 4.4.1 Regional Open Space system ...... 66 4.4.2 Undermining and Dolomite ...... 66
3 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.4.3 Environmental Sensitivity ...... 66 5.4.2 Wattville CBD Proposed Urban Renewal ...... 98 4.4.4 Local open space system ...... 66 5.5 THE COE URBAN DESIGN POLICY ...... 98 4.4.5 The Glenshaft Pan ...... 67 5.6 DEVELOPMENT INITIATIVES AND PRIVATE SECTOR 4.4.6 Key Findings – Open Space and Natural Environment...... 68 DEVELOPMENT ...... 101 4.5 SOCIO-ECONOMIC CONTEXT AND STATUS QUO ...... 71 5.6.1 Carnival Node ...... 101 4.5.1 Overview ...... 71 5.6.2 Human Settlements ...... 101 4.5.2 Areas of Intervention ...... 71 5.7 KEY FINDINGS – DEVELOPMENT POLICIES, PLANS AND 4.5.3 Impact of the Precinct Initiatives ...... 71 PROJECTS ...... 106 4.5.4 Conclusion ...... 72 5.8 WARD PRIORITIES ...... 108 4.5.5 Community Facilities and Public Amenities ...... 72 5.8.1 Ward Priorities 2017 / 2018 ...... 108 4.5.6 Conclusion ...... 72 6 CONTEXT AND STATUS QUO CONSOLIDATION ...... 110 4.6 INFRASTRUCTURE AND SERVICES CONTEXT AND STATUS QUO 73 6.1 CONTEXT AND STATUS QUO CONCLUSION ...... 116 4.6.1 Overview ...... 73 7 PRECINCT DEVELOPMENT CONCEPT...... 117 4.6.2 Water ...... 73 4.6.3 Stormwater ...... 73 7.1 INTRODUCTION ...... 117 4.6.4 Electricity ...... 73 7.2 PRINCIPLES AND GUIDELINES: UNDERPINNINGS OF THE 4.6.5 Sewer ...... 74 PRECINCT PLAN ...... 117 4.6.6 Waste Management ...... 74 7.2.1 Regional Principles and Guidelines ...... 117 4.6.7 ICT and Telecommunications ...... 76 7.2.2 Precinct Principles and Guidelines ...... 117 4.6.8 Key Findings - Infrastructure and Services ...... 76 7.3 REGIONAL DEVELOPMENT CONCEPT ...... 118 5 POLICIES, PLANS AND PROJECTS CONTEXT ...... 85 7.4 LOCAL PRECINCT DEVELOPMENT CONCEPT ...... 118 7.4.1 Improve Connections ...... 119 5.1 OVERVIEW ...... 85 7.4.2 Integrate neighbourhoods along the disused railway line . 119 5.2 NATIONAL AND PROVINCIAL POLICIES AND PLANS ...... 86 7.4.3 Enhance the commercial core and activity streets ...... 119 5.2.1 The Gauteng Spatial Development Framework 2030 (2016) 7.4.4 Consolidate sports facilities ...... 119 86 7.4.5 Identified Areas for Development Infill ...... 119 5.2.2 Gauteng Township Economy Revitalisation Strategy 2014- 2019 86 8 DEVELOPMENT FRAMEWORK PRECINCT PLAN ...... 123 5.2.3 Ekurhuleni Growth and Development Strategy (GDS) 205586 8.1 INTRODUCTION ...... 123 5.3 METROPOLITAN AND LOCAL POLICIES AND PLANS...... 88 8.2 SOCIO-ECONOMIC DEVELOPMENT POTENTIAL ...... 123 5.3.1 Ekurhuleni’s 25 Year Aerotropolis Master Plan ...... 88 8.2.1 Retail and other mixed-use markets ...... 123 5.3.2 CoE Built Environment Performance Plan (BEPP, 2017) ... 89 8.2.2 Industrial market ...... 124 5.3.3 Metropolitan Spatial Development Framework (MSDF) 8.2.3 Office market ...... 125 (2015) Spatial Development Strategy ...... 91 8.2.4 Residential market ...... 125 5.3.4 Regional Spatial Development Framework (RSDF) Region D 8.2.5 Institutional, social services and community facilities ...... 125 93 8.2.6 Amenity beyond the precinct boundary: Glenshaft Pan .... 126 5.4 LOCAL SPATIAL DEVELOPMENT (LSDF) ...... 96 8.3 LAND USE AND ACTIVITY PATTERN FRAMEWORK ...... 127 5.4.1 Actonville Wattville Township Regeneration Strategy, 201396 8.3.1 Proposed Land Use and Activity Pattern ...... 127
4 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.3.2 Proposed Land Use Budget ...... 131 9.4.3 Vehicular and Pedestrian Movement ...... 158 8.3.3 Community Facilities and Public Amenities ...... 131 9.4.4 Public Open Space ...... 159 8.4 ROADS AND TRANSPORTATION FRAMEWORK ...... 136 9.4.5 Design Directives for the Community Core ...... 159 8.4.1 Enhancing the Road network ...... 136 9.5 K110 READING ROAD / SINGH STREET INTERFACE ...... 163 8.4.2 Proposed K110 Route ...... 138 9.5.1 Reading Road / Singh Street Components ...... 163 8.4.3 Rail Reserve ...... 138 9.5.2 Boundary of the Focus Area ...... 163 8.4.4 Gateways ...... 139 9.5.3 Spatial Structure and Land Use Activities ...... 163 8.4.5 Public Transport Network ...... 139 9.5.4 Vehicular and Pedestrian Movement ...... 164 8.4.6 Parking ...... 140 9.5.5 Public Open Space ...... 164 8.4.7 Extended Pedestrian Movement Network ...... 140 9.5.6 Business and Local Economic Development ...... 164 8.5 OPEN SPACE AND NATURAL ENVIRONMENT FRAMEWORK 9.5.7 Design Directives for Reading Road / Singh Street Interface 146 164 8.5.1 Natural Areas and Systems ...... 146 9.5.8 Approach to the K-Route in the long term ...... 165 8.5.2 Significant Open Space System beyond the precinct 9.6 ACTONVILLE / WATTVILLE RAIL RESERVE INTERFACE..... 171 boundary ...... 146 9.6.1 An Approach to the Rail Reserve ...... 171 8.5.3 Key Environmental Components ...... 146 9.6.2 Spatial Structure and Land Use Activities ...... 171 8.5.4 Existing Parks and Open Spaces ...... 147 9.6.3 Vehicular and Pedestrian Movement ...... 172 8.5.5 Sports Facilities ...... 147 9.6.4 Public Open Space ...... 172 8.5.6 Streetscape as Public Amenity...... 148 9.6.5 Envisaged Character ...... 172 8.5.7 Disused Rail Reserve ...... 148 9.7 MAYET DRIVE ACTIVITY SPINE ...... 179 8.5.8 Glenshaft Pan and surrounding Open Space ...... 148 9.7.1 Boundary of the Focus Area ...... 179 8.6 INFRASTRUCTURE SERVICES FRAMEWORK ...... 150 9.7.2 Components of the Activity Spine...... 179 8.6.1 Overview ...... 151 9.7.3 Spatial Structure and Land Use Activities ...... 179 8.6.2 Water and Sanitation Infrastructure ...... 151 9.7.4 Vehicular and Pedestrian Movement ...... 179 8.6.3 Stormwater Infrastructure ...... 151 9.7.5 Business and Local Economic Development ...... 180 8.6.4 Electrical Infrastructure ...... 151 9.7.6 Design Directives for Mayet Drive activity spine ...... 180 8.6.5 Waste Management Infrastructure ...... 152 9.8 ADDITIONAL AREAS FOR CONSIDERATION ...... 183 8.7 URBAN DESIGN DIRECTIVES AND GUIDELINES ...... 152 9.8.1 Sports and Recreation Precinct ...... 183 8.7.1 Urban Structure Guidelines ...... 152 9.8.2 Wattville Dube Street node ...... 183 8.7.2 Urban Design Directives ...... 153 10 IMPLEMENTATION STRATEGY ...... 190 8.8 SUSTAINABILITY CONSIDERATIONS ...... 154 10.1 INTRODUCTION ...... 190 9 FOCUS AREAS ...... 156 10.2 CATALYTIC INTERVENTIONS AND KEY PROJECTS FOR 9.1 INTRODUCTION ...... 156 SHORT-TERM IMPLEMENTATION ...... 190 9.2 PURPOSE ...... 156 10.2.1 Catalytic Interventions – Design and Deliver Key Capital 9.3 PRIORITY FOCUS AREAS ...... 156 Projects 194 9.4 ACTONVILLE COMMUNITY CORE ...... 158 10.2.2 Summary of the Projects: Programme Overview and Costs 9.4.1 Components of the Actonville Community Core ...... 158 212 9.4.2 Spatial Structure and Land Use Activities ...... 158 10.3 PLAN, PROMOTE AND SUPPORT FUTURE PROJECTS ...... 214
5 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
10.3.1 Plan and Promote Key Initiatives ...... 214 12.2.1 Rail reserve...... 248 10.3.2 Summary of Plan and Promote Initiatives ...... 214 12.2.2 K110-Route...... 248 12.2.3 Roads ...... 248 11 INSTITUTIONAL STRUCTURES, MANAGEMENT AND 12.2.4 Pedestrian movement ...... 250 DEVELOPMENT COORDINATION ...... 221 13 ANNEXURE 2: OPEN SPACE AND NATURAL ENVIRONMENT 11.1 INSTITUTIONAL STRUCTURES AND MANAGEMENT ...... 221 ASSESSMENT ...... 251 11.1.1 Overview ...... 221 11.1.2 Critical tasks that require management in the precinct ..... 221 13.1 CONTEXT AND STATUS QUO ...... 251 11.1.3 Municipal Urban Management ...... 222 13.1.1 Environmental Strategic Documents (policies, plans and 11.1.4 Urban Management Partnerships and Forums ...... 222 strategies) ...... 251 11.2 DEVELOPMENT, COORDINATION AND FACILITATION ...... 223 13.1.1.1 Ekurhuleni Environmental Policy, 2012...... 251 11.2.1 CoE Precinct Coordinator and Implementer ...... 223 13.1.1.2 Ekurhuleni Environmental Management Framework, 2007 . 252 11.2.2 Establishing a CoE Development Agency for Urban Design 13.1.1.3 Ekurhuleni Biodiversity and Open Space Strategy (EBOSS), Precinct Plan Implementation ...... 224 2009 253 13.1.1.4 Draft Bioregional Plan, 2014 ...... 254 11.3 CONCLUSION: PRIORITY ACTIONS ...... 226 13.2 REGIONAL ECOLOGICAL SYSTEM ...... 257 11.4 ENABLING DEVELOPMENT AND MEETING COMMUNITY 13.2.1 Land-use and Transformation – location of areas of natural NEEDS ...... 226 habitat 257 REFERENCES ...... 227 13.2.2 Terrestrial Environment – Vegetative characteristics ...... 257 13.2.3 Faunal Assemblage ...... 257 12 ANNEXURE 1: ROADS AND TRANSPORT CONTEXT AND 13.2.4 Freshwater Environment: Drainage & Surface Water STATUS QUO ...... 229 Occurrence ...... 258 12.1 OVERVIEW ...... 229 13.2.5 Freshwater Environment: State and Threat Level ...... 261 12.1.1 Regional Access ...... 229 13.2.6 Environmentally-sensitive Area designations on the Precinct 12.1.2 Road Ownership ...... 230 Site 261 12.1.3 Road Hierarchy...... 230 13.2.7 Gauteng C-Plan 3 ...... 263 12.1.4 Plans and Projects ...... 231 13.2.8 The National Threatened Terrestrial Ecosystems dataset 263 12.1.5 Traffic Volumes...... 232 13.2.9 The Gauteng Environmental Management Framework .... 264 12.1.6 Rail (Freight and Passenger) ...... 233 13.2.10 The National Freshwater Ecosystem Priority Area 12.1.7 Public Transport ...... 236 (NFEPA) dataset ...... 264 12.1.8 Buses ...... 237 13.2.11 Environmental Sensitivity Assessment ...... 265 12.1.9 Mini-bus Taxis ...... 237 13.2.12 Analysis of Ecological Linkages ...... 265 12.1.10 Rail Facilities ...... 238 13.2.13 Open Space resources ...... 266 12.1.10.1 Integrated rapid public transport network ...... 238 13.2.14 Geotechnical Constraints / Development Constraints ... 267 12.1.10.2 Gautrain ...... 238 13.2.14.1 Geology ...... 267 12.1.11 Pedestrian movement ...... 239 13.2.14.2 Soils ...... 267 12.1.12 Parking ...... 239 13.2.14.3 Undermining ...... 268 12.1.13 Key Findings – Roads and Transport ...... 241 13.2.14.4 Development on Problem Soils – Mitigation (NHBRC/GFSH- 02) 268 12.2 TRANSPORT PLAN ...... 248 13.2.14.5 Development on Shallow Undermined Land ...... 268
6 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
13.2.15 Key Findings – Ecological Areas, Open space resources 14.2.5 Institutional, Social Services and Community Facilities .... 291 and Geology ...... 269 14.2.5.1 Supply Synopsis: Social Services ...... 291 13.3 ENVIRONMENTAL PLAN ...... 271 14.2.5.2 Development Potential and Demand Implications: Social 13.3.1 Natural areas and systems ...... 271 Services 292 13.3.2 Key Environmental Components ...... 271 14.2.5.3 Synopsis of Land Use and Demand: Social Services ...... 293 13.3.3 Recommendations ...... 272 14.2.6 Other Specialised Uses ...... 293 14.2.7 Recommendations and Areas of Intervention ...... 293 14 ANNEXURE 3: SOCIO ECONOMIC ASSESSMENT ...... 274 14.2.8 Conclusion ...... 295 14.1 ECONOMIC ASSESSMENT CONTEXT AND STATUS QUO .. 274 15 ANNEXURE 4: INFRASTRUCTURE AND SERVICES OVERVIEW 14.1.1 Overview ...... 274 296 14.1.2 Policies, Plans and Projects ...... 275 14.1.3 Socio-Economic Characteristics...... 275 15.1 CONTEXT AND STATUS QUO ...... 296 14.1.4 Socio-Economic Assessment ...... 276 15.2 SERVICES STATUS ...... 296 14.1.4.1 Major Policies, Plans and Projects ...... 276 15.2.1 Stormwater ...... 296 14.1.4.2 Socio-Economic Profile ...... 276 15.2.1.1 Area ...... 296 14.1.4.3 Development Rights ...... 278 15.2.1.2 Rainfall ...... 296 14.1.4.4 Residential Property Market ...... 279 15.2.1.3 Existing infrastructure ...... 296 14.1.4.5 Retail Market ...... 279 15.2.2 Water ...... 299 14.1.4.6 Industrial Market ...... 280 15.2.2.1 Existing infrastructure ...... 299 14.1.4.7 Residential Market stock ...... 280 15.2.3 Sewer ...... 300 14.1.4.8 Institutions, Social Services and Facilities ...... 283 15.2.3.1 Existing infrastructure ...... 300 14.1.5 Key Findings — Socio-Economic Assessment ...... 284 15.2.4 Electricity ...... 303 14.2 SOCIO-ECONOMIC DEVELOPMENT POTENTIAL ANALYSIS 15.2.4.1 Existing Electrical System and Capacity ...... 303 285 15.2.4.2 Upgrades and/or Expansions Required ...... 303 14.2.1 Retail and Other Mixed-use Markets ...... 285 15.2.4.3 Key Projects/Interventions ...... 303 14.2.1.1 Supply synopsis: Retail And Mixed-use Markets ...... 285 15.2.5 Telecommunications and ICT ...... 303 14.2.1.2 Development Potential and Demand Implications: Retail .... 285 15.2.6 Waste Management ...... 303 14.2.1.3 Synopsis of Land Use and Demand: Retail ...... 287 15.2.6.1 Waste Management for Region D ...... 304 14.2.2 Industrial Market ...... 288 15.3 KEY FINDINGS – ENGINEERING SERVICES ...... 307 14.2.2.1 Supply Synopsis: Industrial ...... 288 15.4 ENGINEERING PLAN ...... 311 14.2.2.2 Development Potential and Demand Implications: Industrial288 15.4.1 Electrical Network and Capacity ...... 311 14.2.2.3 Synopsis of Land Use and Demand: Industrial...... 289 15.4.2 Upgrades and/or Expansions Required ...... 311 14.2.3 Office Market ...... 289 15.4.3 Road connection from Seedat St in an easterly direction . 311 14.2.3.1 Supply Synopsis: Office ...... 289 15.4.4 Illegal connections ...... 311 14.2.3.2 Development Potential and Demand Implications: Office .... 289 15.5 WATER AND SANITATION NETWORK AND CAPACITY ...... 311 14.2.3.3 Synopsis of Land Use and Demand: Office ...... 289 14.2.4 Residential Market ...... 290 16 ANNEXURE 5: STAKEHOLDER INPUT ...... 312 14.2.4.1 Supply Synopsis: Residential ...... 290 14.2.4.2 Development Potential and Demand Implications: Residential 16.1 THE STAKEHOLDER ENGAGEMENT PROCESS ...... 312 290 16.2 PRECINCT TECHNICAL FORUM AND DESIGN CHARETTES 14.2.4.3 Synopsis of Land Use and Demand: Residential ...... 291 312
7 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
16.3 ADDITIONAL STAKEHOLDER ENGAGEMENTS ...... 312 16.3.1 Actonville Community Police Forum – 9 April 2019 ...... 312 16.3.2 Lemon Pebble Architects and Urban Designers - ...... 313 16.3.3 Gauteng Department of Roads and Transport – 2 May 2019 313 16.3.4 Transnet – 6 May 2019 ...... 314 16.3.5 CoE Department of Transport – 27 May 2019 ...... 314 16.3.6 CoE Sports and Recreation, Arts and Culture (SRAC) meeting – 30 May 2019 ...... 314 16.4 CONCLUSION ...... 315
8 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 32: CoE Package of Plans ...... 85 LIST OF DIAGRAMS Diagram 33: Ekurhuleni 25 Year Aerotropolis Master Plan ...... 88 Diagram 34: Ekurhuleni BEPP, 2017 ...... 90 Diagram 1: Historic Aerial Views of Actonville, 1936, 1952, 1976, 1991 .. 27 Diagram 35: Approved MSDF, 2015 ...... 92 Diagram 2: Regional Locality ...... 31 Diagram 36: Regional Spatial Development Framework (RSDF) Region D, Diagram 3: Regional Context – Political and Institutional Boundaries ...... 32 2015 ...... 94 Diagram 4: Regional Locality in relation to CoE CBDs ...... 33 Diagram 37: RSDF Region D ...... 95 Diagram 5: Regional Context and Status Quo ...... 34 Diagram 38: Actonville Wattville Township Regeneration Strategy – Diagram 6: Regional Context – Existing and Proposed Road and Rail Priority Projects ...... 97 Network ...... 35 Diagram 39: Wattville CBD Proposed Urban Renewal ...... 98 Diagram 7: Regional Context – Proposed Public Transport ...... 36 Diagram 40: Urban Design Policy Key Elements and Policies ...... 100 Diagram 8: Regional Context – GSRN Road Proposal Classifications .... 37 Diagram 41: Proposed Carnival Node ...... 101 Diagram 9: Regional Context – Existing and Proposed Bus and Taxi Diagram 42: Emandleni Project ...... 102 Routes ...... 38 Diagram 43: Human Settlements – Housing Project Feasibility Study Diagram 10: Regional Context – Open Space Systems and Natural (Wattville)...... 102 Features ...... 39 Diagram 44: Apex Ext 12 Township Location ...... 103 Diagram 11: Regional Context – Proposed Projects and Initiatives in the Diagram 45: Proposed Erf 3130, Wattville ...... 104 Area ...... 40 Diagram 46: Erf 3110, Wattville ...... 104 Diagram 12: Regional Context – Key Land Uses ...... 41 Diagram 47: Wattville / Actonville Rail Reserve Development (Transnet Diagram 13: Regional Context – Key Activities ...... 42 Land) ...... 105 Diagram 14: Regional Context – Key Findings ...... 43 Diagram 48: Development Applications ...... 107 Diagram 15: Sub-regional Context – Key Findings ...... 44 Diagram 49: Ward Priorities List ...... 109 Diagram 16: Actonville Precinct Boundary ...... 45 Diagram 50: Context and Status Quo – Key Findings ...... 115 Diagram 17: Key Activities ...... 52 Diagram 51: Regional Development Concept ...... 121 Diagram 18: Character of the Actonville Precinct – Opportunities ...... 53 Diagram 52: Actonville Precinct Development Concept ...... 122 Diagram 19: Character of the Actonville Precinct – Constraints ...... 54 Diagram 53: Development Framework – Land Use Plan ...... 128 Diagram 20: Land Ownership ...... 55 Diagram 54: Development Framework – Community Facilities and Public Diagram 21: Zoning ...... 56 Amenities ...... 134 Diagram 22: Land Use ...... 57 Diagram 55: Roads and Transport System – Regional Scale ...... 141 Diagram 23: Existing and proposed road and railway network ...... 64 Diagram 56: Roads and Transport Plan ...... 142 Diagram 24: Existing and Proposed Bus and Taxi network ...... 65 Diagram 57: Proposed K-Route Road Alignment ...... 143 Diagram 25: Existing Open Space and Natural Environment ...... 69 Diagram 58: Precinct Plan suggested K-Route Long-Term Scenario .... 144 Diagram 26: Existing Open Space and Natural Environment Character .. 70 Diagram 59: Approach to the Rail Reserve...... 145 Diagram 27: Waste Landfill Site Servicing the Actonville Precinct ...... 76 Diagram 60: Built Form and Public Environment Plan ...... 150 Diagram 28: Actonville Water Reticulation Network ...... 81 Diagram 61: Actonville Wattville Precinct Plan Focus Areas ...... 157 Diagram 29: Existing Stormwater Pipes in Actonville ...... 82 Diagram 62: Focus Area 1 – Community Core ...... 160 Diagram 30: Actonville Catchment Delineation and General Drainage Diagram 63: Focus Area 1 – Community Core view from the south ...... 161 Directions ...... 83 Diagram 64: Focus Area 1 – Community Core Ownership ...... 162 Diagram 31: Existing Sewer Pipe Network in the Actonville Precinct ...... 84
9 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 65: Focus Area 2 – K110 Reading Road / Singh Street Interface Diagram 92: Project A6 – Wattville community node public environment, ...... 166 public transport and traders’ facilities ...... 209 Diagram 66: Focus Area 2 – Status Quo Plan View ...... 167 Diagram 93: Reading Road / Mabuya Street westward extension ...... 211 Diagram 67: Focus Area 2 – Short-Term Plan View ...... 168 Diagram 94: Actonville Wattville Rail Reserve Precinct Plan and Promote Diagram 68: K110 Reading Road western portion detail ...... 169 Interventions ...... 216 Diagram 69: Focus Area 2 – Short Term Scenario view from the west .. 170 Diagram 95: Plan and Promote Development Parcels within precinct Diagram 70: Actonville / Wattville Rail Reserve – Scenario 1: Short-Term community core ...... 217 ...... 173 Diagram 96: Plan and Promote Development Parcels adjacent to Rail Diagram 71: Actonville / Wattville Rail Reserve – Scenario 2: Long-term Reserve ...... 218 infill development within rail reserve ...... 174 Diagram 97: Plan and Promote Development Parcels surrounding the Diagram 72: Actonville / Wattville Rail Reserve – Scenario 3: Reinstate the Sports Precinct ...... 219 railway line...... 175 Diagram 98: Plan and Promote Development Parcels in Wattville Dube Diagram 73: Rail Reserve upgrade and maintenance as part of adjacent Street Node ...... 220 residential development mandate ...... 176 Diagram 99: Hira Street ...... 229 Diagram 74: Urban agriculture and low maintenance park spaces in Diagram 100: Reading Road / Lancaster Road with Singh Street as disused rail reserve ...... 177 frontage road ...... 232 Diagram 75: Urban agriculture and low maintenance park spaces Diagram 101: PRASA Railway Line within the Precinct ...... 233 managed by surrounding users...... 178 Diagram 102: Rail Reserve shown in yellow bisecting the area ...... 234 Diagram 76: Focus Area 4 – Mayet Drive Activity Spine ...... 181 Diagram 103: Detailed view of rail reserve showing the desire lines linking Diagram 77: Mayet Drive West - Impression ...... 182 the two areas ...... 234 Diagram 78: Sports and Recreation Precinct...... 184 Diagram 104: Current informal crossings from Actonville to Wattville .... 235 Diagram 79: Sports and Recreation Precinct - Ownership ...... 185 Diagram 105: Informal Settlements in eth rail reserve ...... 236 Diagram 80: Sports and Recreation Precinct - Impression ...... 186 Diagram 106: Public Transport Modal Split...... 236 Diagram 81: Wattville Node ...... 187 Diagram 107: Benoni Taxi Rank ...... 237 Diagram 82: Wattville Node - Ownership ...... 188 Diagram 108: Dunswart Taxi Rank ...... 237 Diagram 83: Wattville Node - Impression ...... 189 Diagram 109: Dunswart Station ...... 238 Diagram 84: Actonville Wattville Rail Reserve Precinct Plan Project Diagram 110: Benoni Station ...... 238 Interventions ...... 192 Diagram 111: Example of NMT along Soma Street ...... 239 Diagram 85: Actonville Wattville Rail Reserve Precinct Plan Projects ... 193 Diagram 112: Example of NMT along Mayet Drive ...... 239 Diagram 86: Actonville Wattville Rail Reserve Precinct Design and Deliver Diagram 113: Abundant parking space near the Sunshine Hospital and Projects ...... 197 Actonville Post Office ...... 240 Diagram 87: Project A1 – Community Node public environment upgrade Diagram 114: On-street parking along Soma Street ...... 240 ...... 199 Diagram 115: Parking area in front of municipal offices ...... 240 Diagram 88: Project A2 – Reading Road / Singh Street public environment Diagram 116: Regional Connectivity ...... 242 upgrade ...... 201 Diagram 117: Road Ownership in the Actonville Precinct ...... 243 Diagram 89: Project A3 – Prioritised road connections over rail reserve 203 Diagram 118: Road Hierarchy ...... 244 Diagram 90: Project A4 – Mayet Drive public environment upgrade ...... 205 Diagram 119: Future Roads Impacting on the Study Area ...... 245 Diagram 91: Project A5 – Sports Precinct consolidation and upgrade ... 207 Diagram 120: Bus and Taxi Routes within the Actonville Precinct ...... 246 Diagram 121: Proposed BRT Routes within the Actonville Precinct ...... 247
10 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 122: Seven Environmental Policy Focus Areas, or Ultimate Outcomes ...... 252 Diagram 123: Actonville Precinct in relation to the CoE SEMP, 2007 .... 253 Diagram 124: Open Space Features within the vicinity of the Precinct .. 254 Diagram 125: Surface Water Drainage and Occurrence in the context of the Precinct Site and wider area ...... 260 Diagram 126: Composite Environmentally-sensitive Areas on the Precinct Site ...... 262 Diagram 127: Park on the corner of Mayet Drive and Ghandi Street ..... 266 Diagram 128: Park on the corner of Darling and Birmingham Streets ... 267 Diagram 129: Undermined areas in relation to the Actonville Precinct .. 268 Diagram 130: Actonville Precinct Geology ...... 269 Diagram 131: Catchment delineation and general drainage directions .. 297 Diagram 132: Existing stormwater pipes in Actonville ...... 298 Diagram 133: Water reticulation network ...... 301 Diagram 134: Existing Sewer Pipe Network in the Actonville Precinct ... 302 Diagram 135: Waste Management Hierarchy ...... 304 Diagram 136: Waste Landfill Site servicing the Actonville Precinct ...... 306
11 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 28: Tenure Status ...... 279 LIST OF TABLES Table 29: Economic Activities within the Actonville Precinct ...... 280 Table 30: Residential Property Registration...... 283 Table 1: Existing Land Use budget ...... 50 Table 31: Median Sales Prices for Residential Properties ...... 283 Table 2: Social Services and Community Facilities Requirements...... 72 Table 32: Social Amenities within the Precinct Area ...... 284 Table 3: Storm rainfall depths for different durations and recurrence Table 33: Storm rainfall depths for different durations and recurrence intervals ...... 73 intervals ...... 296 Table 4: Solid Waste Services Framework ...... 75 Table 34: Solid Waste Services Framework ...... 304 Table 5: Landfill Site Servicing the Actonville Precinct ...... 75 Table 35: Landfill site servicing the Kwa-Thema Precinct ...... 305 Table 6: Services and Infrastructure Overview ...... 78 Table 36: Service and Infrastructure Consolidated Key Findings ...... 308 Table 7: BEPP Indicator Targets ...... 89 Table 8: Key Outcomes: Constraints and Opportunities Summary ...... 110 Table 9: Land Use Categories and Recommended Zoning ...... 129 Table 10: Land Use Budget ...... 133 Table 11: Actonville Precinct Social Facilities Requirements ...... 135 Table 12: Catalytic Project A1 – Community node public environment upgrade ...... 198 Table 13: Catalytic Project A2 – Reading Road / Singh Street public environment upgrade ...... 200 Table 14: Catalytic Project A3 – Prioritised road connections over rail reserve ...... 202 Table 15: Catalytic Project A4 – Mayet Drive public environment upgrade ...... 204 Table 16: Catalytic Project A5 – Sports Precinct Consolidation and upgrade ...... 206 Table 17: Catalytic Project A6 – Wattville community node public environment, public transport and traders’ facilities ...... 208 Table 18: Catalytic Project A7 – Reading Road / Mabuya Street westward extension ...... 210 Table 19: Summary of Catalytic Design and Deliver Capital Projects – Implementation Programme Overview and Cost Summary ...... 213 Table 20: Plan and Promote Development Sites ...... 215 Table 21: Road Classification ...... 230 Table 22: Bioregional Plan Map Categories ...... 256 Table 23: Employment Status ...... 276 Table 24: Household Income Distribution ...... 277 Table 25: Economic Sectors ...... 277 Table 26: Gross Value Added ...... 278 Table 27: Type of Main Dwelling ...... 279
12 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
LIST OF ABBREVIATIONS
BEPP – Built Environment Performance Plan BRT – Bus Rapid Transit CBA – Critical Biodiversity Areas CBD – Central Business District CCA – Customer Care Area CoE – City of Ekurhuleni GDHS – Gauteng Department of Human Settlements GDID – Gauteng Department of Infrastructure Development GDS – Growth and Development Strategy GIS – Geographic Information System GSDF – Gauteng Spatial Development Framework IDP – Integrated Development Plan IRPTN – Integrated Rapid Public Transport Network LSDF – Local Spatial Development Framework MSDF – Metropolitan Spatial Development Framework NDP – Neighbourhood Development Programme NHRA - National Heritage Resources Act NMT – Non-Motorised Transport PRASA – Passenger Rail Authority South Africa RSDF – Regional Spatial Development Framework SDF – Spatial Development Framework SDP – Spatial Development Plan TOD – Transit Oriented Development WWTP – Waste Water Treatment Plants
13 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Precinct has access to regional road and rail. Connectivity is EXECUTIVE SUMMARY poorer to the south and west;
. Disused railway line forms a physical barrier to precinct from the The GAPP Consortium was appointed by the City of Ekurhuleni (CoE) south and the west; to assist the City Planning Department with the drafting of a number of these urban design precinct plans. . Bus and mini-bus taxi public transport plays a critical role in connecting the precinct to the wider regional context; . A proposed regional IRTPN network is planned, a supporting AIM route of which will run west of the precinct, connecting to the wider regional network; The Actonville Wattville Rail Reserve Urban Design Precinct Plan is . Precinct has limited natural features within its boundary, Glenshaft intended to guide spatial, social, economic, environmental and Pan lies immediately east of the precinct. Numerous additional infrastructural input, so as to provide a consolidated development initiative pans are dotted around the precinct forming an open space and that documents and establishes the development vision and development natural environment regional system running in an arc east and strategy for the site. It serves as the primary spatial development and south of the precinct; management plan, which identifies projects and directs budgetary resources. . The Benoni Waste Water Care Works (ERWAT) facility lies east of the precinct and north of the Glenshaft Pan, and serves as the treatment works for the wider region; APPROACH . No undermining; . Located in close proximity to three Ekurhuleni CBDs, namely The precinct plan is the intended umbrella document that guides all Benoni, Boksburg, Brakpan, offering employment opportunity; ongoing work and functions as a joint statement of intent by the client, . Surrounded by industrial function, an employment source; professional team and other key stakeholders. The precinct plan should function as a point of reference for the identification and packaging of . Carnival Node is an emerging node south of the precinct offering selected projects. employment opportunity and additional regional activity.
REGIONAL STATUS QUO BUILT FORM AND ACTIVITY PATTERN STATUS QUO
Actonville and Wattville are located in Region D in the City of Ekurhuleni. This section explores the built form and resultant activity pattern within the Region D is one of six areas in the CoE’s area of jurisdiction. It comprises precinct itself, and immediate surroundings. The Built Environment and the central eastern areas within Ekurhuleni and includes three CBDs, Activity Pattern key findings for the Actonville precinct include: namely Benoni, Brakpan and Springs. Industrial areas are predominantly located on the peripheral areas of the region, of which Wattville and . The civic core of the Actonville Precinct was designed around a Actonville are two such areas. ten-minute walking distance, with a focus upon walkability; . The precinct has a strong civic and community character with a The key findings from the regional overview include: large residential component;
28 February 2019 (First Draft) 14 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. The precinct sits within a broader residential and industrial . Access to the regional road network is good, however somewhat context; convoluted to the south and west due to the disused railway line . The sports complex is a significant spatial player in the precinct; forming a barrier; . The disused railway line forms a significant barrier to connectivity . A new K-110 route is proposed along Reading Road; from the precinct southwards and westwards; . Local road connectivity is fair, with room for improvements in . The activity and energy of Singh Street and Mayet Drive west connecting disconnected road portions together. This is contributes to the commercial character on the precinct periphery; particularly relevant to the southern and western boundaries of the precinct, where road connectivity is broken by the disused railway The shopping complex, hospital and petrol station within the . line. Within the precinct itself, internal connectivity is better in the precinct core, as well as numerous social facilities are major draw western part of the precinct, with portions of the eastern part cards into the precinct becoming disjointed and disconnected in places, particularly the . Despite its fairly regular and legible grid layout, the precinct lacks pockets abutting Birmingham Road; a sense of coherence and consistency in spatial language; . Most of the traffic within the precinct is destination traffic rather . The road network to the south, west and to a certain degree the than through-traffic, with the road network within the precinct itself east is constrained with limited connectivity into adjacent serving a localised function; neighbourhoods; . The precinct has latent potential to increase benefit from . Informal settlement residential development exists, concentrated passenger rail stations in close proximity; along and adjacent to the disused railway line; . The disused railway line within the precinct currently forms a . There is potential for improving the sense of place and overall physical movement and connectivity barrier between Actonville public environment and built character; and neighbouring Wattville. Consideration should be given . The precinct has an existing community node; regarding ways to repurpose this barrier and transform into a zone . Much of the residential stock is under private ownership, however of connectivity; many of the sites of public and community functions are city- . Dunswart station provides a critical interchange of rail, bus and owned, giving the CoE agency in bringing positive change and taxi transport services in close proximity to the precinct; improvements to these areas; . In terms of public transport, Actonville is regarded as being poorly accessible. People often rely on roaming taxis along Reading Road/ Lancaster Road and Dube Street to drop them at nearest ROADS AND TRANSPORT STATUS QUO rail stations or taxi rank. The bus routes or bus coverage within/ near Actonville are Lincoln Road and M43 (Van Dyk) road which This section explores the roads systems and supporting public transport are located north and west of the precinct which makes the networks within the precinct itself, and immediate surroundings. The key situation worse; findings regarding Roads and Transport Include: . Taxi service is an important service to Actonville, and provides
critical connectivity between Actonville and Wattville, previously . Actonville has access to the national road network, however good disconnected by a disused railway line. Current taxi routes should direct access to both the N12 and the N17 is somewhat limited guide decisions around future connectivity between the various due to the precinct’s proximity to onramps; neighbourhoods;
28 February 2019 (First Draft) 15 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Currently there are no BRT services within the precinct. Future the R23 road that was designated as an ESA. Despite the BRT trunk route within the study area will be implemented during pressures acting on it, the pan retains much of its natural Phase 1 with Feeder Routes will be implemented along Reading characterises and does provide suitable habitat for a suite of water Road/ Lancaster Road and Dube Street; bird species; . Certain parking areas could be converted into development sites . There is no dolomite risk or undermining affecting the precinct for better utilisation of the site and better urban integration; extents; . Pedestrian connectivity is fragmented and in some places unsafe . There are a number of open spaces and recreational areas within and requires consolidation and upgrade/maintenance. the precinct, including the Actonville Sports and Cricket Club and Swimming Pool, and a selection of small neighbourhood parks; . Public Open Spaces vary in terms of condition, access, OPEN SPACE AND NATURAL ENVIRONMENT STATUS QUO development and landscaping. Some parks do need further development and generally maintenance is a key issue. This section explores the natural environment and open space systems . The disused railway line is a significant open space in the within the precinct itself, and immediate surroundings. The precinct falls precinct; within a wider region supporting an open space network of undeveloped The precinct is lacking in street trees. land and a number of waterbodies as yet not consolidated into a regional . open space resource. There are very limited areas of undeveloped, vacant land remaining within the precinct. Key findings regarding Open Space SOCIO-ECONOMIC STATUS QUO and Natural Environment include:
This section provides an overview of the socio-economic, economic and . Actonville is not directly part of the wider regional open space residential property market in relation to the Actonville precinct and its system, with no natural open spaces or water bodies falling within immediate surrounding areas. The analysis is also based on the policies, the precinct boundary; plans and projects outlined in respect of the City of Ekurhuleni. . The Precinct contains no sensitive environmental features as it is transformed from a natural state in its entirety; This section provided the key findings in relation to the socio-economic . No parts of the precinct site have been designated as being profile, economic and residential markets within the Actonville precinct. environmentally sensitive. Directly adjacent to the Precinct’s This also includes the existing strategic intervention of the City of eastern boundary, the Glenshaft Pan and associated undeveloped Ekurhuleni, as well as the impact of these initiatives on the precinct. land parcel to the north of the pan is however environmentally Additionally, this section provided an overview of to the social amenities significant. The environmental significance of this wetland is located within the Actonville precinct. There are numerous educational reflected in its designation as a CBA and as part of the urban high facilities and churches, as well as a police station, health facilities, sports control zone as part of the Gauteng EMF; and recreational facilities and a taxi rank located within the precinct. These facilities are easily accessible and thus serve the general public. Current land-use and development related pressures are . threatening the state and functionality of this wetland, in particular
the presence of an informal settlement that extends right up to the
margins of the pan, and which in the last 15 years has extended
northwards to occupy a formally vacant area between the pan and
28 February 2019 (First Draft) 16 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
INFRASTRUCTURE AND SERVICES STATUS QUO What is clear from the review of relevant policy, plans and project is that although the Actonville precinct itself is not specifically the focus of The Actonville Precinct is a well-established area with comprehensive development as a node, the wider area is exhibiting much development engineering services. An assessment was undertaken of the following interest and densification, with vacant sites in close proximity to the site infrastructure and services components: Stormwater, Water, Sewer, are undergoing development. Actonville is strategically located in order to Electricity, ITC & Telecommunications, and Waste Management. benefit from surrounding development by maximising connectivity into the surrounding areas. The key findings relating to Infrastructure and Engineering Services include: The development of the Carnival City area as a proposed new emerging primary node is particularly relevant to Actonville, in terms of employment . The condition of existing water pipes is unknown; opportunity.
All existing stormwater pipes are of concrete; . . The clearance of stormwater pipes might be required in certain WARD PRIORITIES areas, as reportedly there are lack of maintenance-related blockages (from litter); The Actonville Wattville Rail Reserve Precinct is located within Region D of . The condition of the electrical equipment and substations can be the City of Ekurhuleni's jurisdictional boundaries and located within Ward classified as satisfactory; 29 and a portion in Ward 30. . Reportedly the condition of the existing sewer pipe network is good and blockages are experienced infrequently; A number of ward priorities / IDP-needs have been identified by the Ward Councillors to be incorporated as part of the IDP Budget. . Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats CONTEXT AND STATUS QUO CONCLUSION works is situated in Vosloosrus and falls within the DD6 drainage district The key findings consolidated from the status quo analysis highlight a . Actonville CBD is serviced by the Weltevreden landfill site, located number of issues and opportunities in the development of the Actonville to the south of the precinct; Precinct. . ICT and telecommunications currently occurs via copper and wireless systems, no fibre optic services the precinct. These lessons will be used to guide the Development Concept and Development Framework stage of the precinct planning process
POLICIES, PLANS AND PROJECTS OVERVIEW PRECINCT DEVELOPMENT CONCEPT This section comprises an assessment of the various policy plans and projects, from national to local level, that impact the precinct. The The following underpinnings form the regional concept for the Actonville outcomes from each level of planning are identified and the implications precinct: assessed for the Actonville Precinct and its immediate zone of influence.
28 February 2019 (First Draft) 17 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Make Connections; PRECINCT DEVELOPMENT FRAMEWORK
Improve access to Rail Transport; . The Precinct Development Framework is a detailed refinement of the . Expand Public Transport; Development Concept, underpinned by a series of urban structuring and . Harness potential of Disused Railway Line; guiding development proposals. The Development Framework provides . Explore the role of the Environmental Network; the spatial structure and physical configuration that guides public and private development decisions in the precinct. . Reinforce existing Land Use Activities. Land Use and Activity Pattern Framework The Actonville Precinct functions as a local community node in support of the surrounding industrial areas and higher-order nodes. The development The proposed land uses to be introduced into the precinct build on the concept aims to enhance what exists, and maximise connectivity existing land uses and promote additional land uses in accordance with between the precinct and surrounds, to increase access to surrounding the precinct requirements and the underlying development guidelines. opportunity for residents, and to maximise access to the precinct’s offering to those in surrounding areas. Enhancing the existing urban structure The land use activities introduced support and enhance the existing through improved accessibility and connections is particularly important to activity pattern. Activities introduced either aim to support existing, or aim the west, south and to the east. to complement in some way through increased density and variety.
The following underpinnings form the precinct development concept for the The land use activity mix where possible involves the clustering of mixed Actonville precinct: uses as important points of convergence or increased energy, and the
introduction of a vertical mix of activities within a building, in areas where . Improve Connections, west to Boksburg East Industrial, south to multi-storey buildings are applicable. Such buildings might incorporate Wattville, and east towards the R23/Range View Road; retail, business and local enterprises on the ground floor, with residential . Integrate neighbourhoods along the disused railway line; apartments above. This concentrated energy and activity in considered . Enhance the commercial core and activity streets of Mayet Drive areas is intended to protect the low-density residential neighbourhoods west and Singh Street; beyond, in order to maintain their fine-grain character.
. Consolidate existing sports facilities; Roads and Movement Framework . Harness the potential of identified land parcels for development in the precinct core, along the rail reserve, and land east of the The Development Framework for Movement Systems through the sports and recreation area. Actonville Wattville Rail Reserve precinct is underpinned by the following motivating factors at both a regional and local level: In summary, the development concept for the Actonville Precinct aims to protect and enhance the existing character of the precinct, while improving . To better connect the precinct to the wider regional road network, connectivity to adjacent areas and attaining the most out of any through strategic additional feeder roads in all directions; development potential. . Enhance the precinct to create a walkable neighbourhood with a high-quality public environment and supporting civic spaces;
28 February 2019 (First Draft) 18 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Provide recommendations around public transport considerations, including the introduction of street trees, furniture, lighting, and allowance and how those may impact upon proposed movement systems; for public transport stops.
Improve the physical integration of the precinct to immediate . Enhancing and improving the legibility and logic of the road network and surroundings, particularly between Actonville and Wattville over road hierarchy within the Actonville precinct aims to better integrate the the rail reserve, through improved linkages; precinct with surrounds, but also to ensure that energy within the precinct . Improve the road system within the precinct itself to increase is best served through a street network that contributes to the activity and improve permeability. correspondence between movement routes and concentrated activity, thereby protecting the quieter fine-grain residential areas. Most These factors underpin the motivation behind development decisions importantly, at a local level the movement network needs to better link regarding roads and movement systems in this section of the precinct Actonville to neighbouring Wattville, across the disused rail reserve. plan. Open Space Framework Key road networks identified include: The proposed open space system for the precinct focusses on the . Reading Road: A main east-west artery running along the development of small open space nodes associated with the disused precinct’s northernmost boundary, this route provides regional railway and associated servitude that traverses the Precinct Site, as well connectivity east and west to feeder routes onto national as the consolidation of the current sporting facilities located in the eastern highways. A finer grain activity street – Singh Street – runs parallel part of the precinct. As such the open space system will not affect any to it, along which vibrant mixed-use commercial activity occurs at natural residual areas. ground level along its length. The precinct framework proposes a critical extension of Reading Road west, forming a continuous link Detailed consideration is given to the following areas as part of the to Mabuya Street / Power Road / Brakpan Road. framework: . Birmingham Street: A prominent north-south artery that forms the eastern boundary to the defined precinct. The plan proposes . Natural areas and systems; an extension of this road in a southerly direction to provide critical . Significant open space system beyond the precinct boundary; connectivity from the precinct southwards onto Airport Road, with access onto the N17. . Existing parks and open spaces; . Mayet Drive: This existing link road is to be enhanced to clearly . Sports Facilities; read as the primary movement route through the precinct itself. . Streetscape as public amenity; . Dube Street: A significant east-west artery serving the southern . Disused Rail Reserve; part of the precinct, connecting Wattville eastwards onto the R23 / . Glenshaft Pan and surrounding open space Heidelburg Road, this route should be considered as a primary connector through Wattville, catering to public transport through Infrastructure Services Framework dedicated lay-byes. The infrastructure services plan includes the following engineering These road connections should be prioritised, with the upgrade of Mayet components: Drive crucial to the legibility of the movement system through Actonville,
28 February 2019 (First Draft) 19 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Water and sanitation Infrastructure . K110 Reading Road / Singh Street Interface: A commercial . Stormwater Infrastructure activity street, as well as major transport feeder route between Actonville and surrounds. . Electrical Infrastructure . Actonville / Wattville Rail Reserve Interface: Short-term and Waste Management Infrastructure . reversible interventions that improve this reserve to better function . Telecommunications Infrastructure as a contributory public space to better serve the residents of Actonville and Wattville. Urban Design Directives and Guidelines . Mayet Drive Activity Spine: As a major commercial activity street, and movement route within the precinct The proposals contained within the development framework are underpinned by a series of urban development and urban design Two further areas require mention: guidelines/Directives, as directed by CoE policies, including the MSDF, RSDF and the CoE draft Urban Design Policy Framework, as well as being informed by existing urban development and urban design best practice. . Sports and Recreation Precinct; and . Wattville Dube Street Node. A high-quality public environment, one that is functional, landscaped, safe, clean, well-lit and well-managed in terms of maintenance and security, is Community Core vital to establishing liveable and thriving urban places and economies. The Actonville Community Core is defined as the collective land parcels One of the Urban Structure Guidelines above refers to Sustainability and bounded by Soma Street to the north, and Khan Crescent to the east, resilience, an overarching prerequisite in all development proposals put south and west. This area together with the land parcels bounding Hira forward in this precinct plan. Street, the residential and the residential developments to the east, west and south of Khan Crescent, make up the components of this focus area. Due to the public and community functions of the precinct, the optimal FOCUS AREAS functioning of it as a consolidated place will be of benefit to the wider community. The Precinct Development Framework establishes a series of plans with more detailed priority focus areas. The following overarching general design directives are applied to the existing precinct community core to enhance the existing and achieve the The following focus areas are defined for Actonville Wattville Rail Reserve desired physical development: Precinct . Enhance the existing ground floor activity in all buildings with . Community Core: A consolidation and upgrade of the community street frontage where possible, and introduce new areas of activity core, including surrounding public environment to ensure optimum on blank facades; pedestrian movement and safety, and infill development as . Encourage new pedestrian thoroughfares where appropriate; appropriate. . Allow for access servitudes to ensure continuity of linkages and accessibility.
28 February 2019 (First Draft) 20 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Reconsider certain loading areas in the northwestern quadrat of the community core, avoiding main desire lines; Should this not be possible however, the regulations that correspond with a K-route remain, and access off the route will be restricted, despite the Establish safety by design, enabling and maximising natural / . inclusion of additional partial intersections as motivated for in this precinct passive surveillance in the public environment, by introducing plan. balconies, and windows to new buildings and altered buildings
where applicable; In addition, the service road introduced in front of the sites to the north of
Reading Road should remain, ensuring that those properties retain front A critical element to the successful functioning of the unified community access. The Singh Street parallel service road should similarly be retained. core is an effective management system to coordinate between the various property owners and building functions. Consideration should be The following overarching design directives are applied to the existing given to setting up a community organisation to which all properties Reading Road / Singh Street interface to enhance the existing and achieve contribute, that is mandated with coordination and management of the the desired physical development: node, including any events taking place within the public spaces.
K110 Reading Road / Singh Street Interface . Enhance the existing ground floor activity on Singh Street, and introduce a vehicular driveway to activate the edge to the northern The current Reading Road reserve has been identified by Gautrans for the boundary of Reading Road, allowing for new areas of activity to be ultimate implementation of a K-route. The particulars of K-route introduced along that edge; functionality outlined above are vastly different from the way in which . Encourage additional tree planting along current planting lines to Reading Road/Singh Street currently functions. Timeframes for complement the existing along all street-fronting retail where implementation of the K-route remain undefined, with implementation not appropriate; expected for the next twenty to thirty years. Despite it being a long-term . Encourage continuous covered walkway along shopfronts at Singh plan, the eventual change in character of this street requires that any Street; short-term planning interventions keep in mind the ultimate long-term . Establish safety by design, enabling and maximising natural / outcome. For this reason, the framework aims to outline this focus area in passive surveillance in the public environment, by introducing terms of the desired result in the short-term, whilst acknowledging the balconies, and windows on existing buildings and new changes that will need to be kept in consideration in the long term. development where applicable.
Given that the road reserve of Reading Road has been identified for K- Actonville Wattville Rail Reserve Interface route upgrade, it is likely that this scenario will become the long-term eventuality. The Actonville / Wattville Rail Reserve is a stretch of Transnet-owned land
separating Actonville from adjacent Wattville. Though currently free of a Due to the critical role that Reading Road / Singh Street plays in the train line, the land still forms a barrier between the two neighbourhoods functioning of the wider precinct, this precinct plan strongly motivates for a due to the vastness of the unprogrammed space, and the lack of clear downgrade of the K-route in the section between the Styx Road connections across its breadth. Pockets of land along the length of the intersection and Birmingham Road intersection, allowing for existing reserve have been appropriated by informal settlement dwellers. intersections to remain and for the pedestrian-friendly and walkable nature of this stretch of road to continue.
28 February 2019 (First Draft) 21 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Rather than focusing on the entire rail reserve, this plan aims to identify an character along its route, however a continuous safe route for pedestrians approach to activating portions of the reserve in the short term, leading it will assist in activating the reserve along its length. to better function as an integrative green space between the two communities. Mayet Drive Activity Spine
Movement across the rail reserve between Actonville and Wattville is Mayet Drive west is currently a fully-functioning activity street consisting of currently informal in nature due to necessity. Existing informal movement small commercial properties serving Actonville residents. The development patterns are used as cues to inform where road proposals should be framework aims to protect and maintain this character through public introduced in this focus area. environment upgrade interventions that enhance the existing quality.
Main vehicular connections across the rail reserve to be negotiated with The following overarching design directives are applied to the existing Transnet are proposed as follows: Mayet Drive activity spine to enhance the existing and achieve the desired physical development: . The existing Reading Road connection bridging westwards over the railway line; . Enhance the existing ground floor activity on Mayet Drive western . Pillay Street Masoleng Avenue connection; edge, and encourage dwelling house conversion to properties on the eastern side of the road, allowing for new areas of activity to . Sigcawu Lane across the reserve connecting onto Mayet Drive; be introduced along that edge; . Bhattay Street southernmost extension connecting through servitude road onto Kumalo Street; . Encourage tree planting along pavements at all street-fronting retail where appropriate; . Birmingham Road southbound extension. . Encourage continuous covered walkway along shopfronts on These vehicular movement routes should be formalised with adequate Mayet Drive; surfacing, drainage and lighting, and pedestrian sidewalks. . Establish safety by design, enabling and maximising natural / passive surveillance in the public environment, by introducing The plan aims to introduce light impact, reversible interventions into the balconies, and windows on buildings with blank facades; reserve, through agreement between CoE and Transnet. For the purposes of this document, such interventions will be referred to as ‘pocket Additional areas for consideration programming’. Through municipal management of the process, sections of land could be leased to adjacent properties in various ways and for various In addition to the four main focus areas, two additional spaces within the uses, with the municipality managing and maintaining the remaining wider precinct plan warrant brief mention. portions. Sports and Recreation Precinct: The latent potential of this precinct is As part of the mandate of activating the rail reserve through ‘pocket addressed through the consolidation of facilities and the introduction of programming’, a continuous dedicated NMT route should be maintained new road links which unlock potential new land parcels for development. along the entire length of the reserve, maintaining a continuous connection This is turn will increase available residential development opportunities. from the precinct up to the Dunswart Station. This path may chance
28 February 2019 (First Draft) 22 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Wattville Dube Street Node: Enhancing the existing activity in this area by creating an intersection and releasing land parcels for development will The following Plan, Promote and Support Key Initiatives proposed are allow for a small economic node to emerge here, combined with public identified for short and medium-term implementation, and include: transport and community facilities to serve the immediate surrounding community. . Residential / community development parcels within the community node 1.1 IMPLEMENTATION STRATEGY . Residential / community parcels surrounding the sports precinct
The implementation strategy is aimed at directing the development . Informal settlement replaced with potential development parcel for process into a series of actionable outcomes. These interventions are to medium density housing attract and enable resources and physical developments which turn the . Development parcels within Wattville node for retail and spatial development plan into a physical reality. The implementation commercial facilities Strategy has been developed with comment and input from the client and through the comments received from the Open Day, in the form of discussions with interested and affected parties. The development projects could be done through a Public Private partnership, and could include partnerships with the Department of Human The implementation strategy consists of two parallel components: Settlements or the Department of Economic Development. The role of the municipality would be to provide the land at no cost, and assist with the . Catalytic Projects and Interventions for the Design and Deliver rights. Projects for short term Implementation . Plan, Promote and Support, that promote ongoing development Given the reliance on the establishment of partnerships related to these through the study and planning of future projects. These include projects, and that the focus is on development promotion and facilitation of Policy and Support Initiatives to assist with development control the particular initiatives, the associated budgets will be established in partnership through the detailed project planning stage. The proposed Design and Deliver interventions cover the following sectors: INSTITUTIONAL STRUCTURES, MANAGEMENT AND DEVELOPMENT . Community node public environment upgrade, COORDINATION . Reading Road / Singh Street public environment upgrade . Prioritised road connections over Transnet rail reserve The main issues and problems in the Actonville Wattville Rail Reserve precinct is degradation related to crime and grime, bylaw and land use . Mayet Drive public environment upgrade compliance, ongoing maintenance of the infrastructure and informal Sports precinct consolidation and upgrade . Trader/Taxi compliance. These issues are not in essence the core ambit of . Wattville community node public environment, public transport and the precinct plan but have an impact on the residents, people who work in traders facilities; the precinct and visitors. Management of the Precinct to overcome these . Reading Road / Mabuya Street westward extension. issues is essential.
28 February 2019 (First Draft) 23 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
The overall management and provision of services for the Actonville These capital projects also meet the vision for the precinct, which was Wattville Rail Reserve precinct is a critical facet to successful development generally supported by the public and interested parties. The catalytic capital projects and initiatives will: and implementation of the Precinct Plan. The urban management is primarily the responsibility of the CoE in terms of its municipal mandate attract investment into the area; and functions. However, it is common for the private sector to also involve . itself in this field, often done through the establishment of Special Rating . Provide much needed facilities Areas (SRA) and other forums, which augment strained municipal services . create job opportunities; and in a particular geographic area. . improve the quality of life and uplift the community.
The implementation strategy is to be incorporated into the next budgetary CONCLUSION cycle and to be included into the next round of IDP review.
The priority actions for the implementation of the Actonville Wattville Rail Reserve Urban Design Precinct Plan are determined by the classification of high priority and short-term time frame initiatives and capital projects. These include:
A. Design and Deliver- Catalytic Capital Projects
. A1. Community node public environment upgrade . A2. Reading Road / Singh Street public environment upgrade . A3. Prioritised road connections over rail reserve . A4: Mayet Drive public environment upgrade . A5: Sports Precinct consolidation and upgrade . A6: Wattville community node public environment, public transport and traders facilities . A7: Reading Road / Mabuya Street westward extension
B. Plan, Promote and Support- Key Initiatives
. B1: Development parcels within the precinct
It is envisaged that these initiatives are necessary to kick-start the development process and drive the momentum for implementation.
28 February 2019 (First Draft) 24 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
2 INTRODUCTION consolidated development initiative that documents and establishes the development vision and development strategy for the site. It serves as the primary spatial development and management plan, which identifies 2.1 BACKGROUND projects and directs budgetary resources.
The initiative of formulating urban design precinct plans for various areas The precinct plan establishes an integrated development strategy that sets throughout the City of Ekurhuleni takes its lead from the Ekurhuleni MSDF out specific actions for the future. Included as a key component in the which states that to remedy the challenges associated with our current precinct planning is the establishment of urban design guidelines as urban configuration, “a vision-led approach is proposed for urban design at informed by the CoE’s draft urban design policy: the resulting outcomes of a metropolitan level within the City of Ekurhuleni. At the heart of this the precinct plan include land use management and urban design approach is the central aim of creating places of beauty and distinct directives, physical development projects to realise the identified identity by drawing together the many strands of ‘place-making’ – development potential, and an integrated implementation strategy, to co- environmental responsibility; social equity; economic viability. The urban ordinate all efforts and resources in the most efficient and viable manner. design vision should address the social needs of people living and working in the area now and in the future, and create opportunities to contribute to The precinct planning forms a component of the CoE’s package of plans. the establishment of sustainable communities” (MSDF 2015) The precinct plan aims to build on work already undertaken in the area, incorporating the specialist input of the client and professional team The GAPP Consortium was appointed by the City of Ekurhuleni (CoE) through a constant, iterative process of adaption and refinement that to assist the City Planning Department with the drafting of a number of establishes an on-going self-regulatory process of coordination and these urban design precinct plans. integration.
The Consortium comprises the following professional firms: 2.3 APPROACH . GAPP Architects and Urban Designers (Pty) Ltd The precinct plan is the intended umbrella document that guides all . Royal HaskoningDHV (Pty) Ltd ongoing work and functions as a joint statement of intent by the client, . Kayamandi Urban Economists (Pty) Ltd professional team and other key stakeholders. The precinct plan should function as a point of reference for the identification and packaging of This chapter outlines the approach and methodology to be followed as well selected projects. as describing the project team, the stakeholder engagement process, capacity-building proposals, budget and cash-flow schedules and the The precinct plan is therefore regarded as a framework to guide the identification of project risks and mitigation measures. development of the precinct. It should be robust enough to establish a direction for the future, instil confidence and elicit critical development and project responses. At the same time, it should remain flexible enough to 2.2 AIM allow change through time, recognise new ideas and respond to varying market demands, government legislation and adapting economies. The aim is to prepare The Actonville Wattville Rail Reserve Urban Design Precinct Plan. The plan is intended to guide spatial, social, The precinct plans prepared for CoE, thus provide a framework for short, economic, environmental and infrastructural input, so as to provide a medium and long-term actions and projects.
25 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
2.4 WHY A PRECINCT PLAN? Regional Overview
Precinct Built Form and Activity Pattern Context and The precinct plan identifies the key catalytic projects in Actonville-Watville, Status Quo such as major infrastructure, open space and public environment upgrade projects or key facilities, all of which lend force to its implementation. The Precinct Roads and Movement Systems Context and identified projects should adhere to the precinct plan’s public environment Status Quo design codes, which encompass three-dimensional visualisation and Precinct Open Space and Natural Environment Context precedent examples. and Status Quo Precinct Socio-Economic Overview These projects realise the CoE’s policies and urban design plans in a tangible way within the precinct, and aid the establishment of a liveable Precinct Infrastructure and Services Context and Status environment that is well managed. This type of development is managed Quo; as an incremental process over time and the projects become the . Policies, Plans and Projects Overview; catalysts for private sector investment and development. . Stakeholder Views and Ward Priorities;
Context and Status Quo Conclusion. The precinct plan is required to realise the resources and programmes for . implementation. The components include: In addition, the report is supported by the following Annexures:
. Identification of the catalytic projects; . Roads and Transport Overview; . Project programme and phasing; . Open Space and Natural Environment Assessment; . Preparation of associated budgets; . Socio-Economic Assessment; . Interdepartmental mechanisms for coordination and cooperation Infrastructure and Services Overview with other spheres of government; .
. Identification of further detailed planning to obtain development rights; . Establishment of public-private partnerships.
2.5 STRUCTURE OF REPORT
The report is structured into several sections:
. Executive Summary; . General Introduction;
. The Contextual and Status Quo Analysis:
26 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
3 REGIONAL OVERVIEW
3.1 INTRODUCTION
This chapter aims to provide a concise overview to place the defined precinct in its historic and spatial context. It will also outline any municipal legislative and planning initiatives that may have an impact upon the Actonville-Wattville precinct.
Understanding the precinct contextually will provide a set of key issues and opportunities to ultimately inform the Spatial Development Vision and Framework.
3.2 HISTORIC OVERVIEW OF ACTONVILLE
Refer to Diagram 1: Historic Aerial Views of Actonville, 1936, 1952, 1976, 1991
Actonville falls within the historic East Rand mining belt region. The suburb was established in the 1950s as a result of the Group Areas Act. The Indian community of Actonville and the African community of Wattville were separated by a railway, the line that has been discontinued and tracks of which no longer exist. The Indian community of Actonville was moved out of Boksburg, Germinston, Nigel and Springs.
Diagram 1: Historic Aerial Views of Actonville, 1936, 1952, 1976, 1991
27 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
3.3 REGIONAL CONTEXT AND STATUS QUO The Actonville precinct is located in the City of Ekurhuleni, 26km due east Refer to Diagram 2: Regional Locality of Johannesburg, and 54km southeast of Pretoria in Gauteng Province. Diagram 3: Regional Context – Political and Institutional Boundaries Actonville is 11km southeast of O.R. Tambo International Airport, the Diagram 4: Regional Locality in relation to CoE CBDs major air hub of the country. Diagram 5: Regional Context and Status Quo Regional access to the Actonville precinct is good, with two national This section provides an overview of the broader region in which the highways in close proximity: Actonville precinct is located. . The N12 highway to the north of the precinct routes west through Johannesburg to Rustenburg and ultimately to the Botswana 3.3.1 Institutional Boundaries border, and east connecting to the N4 through Emalahleni towards Maputo Port, Mozambique. Actonville and Wattville are located in Region D in the City of Ekurhuleni. The N17 south of the precinct connects Johannesburg to Region D is one of six areas in the CoE’s area of jurisdiction. It comprises . Swaziland and the eastern part of South Africa via the N2. The the central eastern areas within Ekurhuleni and includes three CBDs, R23 provides regional connection to surrounding areas in a north- namely Benoni, Brakpan and Springs. Industrial areas are predominantly south direction. located on the peripheral areas of the region, of which Watville and
Actonville are two such areas. The broader region is well-served by commuter rail. The Actonville-
Wattville precinct itself has no direct access to a railway station, and a Region D is an eastern region of the CoE, bounded by Lesedi Local disused rail line currently bisects the site. However, neighbouring precincts Municipality further east. Region D is bordered by Region C to the north, have stations in fairly easy access to the precinct: Region E to the south, and Region A to the west. The region is predominantly bound from a mobility point of you by two major highways, the N12 to the north and the N17 to the south. . Dunswart Station . Avenue Station Administratively it is located within the Benoni Customer Care Area, and . Benoni Station, and falls across Ward 29 and 30. . New Kleinfontein.
3.3.2 Locality and Accessibility Bus and minibus taxi public transport plays a critical role in road-based accessibility to and from the precinct. A proposed IRPTN route is in Refer to Diagram 6: Regional Context – Existing and Proposed Road and planning stages to run west of the precinct along the M43/Atlas Road. Rail Network Diagram 7: Regional Context – Proposed Public Transport A proposed IRTPN route is planned to run from Vosloorus to Tembisa via Diagram 8: Regional Context – GSRN Road Proposal Classifications Boksburg and OR Tambo International Airport. A supporting IRTPN route Diagram 9: Regional Context – Existing and Proposed Bus and Taxi is planned to run west of the precinct. Routes
28 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
3.3.3 Regional Open Space Systems and Natural Features . Benoni 4km to the north;
Refer to Diagram 10: Regional Context – Open Space Systems and . Brakpan 7m east; Natural Features . Boksburg 5km southwest of the Precinct.
The open space of the east rand is characterised by a series of pans. Actonville therefore does not function as a CBD, but rather as a Numerous pans occur around the periphery of the precinct, including: neighbourhood node. The precinct is comparatively ill-defined, with little announcing the precinct from a regional perspective.
. Leeupan to the southeast, Additionally, the following surrounding land uses and facilities are worth . Glenshaft Pan east of the precinct on its eastern boundary, and mentioning at a regional level: Apex Pan further east, . Amata Pan northeast of the precinct, . Actonville is surrounded by Industrial areas, namely Benoni South . Westdene Dam to the north of the precincts with the series of to the north of the precinct, Apex to the east, and Anderbolt and Benoni CBD’s waterbodies further north, namely Homestead Boksburg East Industrial to the north and west respectively; Lake, Middle Lake, Civic Lake and Kleinfontein Lake; . Wattville, a predominantly residential area lies due south of . Boksburg Lake and Cinderella Dam lie west of the precinct, the Actonville; west of the Boksburg CBD. . Brakpan Airfield is located due south of the Actonville-Wattville precinct, beyond Wattville and Tamboville; The predominant open space system in close proximity to the Actonville Carnival City Mall and Casino is located south of the precinct, at precinct runs east of the defined area, forming an open space and natural . the interchange of the N17 and the R23; environment regional system running in an arc east and south of the precinct; . The Benoni Waste Water Care Works (ERWAT) facility lies east of the precinct and north of the Glanshaft Pan, accessed off The precinct itself displays no undermining, with undermining existing in a Lancaster Road wide arc east and south of the precinct
3.4 REGIONAL KEY FINDINGS 3.3.4 Surrounding Land Uses and Facilities Refer to Diagram 14: Regional Context – Key Findings Refer to Diagram 11: Regional Context – Proposed Projects and Initiatives in the Area The key findings from the regional overview include: Diagram 12: Regional Context – Key Land Uses Diagram 13: Regional Context – Key Activities . Precinct has access to regional road and rail. Connectivity is poorer to the south and west; The Actonville precinct is surrounded by three CoE CBDs within a 5-10km . Disused railway line forms a physical barrier to precinct from the radius, namely: south and the west;
29 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Bus and mini-bus taxi public transport plays a critical role in connecting the precinct to the wider regional context; . A proposed regional IRTPN network is planned, a supporting route of which will run west of the precinct, connecting to the wider regional network; . Precinct has limited natural features within its boundary, Glenshaft Pan lies immediately east of the precinct. Numerous additional pans are dotted around the precinct forming an open space and natural environment regional system running in an arc east and south of the precinct; . The Benoni Waste Water Care Works (ERWAT) facility lies east of the precinct and north of the Glenshaft Pan, and serves as the treatment works for the wider region; . No undermining; . Located in close proximity to three Ekurhuleni CBDs, namely Benoni, Boksburg, Brakpan, offering employment opportunity; . Surrounded by industrial function, an employment source; . Carnival Node is an emerging node south of the precinct offering employment opportunity and additional regional activity.
30 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 2: Regional Locality
31 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 3: Regional Context – Political and Institutional Boundaries
32 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 4: Regional Locality in relation to CoE CBDs
33 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 5: Regional Context and Status Quo
34 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 6: Regional Context – Existing and Proposed Road and Rail Network
35 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 7: Regional Context – Proposed Public Transport
36 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 8: Regional Context – GSRN Road Proposal Classifications
37 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 9: Regional Context – Existing and Proposed Bus and Taxi Routes
38 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 10: Regional Context – Open Space Systems and Natural Features
39 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 11: Regional Context – Proposed Projects and Initiatives in the Area
40 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 12: Regional Context – Key Land Uses
41 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 13: Regional Context – Key Activities
42 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 14: Regional Context – Key Findings
43 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 15: Sub-regional Context – Key Findings
44 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4 PRECINCT AND SURROUNDS CONTEXT AND STATUS QUO
4.1 SITE LOCALITY AND EXTENT
Refer to Diagram 16: Actonville Precinct Boundary
The Actonville Wattville Rail Reserve Precinct as defined by the precinct boundary forms a roughly rectangular configuration. The precinct has a general width of 1,3km and a length of approximately 1,4km resulting in a precinct area of approximately 184ha. The precinct core was designed around principles of walkability, with the central core accessible within a 5 minute walking radius.
The precinct is bounded by the following:
. Reading Road to the north; . Birmingham Avenue to the east, and . Residential areas and two schools, (Etwatwa Secondary School and Wattville Primary) abutting the disused railway line to the south and east.
Although the precinct boundary is fixed, the precinct is always to be considered within its Diagram 16: Actonville Precinct Boundary broader urban context.
45 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Khan Crescent which bounds the civic core of the precinct, from 4.2 BUILT FORM AND ACTIVITY PATTERN CONTEXT AND STATUS which streets radiate out in all directions to various parts of the QUO precinct;
The community facilities, including the hospital, library, community . hall and police station; 4.2.1 Overview . The various schools and places of worship located throughout the This section explores in more detail the built form and resultant activity precinct; pattern within the precinct itself, and immediate surroundings. . The disused railway line towards the precinct southern/western boundary; . The sports facilities and adjacent open space; 4.2.2 Built Form Response, Characteristics and Key Features of the Precinct . The power sub-station to the east of the precinct; . The existing residential neighbourhoods within and surrounding Refer to Diagram 17: Key Activities. the precinct. Diagram 18: Character of the Actonville Precinct – Opportunities Diagram 19: Character of the Actonville Precinct – Constraints The precinct is characterised by a generally legible street grid layout with a civic and community quality. A suburban neighbourly feel is felt in pockets, The Actonville Precinct provides a civic and commercial heart to the particularly in the southern part of the precinct, and in pockets to the east immediate residential areas, as well as to the wider surrounding residential and southeast. context. It has a particularly supportive relationship with neighbouring Wattville/Tamboville to the south. The grid-like legibility fragments as one moves eastwards through the precinct. Roads become disconnected and portions of the precinct Key features and structuring elements within the Actonville precinct become quite isolated due to lack of connectivity. The same is true on the include: southern/western boundary of the site, where the disused railway line fractures connectivity between Actonville and neighbouring Wattville. Both . The Reading Road / Singh Street road system which forms the here and in part of the eastern portion the road network is constrained with northern boundary to the precinct is a key defining and structuring limited linkages both within the precinct and into adjacent areas. element, being the most accessible point of entry into to Actonville Precinct. Reading Road functions as the vehicular corridor, with A prominent community and civic core exists, with a range of contributing parallel Singh Street removed from the main vehicular movement activities. However, a coherent public environment intervention would be around the precinct. Singh Street is accessed off Reading Road at required to better tie the facilities together into a legible unit. five intersections, and acts as a fine-grained linear activity street; The building footprints and built form characteristics within the precinct . Mayet Drive which forms a key internal loop road into the precinct reflect the typologies and spatial patterns typical of the associated land- off Reading Road acts as an additional significant point of entry use activity. Buildings are denser in areas of higher density residential and into the precinct; commercial activity, and exhibit lower density residential qualities in the . The linear strip of commercial activity along Mayet Drive west; suburban neighbourhood environments.
46 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Majority of the residential stock comprises single family dwellings. the sports facility site, and the adjacent vacant land; They vary from quite generous to fairly compact in nature; the land on which the sub-station is built; . Higher density residential occurs surrounding the civic core, and Much of the land comprising the precinct core, including west of Mayet Drive west, along the street itself and in certain large residential developments, the community hall, library areas towards the disused railway line; and clinic; . The institutional activities and social facilities comprise buildings The land between Khan Crescent, Mayet Drive, Soma on individual properties, consisting of either interconnected Street and Chetty Street, comprising multi-storey rectangular buildings or a single large building; residential and adjacent parking; . The community facilities are typically large freestanding buildings Numerous smaller erven located throughout the precinct. surrounded by open parking areas and service yards; . The CoE also owns the large tract of vacant land just east of the . The places of worship are typically large buildings of a typology precinct boundary, east of Birmingham Road, surrounding the familiar to the various associated faiths, namely Hindu, Muslim Glenshaft Pan; and Christian; . Gauteng Provincial Government owns numerous school sites . The schools in the precinct are typical multiple linear building within the precinct; typologies; . The Department of Infrastructure Development owns a number of . The land portion in the south-eastern-most part of the precinct sites within the precinct, including numerous school sites, and the remains vacant and undeveloped; police station site; . A number of smaller undeveloped sites occur throughout the . Transnet owns the land comprising the disused rail line, currently precinct, particularly towards the periphery. partially occupied by informal settlement housing;
Large portions of the remaining precinct are under private The existing built form scale reflects the intended civic quality of the . ownership. precinct. However, this quality becomes less apparent as one moves away from the core of the precinct towards the periphery, resulting in a disjointed overall urban and public environment character in these areas. 4.2.4 Servitudes
There is a power-line servitude on the eastern edge of the precinct. 4.2.3 Land Ownership
Refer to Diagram 20: Land Ownership 4.2.5 Zoning and Land Legal Status
Landownership within the Actonville Wattville Rail Reserve precinct is as Refer to Diagram 21: Zoning follows:
The following zoning categories are applicable to the Actonville Wattville . The CoE owns a number of land parcels within the precinct Rail Reserve precinct: boundary, including: the collection of erven north of Reading Road;
47 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. A large proportion of the precinct is zoned Residential 2, social infrastructure activities in support of the residential community. incorporating residential dwelling erven; Within the core of the precinct, mixed use residential occurs, with commercial activity at ground floor and residential dwellings above. Similar A handful of sites are zoned Residential 3; . land use occurs along the western edge of Mayet Street west. The sports . A number of sites in the vicinity of the precinct core are zoned facilities and adjacent vacant land, as well as numerous pockets of open Residential 4, allowing for higher density residential; space and parks throughout the precinct are to remain open space. A . Numerous sites throughout the precinct are zoned Community small amount of light industrial land use activity occurs to the north- Facilities, on which schools and places of worship are located. A western edge of the precinct, along Singh Street. handful of these sites are only partially developed, with allowance for further development; The immediate surrounds are overwhelmingly industrial-based activity, . The sub-station on the eastern boundary of the site is zoned and supporting residential areas. Public Services; The key activities within the precinct include: . Erven along Singh Street and Mayet Drive (west) are zoned Business 2, with a handful along the western end of Singh Street zoned Industrial 2; . A clustering of public facilities, retail and civic functions, which together form a community node that serves the surrounding . Sites zoned Social Services within the precinct civic core include residential areas. The functions found in this node include: the Actonville Police Station, library, clinic and additional services; A community hall, a library, a post office, a police station, . The sports facilities on the eastern side of the precinct fall partly a clinic, a hospital and a pharmacy; on land zoned Public Open Space, and partly on land zoned Agriculture; A large retail shopping centre (Shoprite), a petrol station, and additional smaller independent retailers; . A site on the eastern boundary of Khan Crescent/the civic core is zoned Parking, together with small tracts of land surrounding the Retail activities at ground floor extends from the core Sunshine Hospital; along the southern edge of Singh Street, all along the northern boundary of the precinct, forming a linear . The disused railway line is zoned Transportation. commercial activity street.
Zoning adjustments may be required in terms of the precinct plan . A second linear mixed-use activity street occurs along the western outcomes. edge of Mayet Street west, with retail activities at ground floor and residential accommodation above; . A sports complex occupies a significant expanse of the eastern 4.2.6 Land Use and Key Activities (Land Use Budget) side of the precinct, including cricket fields, a swimming pool and support facilities; Refer to Table 1: Existing Land Use budget . Numerous schools and places of worship occupy sites throughout Refer to Diagram 22: Land Use the precinct;
. A power sub-station occupies a large tract of land in the eastern The Actonville Wattville Rail Reserve Precinct is a predominantly single part of the precinct family dwelling residential precinct, well-served with a diverse range of support facilities. Sites throughout the site are used for municipal and
48 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. A disused railway line occupies a linear portion of the site towards The existing areas of the land-use activities in the precinct are outlined in the southern/western precinct boundary; the table. Key aspects include:
The disused railway line and any surrounding vacant land is increasingly . Residential occupies a fair portion of the total area, namely 36%; the location of informal settlement housing, with intense informal . Disused rail reserve occupies approximately 7ha, 4% of the development in the following areas: precinct area;
. Community facilities and public services extend over a combined . The north-western corner of the precinct, in the disused railway area of 15,5ha, 9% of the precinct. This includes the community land towards the Reading Road bridge; hall, hospital and police station; . The land west of the railway line accessed by Kalipa Street / . 5% of the precinct area is public open space, including parks and Naheng Avenue road extensions; sports fields; . A large informal settlement east of the precinct boundary, . The linear mixed-use commercial development along Singh and wrapping around Glenshaft Pan towards the R23/Range View Mayet Streets accounts for 2% of the precinct; Road, with vehicular access via Birmingham Road extension. Roads area assumed to take up 29% of the total area. .
A number of small vacant land parcels exists throughout the precinct, some of which function as public open space, and some of which hold development potential, including:
. The western portion of Erf 1546, currently zoned for parking, is a potential development site; . The road reserve at the intersection of Soma Street and Khan Crescent is currently used for parking and could be considered for reconfiguration to better contribute to the overall urban character in this area; . The vacant erf on Soma Street (Erf 702) is privately owned and zoned for community facilities, and should be investigated for its development potential, alongside the adjacent erf (Erf R1/1513) which is zoned public open space and owned by the CoE; . The entire length of CoE-owned land east of Mayet Drive/Daya Street could be considered for its development potential together with existing sports and recreation functions; . CoE-owned land facing onto Actonville Circle (intersection Reading Road and Birmingham Road) is a potential development site.
49 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 1: Existing Land Use budget
50 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.2.7 Cultural and Heritage Features 4.2.8 Key Findings – Built Environment and Activity Pattern
The desktop study and stakeholder engagement has uncovered a number The Built Environment and Activity Pattern key findings for the Actonville of sites and buildings of significance within the precinct. These include: Wattville Rail Reserve precinct include:
. The Davey Social Centre, an example of architecture form the Art . The civic core of the Actonville Precinct was designed around a Deco era; ten-minute walking distance, with a focus upon walkability; . The hostel precinct north of Reading Road, one of the buildings of . The precinct has a strong civic and community character with a which dates back to the 1920’s; large residential component; . The Liverpool Secondary School, formerly William Hills School, is . The precinct sits within a broader residential and industrial recognised as the first high school in the area serving the Indian context; community, and is significant in the social history of the area; . The sports complex is a significant spatial player in the precinct; . The Hindu Temple at the intersection of Khan Crescent and Pillay . The disused railway line forms a significant barrier to connectivity Street is a significant cultural-historic site in Actonville; from the precinct southwards and westwards; . Numerous mosques also form culturally significant sites within the . The activity and energy of Singh Street and Mayet Drive west precinct, including: contributes to the commercial character on the precinct periphery; Actonville Jaame Masjid . The shopping complex, hospital and petrol station within the Anwaar E-Khalid Shah Masjid precinct core, as well as numerous social facilities are major draw Masjid Bilaal cards into the precinct Masjid-un-Nur . Despite its fairly regular and legible grid layout, the precinct lacks a sense of coherence and consistency in spatial language; . The established palm trees along Khan Crescent and Moodley Street are a heritage feature of the area. . The road network to the south, west and to a certain degree the east is constrained with limited connectivity into adjacent The above is not an exhaustive list of all heritage assets within the neighbourhoods; precinct, and it must be noted that all structures older than 60 years are . Informal settlement residential development exists, concentrated afforded blanket protection in terms of the National Heritage Resources along and adjacent to the disused railway line; Act (NHRA, 1999). . There is potential for improving the sense of place and overall public environment and built character; What is apparent from the research is the rich community ties to the area, The precinct has an existing community node; and undoubtedly the associated cultural value that has developed in the . area over time. . Much of the residential stock is under private ownership, however many of the sites of public and community functions are city- owned, giving the CoE agency in bringing positive change and improvements to these areas;
51 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 17: Key Activities
52 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 18: Character of the Actonville Precinct – Opportunities
53 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 19: Character of the Actonville Precinct – Constraints
54 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 20: Land Ownership
55 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 21: Zoning
56 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 22: Land Use
57 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.3 ROADS AND TRANSPORT CONTEXT AND STATUS QUO arterials, and connecting Actonville to Brakpan to the south and the eastern part of Benoni to the north; Refer to Diagram 23: Existing and proposed road and railway network . The M43 Road west of the precinct runs in a north-south direction, Diagram 24: Existing and Proposed Bus and Taxi network similarly connecting south into Vosloorus and north onto the R21 motorway at Kempton Park; This section explores the roads systems and supporting public transport R29/Main Reef Road runs just north of the precinct, connecting networks within the precinct itself, and immediate surroundings. . east-west along the east rand, running roughly parallel to the N12.
Actonville has several key road stakeholders including: The Sunshine Hospital, retail centres and Actonville Shoprite Centre are
the main attractors to Actonville CBD (trip generators). . Sanral (N17 & N12) . Gautrans R29 4.3.2 Proposed National and Provincial Road Network
R23 Proposed national and regional roads include: M43 Proposed K110 route along precinct northern boundary . PWV 15 (Gauteng Province): will be situated to the west of the . City of Ekurhuleni (local network) precinct as a north-south route with planned access at Commissioner Road / Brakpan Road. The road will improve accessibility to the Actonville Precinct in future. 4.3.1 Existing National and Provincial Road Network . The K110 (Reading Road / Lancaster Road) (Gauteng Province) is aligned to the north of the Precinct as an east-west route. The Actonville is served by the following national road network: K110 alignment falls within the existing road reserve of Reading Road / Lancaster Road. The K110 K-route would change the . The N12 is located north of the precinct, and connects Actonville dynamic of the area since the road will become a mobility route with Emalahleni in the east and the Johannesburg CBD to the aimed at improving mobility. It should however be noted that the west. The closest interchanges are M43/Atlas Road and frontage road, namely Singh Street, will remain. M44/Snake Road; . The N17 runs south of the precinct, connecting Actonville east towards Springs and west into the Johannesburg metropolitan 4.3.3 Existing Local Road Network area from the south. The closest interchange is R23/Heidelberg Road. Significant perimeter roads that serve the Actonville precinct include Reading Road, which bounds the precinct to the north. Reading Road Regionally, the roads serving the precinct include: intersects at Actonville Circle with Birmingham Road, which forms the eastern boundary of the precinct.
. The R23 runs in a north-south direction to the east of the precinct, Internal roads that serve the precinct include: providing direct connection between the two major national
58 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Mayet Drive, forming an internal loop road within the precinct; Despite this, the precinct has access to a broad rail network in close proximity. Hira Street/Moodley Street, which forms the central spine through . the precinct in a north-south direction; Freight Railway Network . Pursad Street provides limited access alongside the disused railway to the west of the precinct; Actonville is served by freight rail network in close proximity to the precinct. . Soma Street and Seedat Street provide east-west connectivity New Kleinfontein/Rangeview Railway station connects east towards through the precinct, Dersley, Geduld and Welgedacht stations, and onwards towards Delmas. . Khan Crescent forms an intimate loop road around the precinct civic core, and The Welgedacht Station connects into the Springs station network, which is a major hub for Transnet freight rail, connecting the region with Numerous local roads serving fine grain residential . Johannesburg, Ermelo, Witbank, Nelspruit, Pretoria, Vereeniging, neighbourhoods. Klerksdorp, Richards Bay, Durban, Bloemfontein, Pietersburg, Lesotho
and Rustenburg. The local road network currently provides limited vehicular connectivity between this and other neighbouring precincts, most significantly Wattville, A rail reserve runs in a large arc through the southern portion of the area west and south of the disused railway line. dividing Actonville from Wattville. It used to be fully functional freight line
with tracks and rail infrastructure, but it has all been removed and the line
is now abandoned. There is evidence of an existing station box to the east. 4.3.4 Traffic Volumes The likelihood of Transnet de-proclaiming the reserve is a key determining
factor in the precinct plan. The rail reserve is a significant barrier between There are no traffic surveys done around this area and thus there is no Actonville and Wattville. There are no intersections or crossings linking the traffic capacity analysis done at this stage. Visual observation indicates two, with the exception of Reading Road routing westwards over the that Reading Road/ Lancaster Road and Dube Street have high volumes railway reserve. There are a number of informal crossings indicating the of traffic and experience minor delays during peak hours. Outside the desire lines to link/ integrate them. precinct, M43/ Atlas Road and R23 carry high volumes during peak period.
This finding must be verified through a comprehensive traffic study. Passenger Railway Network
4.3.5 Existing Railway Network The passenger stations in close proximity to Actonville include:
There are several railway lines serving this corridor, namely Randfontein . Dunswart railway station is within a 5km radius of the Actonville to Springs and Johannesburg to Daveyton serves this corridor with Precinct. The station serves as an interchange between two passenger trains. Both these lines merge at Dunswart Station, the station passenger rail lines, the Johannesburg-Daveyton line and the in close proximity to the precinct to the northwest. Randfontein-Springs line. (36 000 Train Passenger Volumes) . Avenue Station is part of the Johannesburg-Daveyton line and lies Actonville has no railway station within the precinct boundary. A disused within a 5km radius north of the precinct. (189 Train Passenger railway line runs along the western and southern boundary of the precinct. Volumes)
59 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Benoni Station lies north of the precinct and offers access to the movement of goods and people. People generally rely on roaming taxis Randfontein-Springs line. (6800 Train Passenger Volumes) along Reading Road/ Lancaster Road and Dube Street to drop them at nearest rail stations or taxi rank. New Kleinfontein Station east of the precinct provides passenger . access to the Randfontein-Springs route, and similarly According to Ekurhuleni IDP dated 2013, the public transport modal split interchanges with the freight line serving the mines to the east of within Ekurhuleni is 73.7% for taxi, 19.3% for rail transport, and 7% bus the precinct. transport. Furthermore, it was also mentioned that the private vehicle
utilization is very high – more than 50% of the total trips in Ekurhuleni. The volumes are as per Gauteng Rail Passenger Census 2007 final report, the current number is likely to be higher. Dunswart has by far the Buses highest train Passenger Volumes when compared with the other stations. Accessibility to all stations is a challenge due to long distance walking to the station. Most passengers access the stations by using taxis on daily Generally, bus is the least dominant public transport mode in the CoE. The basis. The development around stations is currently poor. CoE Metropolitan Spatial Development Framework notes that CoE bus services cover Boksburg and Brakpan, neither of which have routes through Actonville. The following bus routes and stops occur beyond the 4.3.6 Airports and Airfields precinct boundary:
The Brakpan Airfield occurs just south of the Actonville precinct, and 17km . A bus service routes west of the precinct in a north-south direction from OR Tambo International Airport. It was established in 1953. Central along the M43/Van Dyke Road/Atlas Road, with stops at the to numerous CoE CBDs, the airfield is well-suited to service the East intersection of Aberdeen Road and Power Street. The latter is Rand, and provides a suitable central point of transfer to local flights, in inaccessible from Actonville as the road does not connect through support of OR Tambo International Airport. to the precinct at this junction; . An east-west bus route connects into the Dunswart Rail Station The airfield has a length of 4.5km with a tarred runway of 1,4km excluding and public transport interchange via Commissioner Street, the 180m stopways at both ends. connecting rail, bus and taxi transport at one interchange; . A bus service routes east of the precinct in a north-south direction The airfield is owned by the CoE and is leased to the Brakpan Flying Club. along the R23/Range View Road, with a bus stop at the At present there are three flight schools at the airport training pilots intersection with Dube Street. This is also a significant taxi route annually, including commercial and air transport pilots. The municipality interchange. has interest in capitalising on the existing airfield. Mini-bus Taxis
4.3.7 Bus and Mini-bus Taxi Network Taxi mode is used by the highest number of people in Ekurhuleni. Taxis
provide a critical finer grain transport service. Refer to Diagram 24: Existing and Proposed Bus and Taxi network
Key taxi routes within the study area include Reading Road/ Lancaster Within the Actonville precinct, there are no key transportation elements Road and Dube Street. Two formal Taxi ranking facilities were noted such as railway station and taxi/ bus rank that are important to the during the site visit namely Dunswart taxi rank and Benoni taxi rank, both
60 GAPP Consortium Ekurhuleni Urban Design Precinct Plans located in close proximity to the corresponding trains stations. Taxi connections between Actonville and Wattville occur Development near both taxi ranks is poor and people mostly rely on from Moodley Street, south across the railway line and roaming taxis along Reading Road/ Lancaster Road and Dube Street to onto Xuma Avenue, connecting to Dube Street; drop them at nearest taxi rank. These informally forged taxi routes provide critical public transport . connectivity between Actonville and Wattville. Taxi routes within and immediately surrounding the study area include:
Public Transport nodes . Taxis service the route north-south along M43/Van Dyk Road/Atlas Road, connecting to the Dunswart Railway station and Dunswart Station, northwest of the precinct, is a key public transport public transport interchange. From here taxi routes feed north interchange for the region, and the busiest railway station in Region D towards Benoni and west towards Boksburg; (RSDF, 2015). Rail, bus and mini-bus taxi all come together at this . An east-west taxi route along Lincoln Road connects from interchange. Although not within the precinct itself, the interchange is a Dunswart Station east into the Industrial areas of Benoni South key driver of connectivity for Actonville. and beyond onto R23/Range View Road; . From Lincoln Road feeder routes south along Styx Road and Integrated Rapid Public Transport Network Barnsley Street provide taxi access into the Actonville Precinct; . Reading Road and Dube Street provide taxi access at the Currently there are no BRT services within the precinct. However, the perimeter of the precinct. Significant taxi stops/ranks occur along RSDF for Region D indicates that future BRT trunk route within the study Reading Road, and at the interchange of Dube Street and Rakale area will be implemented during phase 1, running west of the Actonville Street, at the southernmost point of the precinct. From Dube precinct, along M43/Atlas Road. Within the precinct, only Feeder Routes Street taxis connect east onto R23/Range View Road, and further will be implemented along Reading Road/ Lancaster Road and Dube east into Brakpan. To the north of the precinct Reading Road taxi Street. routes connect east onto the R23/Range View Road via Lancaster Road, connecting to eh wider region. 4.3.8 Pedestrian Movement Network and NMT . Internally, taxi movement within the precinct occurs: Primarily along Mayet Drive west, connecting into The Actonville precinct core is planned around a 5-minute walking radius, Moodley Street and into the precinct core; with pedestrians in mind. The Actonville Precinct is characterised by It is significant to note that taxis regularly make use of sufficient NMT facilities and public walkways. Most of the streets have sections of the disused railway lines to connect between provision for NMT facilities with enough space for people to walk. Actonville and Wattville, forming an outer loop along the railway line connecting Mayet Drive west to Moodley Despite the provision of sidewalks, holistically the precinct does not Street; prioritise the pedestrian or the need for universal access. Some of the Taxi connections between Actonville and Wattville occur NMT-related problems encountered around the precinct include: from Mayet Drive west, across the railway line and onto Nkosi Avenue, connecting to Dube Street; . Poor quality of pavements; . Broken and damaged sidewalks as one of the major barriers;
61 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. The pedestrian facilities are either insufficient, disconnected or with integrated parking, and ample additional supplementary as ample non-existent; and parking exists elsewhere in the surrounding Actonville core.
Sidewalks end abruptly in certain areas, which causes discomfort . In the residential areas dominated by single family dwellings, parking is for pedestrians. generally dealt with on the property itself, with overflow on-street parallel
parking allowed for. The conditions mentioned above are particularly noticeable in the vicinity of the disused railway line, where pedestrian connectivity is informal at best, and lacks good lighting, signage and surface treatment. Similarly, the 4.3.10 Key Findings – Roads and Transport lack of attention to pedestrian connectivity through parts of the precinct’s eastern portion, particularly the pedestrian channel that cuts through the The key findings regarding Roads and Transport Include: sports facilities, result in narrow, poorly defined and poorly lit routes being carved out by pedestrians through necessity. These routes often become unsightly and unsafe. . Actonville has access to the national road network, however good direct access to both the N12 and the N17 is somewhat limited Potential exists to harness the disused railway line as a tool to begin to due to the precinct’s proximity to onramps; stitch the pedestrian network throughout the precinct together. . Access to the regional road network is good, however somewhat convoluted to the south and west due to the disused railway line forming a barrier; 4.3.9 Parking . A new K-110 route is proposed along Reading Road;
Local road connectivity is fair, with room for improvements in Formal parking is zoned for in two areas. Behind the Sunshine Hospital a . connecting disconnected road portions together. This is large site has been zoned for parking. Additionally, a thin band of parking particularly relevant to the southern and western boundaries of the has been zoned for surrounding the front entrance to the same hospital. precinct, where road connectivity is broken by the disused railway
line. Within the precinct itself, internal connectivity is better in the Along the Singh Street activity spine parking is provided through parallel western part of the precinct, with portions of the eastern part and perpendicular parking on either side of the street. Parking is similarly becoming disjointed and disconnected in places, particularly the dealt with along the activity street occurring along Mayet Drive west. pockets abutting Birmingham Road;
Generally, parking in the core of the precinct is provided via parallel on- . Most of the traffic within the precinct is destination traffic rather street parking, with select pockets of perpendicular or 45-degree parking. than through-traffic, with the road network within the precinct itself A small triangular parking lot exists at the intersection of Hira, Laher and serving a localised function; Patel Streets, serving the Shoprite, Post Office and additional commercial . The precinct has latent potential to increase benefit from enterprises in the vicinity. passenger rail stations in close proximity; . The disused railway line within the precinct currently forms a Dedicated parking is provided in the civic core to serve the community hall physical movement and connectivity barrier between Actonville and library, and a fairly large lot serves the shopping centre at the and neighbouring Wattville. Consideration should be given intersection of Khan Crescent and Soma Street. This lot is a bland urban regarding ways to repurpose this barrier and transform into a zone space and lacks a human scale. This area presents development potential of connectivity;
62 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Dunswart station provides a critical interchange of rail, bus and taxi transport services in close proximity to the precinct; . In terms of public transport, Actonville is regarded as being poorly accessible. People often rely on roaming taxis along Reading Road/ Lancaster Road and Dube Street to drop them at nearest rail stations or taxi rank. The bus routes or bus coverage within/ near Actonville are Lincoln Road and M43 (Van Dyk) road which are located north and west of the precinct which makes the situation worse; . Taxi service is an important service to Actonville, and provides critical connectivity between Actonville and Wattville, previously disconnected by a disused railway line. Current taxi routes should guide decisions around future connectivity between the various neighbourhoods; . Currently there are no BRT services within the precinct. Future BRT trunk route within the study area will be implemented during Phase 1 with Feeder Routes will be implemented along Reading Road/ Lancaster Road and Dube Street; . Certain parking areas could be converted into development sites for better utilisation of the site and better urban integration; . Pedestrian connectivity is fragmented and in some places unsafe and requires consolidation and upgrade/maintenance.
63 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 23: Existing and proposed road and railway network
64 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 24: Existing and Proposed Bus and Taxi network
65 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.4 OPEN SPACE AND NATURAL ENVIRONMENT CONTEXT AND No formally protected area applies to the precinct and immediate STATUS QUO surrounding areas, as no formally protected areas have been designated. The closest formally protected area is the Westdene Pan Nature Reserve Refer to Diagram 25: Existing Open Space and Natural Environment located to the north-west of the precinct within Benoni.
The growth of the urban area of which Actonville and Wattville forms part has resulted in significant transformation of the natural environment of 4.4.2 Undermining and Dolomite most of its extent, except for residual parcels of land that are characterised by natural vegetation cover, many of which are centred on natural and There is no evidence of undermining within the precinct itself. A wide arc other waterbodies. of undermined land extends south and east of the precinct.
The Actonville Wattville Rail Reserve Precinct mirrors this pattern of There is no evidence of dolomite affecting the precinct. environmental transformation, with the entirety of its spatial extent being transformed, primarily to commercial as well as some light industrial and residential land-uses. 4.4.3 Environmental Sensitivity
Within the precinct, no residual areas of natural vegetation still occur. There are two landfill sites east of the study area of which Weltervreden There are a few non-developed areas within, and along the boundaries of Land Fill Site is active. the precinct, but these narrow, linear undeveloped areas are likely to be servitudes that have been transformed by factors such as alien invasive The Benoni Waste Water Care Works (ERWAT) facility lies east of the vegetation encroachment, and no natural vegetation remains. precinct and north of the Glenshaft Pan, accessed off Lancaster Road
4.4.1 Regional Open Space system 4.4.4 Local open space system
The Actonville Wattville Rail Reserve precinct falls outside of surrounding As described above the entirety of the Precinct Site area has been regional open space systems. Numerous water bodies occur beyond the transformed from a natural state. Limited natural open space remains site boundary in varying degrees of proximity. Three water bodies lie in within the Actonville precinct, with the precinct having been close proximity to the precinct southern and eastern boundaries, namely: overwhelmingly altered form its natural state.
. Glenshaft Pan; The majority of recreational and open space occurs on the eastern side of the precinct. Recreational facilities include: Leeupan (approx. 700m to the south-east); and . Amata Pan (approx. 500m north-east of the precinct). . . Actonville Spurs Cricket Club
These form part of a wider regional open space system that wraps around . Actonville Swimming Pool the precinct to the south and east. Additional open spaces to note include:
66 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. There are a number of open pockets of land located within the that the entire extent of this ESA has been occupied by the informal precinct, many of them zoned as public open space. Certain of settlement located to the east of the pan. them currently function as community pocket park spaces with play equipment installed in them. Others are open tracts of The development of the Precinct must take cognisance of potential indirect unprogrammed space; impacts on this CBA (e.g. stormwater-related impacts).
The triangular park on the corner of Mayet Drive and Ghandi . Street is the most developed and landscaped park with state-of- 4.4.5 The Glenshaft Pan the-art play equipment, seating, walkways and landscaping.
Access is clearly restricted; Despite being outside of the precinct boundary, the fact that the Glenshaft . A large open space in the south easternmost corner of the pan is immediately outside of the Actonville precinct boundary makes it a precinct is currently vacant, with the exception of a basketball significant influence on the precinct itself, and therefore worthy of court and corresponding parking at the centre of the space. There addressing. are numerous open pockets of land in the vicinity of the eastern border of Birmingham Road, particularly surrounding the The closest areas of residual natural vegetation to the precinct site adjoin substation, and due to required power line servitudes. the eastern part of the site and are associated with the Glenshaft Pan that . Birmingham Road itself offers linear open space in the form of is located directly east of the Precinct Site. Although development has generous sidewalks. occurred right up to the margins of this wetland, natural wetland vegetation . The disused railway line currently acts as an open space barrier still occurs within the wetland itself (primarily in the form of reedbeds). between Actonville and neighbouring Wattville. A currently undeveloped, open piece of land is located to the north of the . There are four schools in the precinct that all offer recreational Glenshaft Pan – also bounded by the Precinct Site boundary (east of open space in the form of sports fields serving the learners. Birmingham Road). However, from analysis of recent current aerial . The open space surrounding Glenshaft Pan falls just outside the photography (Google Earth), this undeveloped area appears to be highly precinct boundary, on the eastern side of Birmingham Road. disturbed by likely prior cultivation and other factors such as dumping of rubble. It is uncertain to what degree any residual natural grassland There is a lack of landscaping of the street network, with minimal street vegetation remains in this area. trees present. The presence, however, of waterbody in the form of an open water-filled No part of the Precinct Site has been designated as a Critical Biodiversity pan and associated marginal reedbed wetland habitat has allowed a Area (CBA), which reflects the level of transformation of this highly portion of natural habitat for certain fauna to remain. The Glenshaft Pan is urbanised area. The closest CBA to the site is however located largely comprised of open water and some fringing reedbed habitats on its immediately adjacent to it, on its eastern boundary. This Important CBA is periphery. The pan accordingly provides suitable habitat for water bird associated with the Glenshaft Pan and the vacant, undeveloped area to species. the north of the pan. It has been designated for the presence of habitat for Orange Listed Plant species and for the presence of primary vegetation. Due to the likely polluted state of the Pan and the fragmentation of the wider area twinned with the destruction of most of the pan’s natural A small area located between the Glenshaft Pan and the R23 has been grassland buffer, it is highly unlikely that any aquatic faunal species of designated as an Ecological Support Area (ESA), but it is important to note conservation significance would be likely to occur within the pan. Desktop
67 GAPP Consortium Ekurhuleni Urban Design Precinct Plans information relating to the fish assemblage and invertebrate assemblage in . There is no dolomite risk or undermining affecting the precinct the pan is not available, however the presence of an informal settlement extents; on the immediate margins of the pan and the presence of a water There are a number of open spaces and recreational areas within treatment works to the north is likely to be responsible for the pollution of . the precinct, including the Actonville Sports and Cricket Club and the pan and the degradation of the aquatic faunal assemblage. Swimming Pool, and a selection of small neighbourhood parks;
The Glenshaft Pan has been designated as falling within Zone 2: High . Public Open Spaces vary in terms of condition, access, control zone (within the urban development zone) under the Gauteng development and landscaping. Some parks do need further Environmental Management Framework (EMF). The retention of the pan development and generally maintenance is a key issue. as a natural feature space is thus important in terms of the land use and . The disused railway line is a significant open space in the development plans for the wider area. precinct; . The precinct is lacking in street trees.
4.4.6 Key Findings – Open Space and Natural Environment
Key findings regarding Open Space and Natural Environment include:
. Actonville is not directly part of the wider regional open space system, with no natural open spaces or water bodies falling within the precinct boundary; . The Precinct contains no sensitive environmental features as it is transformed from a natural state in its entirety; . No parts of the precinct site have been designated as being environmentally sensitive. Directly adjacent to the Precinct’s eastern boundary, the Glenshaft Pan and associated undeveloped land parcel to the north of the pan is however environmentally significant. The environmental significance of this wetland is reflected in its designation as a CBA and as part of the urban high control zone as part of the Gauteng EMF; . Current land-use and development related pressures are threatening the state and functionality of this wetland, in particular the presence of an informal settlement that extends right up to the margins of the pan, and which in the last 15 years has extended northwards to occupy a formally vacant area between the pan and the R23 road that was designated as an ESA. Despite the pressures acting on it, the pan retains much of its natural characterises and does provide suitable habitat for a suite of water bird species;
68 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 25: Existing Open Space and Natural Environment
69 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 26: Existing Open Space and Natural Environment Character
70 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.5 SOCIO-ECONOMIC CONTEXT AND STATUS QUO freehold properties have been registered more in the past decade when compared to sectional schemes. The recent buyers are mainly young This section provides a comprehensive overview of the socio-economic, people aged between 18—35 years and the recent sellers are pensioners economic and residential property market in relation to the Actonville and those that have been residing within the area for more than 11 years. Wattville Rail Reserve precinct and its immediate surrounding areas. The Given the socio-economic profile and property market analysis, it is analysis is also based on the policies, plans and projects outlined in evident that the precinct attracts more young people and thus has the respect of the City of Ekurhuleni Metropolitan Municipality. potential to attract prospective employees that can add value to the local economy.
4.5.1 Overview 4.5.2 Areas of Intervention The Actonville precinct falls under Region D of the Ekurhuleni Metropolitan Municipality in Benoni Customer Care Centre. The precinct is served by The Ekurhuleni’s Growth and Development Strategy 2025 envisions a the N12 in the north and N17 in the south. These national routes play a smart, creative and developmental city. In persuasion of this mandate, the fundamental role in linking the precinct to Germiston and Johannesburg in Medium Term Expenditure Framework outlined the budget set aside for the west. industrialisation, economic, and housing developments. The precinct has been identified as a priority area in terms of the Capital Investment The precinct’s economy comprises primarily of supermarkets and food Framework for poverty eradication and housing development projects. The outlets. The industrial activities situated within the peripheral of the ward priority key projects include: precinct boundary include the Boksburg East Industrial area in the west and industrial facilities north of the precinct boundary in Benoni South. . Refurbishment the infrastructure of Actonville flats including water and sewer pipes; The socio-economic profile is formulated in accordance to the StatsSA, Redevelopment of the Actonville/Wattville hostel; 2011 “small areas” which comprise of suburbs that fall within the . demarcated precinct boundary and its immediate surroundings. The . Rehabilitation of the Actonville swimming pool by 30 March 2019. precinct is made up of a total population of 12 548 and the main age category is between 15—34 years. The educational level of the population in the precinct is fairly low with secondary schooling being the dominant 4.5.3 Impact of the Precinct Initiatives education echelon. Approximately 32% of the population are employed. The secondary and tertiary sectors are the main sectors that provide job This plan seeks to facilitate economic and residential development opportunities and contribute immensely to the overall local economy. opportunities through promoting economic inclusion, environmental Additionally, 62.3% of the households fall under the middle-income sustainability and social cohesion. The precinct is located close to major category, while, 29.7% fall under the low-income category and 15.1% have national roads which creates access to key economic hubs within the no income. This, therefore, shows that there are households within the province. This linkage can accelerate economic growth and development, precinct that qualify for subsidised housing. while taking into account the possibility of the envisioned industrialisation.
In relation to the property market, there are more rentals when compared to total ownership within the precinct. The precinct consists mainly of houses, making up 99.9% of the freehold residential stock market. The
71 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.5.4 Conclusion Table 2: Social Services and Community Facilities Requirements
This section provided the key findings in relation to the socio-economic Facilities Average Threshold Acceptable Travel profile, economic and residential markets within the Actonville precinct. (Population) Distance (KM) This also includes the existing strategic intervention of the City of Small Crèche/Early 2 400—3 000 2km Ekurhuleni, as well as the impact of these initiatives on the precinct Childhood Development Centre Grade R Class at 1 000 2km (preferred)- 4.5.5 Community Facilities and Public Amenities Primary School 5km Source: Centre of Scientific and Industrial Research, 2012 This section provides a synopsis of the types of social amenities located within the Actonville precinct. 4.5.6 Conclusion Social Services Development This section provided a summary of the key findings in relation to the The precinct comprises of health care facilities, a police station, a library, social amenities located within the Actonville precinct. There are numerous sports and recreational facilities, churches and a taxi rank. These educational facilities and churches, as well as a police station, health amenities are spread throughout the precinct and are thus accessible to facilities, sports and recreational facilities and a taxi rank located within the the general public. precinct. These facilities are easily accessible and thus serve the general public. Education Facilities
There are numerous educational facilities within the precinct, comprising of primary and secondary schools.
Regional Social Services Function
The Actonville Clinic provides health care services to the communities within and outside the precinct boundary.
Recommendations
There is limited provision of crèches. Since the precinct accommodates primarily the youth and matured population, it is essential to ensure the provision of such facilities in order to enhance integration in this area and thus attract people that are looking for long term residents.
72 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.6 INFRASTRUCTURE AND SERVICES CONTEXT AND STATUS QUO Actonville lies in a relatively flat area that drains to the south east. The surface area of the Actonville Precinct is approximately 174 ha. The area falls within the Vaal catchment area. 4.6.1 Overview Rainfall data was obtained from the research report and software Design Refer to Table 6: Services and Infrastructure Overview Rainfall and Flood Estimation as produced by the University of KwaZulu Natal and published by the Water Research Commission (2002). The The Actonville Wattville Rail Reserve Precinct is a well-established area Mean Annual Precipitation in the Actonville Precinct was found to be with comprehensive engineering services. An assessment was undertaken 709mm per annum. Storm depths for different durations and recurrence of the following infrastructure and services components: Stormwater, intervals are presented in the table below. Water, Sewer, Electricity, ITC & Telecommunications, and Waste Management. Table 3: Storm rainfall depths for different durations and recurrence intervals
4.6.2 Water Storm duration Recurrence Interval (1 in … years) (hrs) 10 20 50 Refer to Diagram 28: Actonville Water Reticulation Network 1 43,1 mm 51 mm 62,6 mm 2 55,3 mm 65,4 mm 80,2 mm The precinct is supplied with potable water reticulation throughout, and 24 106,1 mm 125,6 mm 154,0 mm appears to be functioning adequately. The precinct’s water supply is part of the wider network provided by the city. The informal settlement areas The precinct is equipped with a functioning stormwater system that that have developed along the Transnet disused railway line have no connects to the wider city system. The informal settlement areas that have access to potable water. developed along the Transnet disused railway line have no stormwater
infrastructure provided. The existing water reticulation pipes in Actonville vary in diameter between
75mm and 200mm. The materials that the water pipes consist of are The total length of stormwater pipes in Actonville in the data base is 3260 unknown. Some of the pipes in Actonville were installed in the 1970s and m of pipe. The diameters range between 300 mm and 450 mm. The are more than 40 years old. The Benoni Reservoir, with a capacity of 30Mℓ existing pipes all consist of concrete. services the Actonville area.
The condition of existing pipes is unknown. 4.6.4 Electricity
The Actonville Precinct is under the Benoni Customer Care Centre (CCC). 4.6.3 Stormwater
It is expected, that the equipment is under regular repair and maintenance Refer to Diagram 29: Existing Stormwater Pipes in Actonville and can be considered good. The Actonville Precinct is a well-established Diagram 30: Actonville Catchment Delineation and General Drainage and mature area with comprehensive engineering infrastructure and Directions
73 GAPP Consortium Ekurhuleni Urban Design Precinct Plans services. The capacity is expected to be sufficient for current demand and The precinct is supplied with existing waste water infrastructure with a small commercial and residential developments. Large concentrated piped network that connects to the regional waste reticulation system. developments and power intensive commercial and industrial developments will need to be evaluated and an application for the The existing waste water pipes in the Actonville vary in diameter between additional demand processed by the CoE Energy Department. 150mm and 300mm. The existing sewer pipes consist of baked clay (or “vitro clay”) and concrete pipes for diameters smaller than 250 mm and It is therefore anticipated that no additional equipment is required in the larger than and equal to 250mm diameter respectively. The age of the form of substations, distribution lines and cables as well as mini existing sewer infrastructure is unknown. Reportedly the condition of the substations. existing sewer pipe network is fair and blockages are experienced infrequently. An electrical sub-station is situated to the east of the precinct along Birmingham Street. Availability to additional capacity is therefore readily Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water available. Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats works is situated in Vosloosrus The Actonville Precinct equipment is maintained and serviced regularly as and falls within the DD6 drainage district. Built in 1972 and upgraded on per municipal guidelines and as such there is not to be any issues with several occasions over a period of time, the works was designed to treat maintenance of the system. The CoE Energy Department takes 83 mega-litres per day (Mℓ/day) of wastewater from the Actonville, responsibility for the network systems before the metering point. This Vosloorus, Tsakane, Duduza and Brakpan areas. The first three modules includes the electrical infrastructure such as switch rooms, substations, consist of conventional biological filtration, while the fourth module has an mini-substations, overhead lines, etc. activated sludge reactor.
The CoE, as well as developers, must ensure registration of new The activated sludge module includes primary sedimentation, in-line flow servitudes for new distribution lines, substations, mini-substations, ring balancing, a three-stage Bardenpho activated sludge reactor and main units and any related equipment. There is minimal new reticulation to secondary clarification. The effluent from all four modules flows through be expected for CBD developments. Almost all development packets the maturation ponds into the Natalspruit and finally into the Klip River. All should be able to connect to services running along or close by. the sludge, including the thickened activated sludge, is stabilised in mixed, heated digesters from where it is applied on drying beds or on land. Local A design philosophy for optimal energy generation and usage must be farmers cultivate instant lawn, utilizing some of the dried sludge. adopted for precinct wide benefits as well as utility proficiency. There may be a need to augment power where capacity is low or upgrade of equipment where current equipment is inadequate. 4.6.6 Waste Management
Waste management in Region D is undertaken by the CoE and is a 4.6.5 Sewer comprehensive service comprising waste collection, and waste disposal and landfill management. The Solid Waste Management department is Refer to Diagram 31: Existing Sewer Pipe Network in the Actonville organised in three (3) service regions, namely the Eastern, Southern and Precinct Northern regions. The regions are further subdivided into twelve (12) depot areas, each with its own management, operational staff, and resources. The depots are spread across the municipality, and normally disposes
74 GAPP Consortium Ekurhuleni Urban Design Precinct Plans waste at the nearest landfill site. There are five 5 municipal landfill sites in The five (5) operational municipal landfill sites in EMM are Platkop, Ekurhuleni (Waste Management Plan: Guidelines for the management of Rietfontein, Weltevreden, Rooikraal, and Simmer and Jack. The areas of Solid Waste in Region A, Nov 2012). the precinct are serviced by Rietfontein landfill site which has the following lifespan statistics (CoE, 2012). A range of service levels are rendered to customers depending on the . nature of the consumer. A framework was developed as part of the asset management planning process, as shown in the following table: . Table 5: Landfill Site Servicing the Actonville Precinct . . . Landfill Area Prepared Un- Total Remaining Table 4: Solid Waste Services Framework facility serviced space prepared space useful life . (remaining – space (m3) (years) Level of Collection Services Disposal Services Cleaning of public 2010) Service areas Benoni Welte- 17 668 311 919 10 581 18 5 Daily waste removal N/A N/A vreden 862 from site LFS 4 Twice weekly waste N/A N/A Source: CoE, 2012 removal from site 3 Weekly waste removal N/A N/A . from site Depending on landfill permit conditions, the landfill can accept specific 2 Weekly kerbside waste Disposal of N/A waste types. Generally, though all landfills accept the following waste removal hazardous waste types: domestic, garden refuse, tyres, building rubble, contaminated at landfill site foodstuffs, ash and light industrial. 1 Communal waste Disposal of Cleaning public collection point garden and Non- areas and refuse According to the Waste Management Plan: Guidelines for the hazardous waste bins management of Solid Waste in Region A, Nov 2012 report eight waste at landfill site transfer sites are also operated where waste is collected, compacted and 0 None None None loaded for transport in order to optimize the payloads of trucks. A further Source: CoE, 2012 number of approximately thirty-four (34) garden refuse/ mini transfer sites . are also utilised. The operation of the municipal landfill and transfer sites, In the precinct, the current understanding is that level 5 services are and transportation from transfer sites to landfill sites have been outsourced rendered to retail, manufacturing and food outlets, while most of the to private waste management contractors under strict performance criteria residents enjoy a weekly waste removal service from site. Other non- (CoE, 2012). residential customers include commercial and industrial, institutional, and business. Weltevreden landfill site is the landfill site that services Region D i.e. waste generated in Region D is disposed of at the Weltevreden landfill site. The current understanding is that there is provision of plastic bags and Rietfontein landfill has an estimated remaining useful life of 18 years (CoE, bulk containers in the informal settlements and areas of high traffic 2012) volumes such as trading areas, shopping centres and taxi ranks.
75 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
4.6.7 ICT and Telecommunications
Modern day communities thrive on telecommunications to the extent that the UN has declared access to information a basic human right. To date most communities get access to radio and television easily. However, access to data and voice service is still out of the reach of most ordinary South Africans due to excessive prices and contracts system. It is however expected that services will become more affordable and accessible due to the availability of more fibre networks, GSM masts and the release of the hardwire last mile for multiple service providers.
To facilitate this, the development proposal must allow for space for the last mile reticulation and provide bulk containment by way of servitudes for sleeves to link switching stations along the major roads. Feeds to individual streets from the switching stations should also be allowed for.
The Actonville precinct has a mature existing network which is available for most development opportunities. The equipment is expected to be well maintained and ready for connection. Telecommunications facilities can easily be expanded to meet demand growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications.
4.6.8 Key Findings - Infrastructure and Services
The key findings relating to Infrastructure and Engineering Services include:
. The condition of existing water pipes is unknown; . All existing stormwater pipes are of concrete; . The clearance of stormwater pipes might be required in certain areas, as reportedly there are lack of maintenance-related blockages (from litter); . The condition of the electrical equipment and substations can be classified as satisfactory;
Diagram 27: Waste Landfill Site Servicing the Actonville Precinct
76 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Reportedly the condition of the existing sewer pipe network is good and blockages are experienced infrequently; . Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats works is situated in Vosloosrus and falls within the DD6 drainage district . Actonville CBD is serviced by the Weltevreden landfill site, located to the south of the precinct; . ICT and telecommunications currently occurs via copper and wireless systems, no fibre optic services the precinct.
77 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 6: Services and Infrastructure Overview
SERVICES CURRENT CAPACITY CURRENT BACK LOG
WATER Water infrastructure is in place. The existing water reticulation pipes in Actonville vary in diameter None between 75mm and 200mm. The materials that the water pipes consist of are unknown. Some of the pipes in Actonville were installed in the 1970s and are more than 40 years old. The Benoni Reservoir, with a capacity of 30Mℓ service the Actonville area.
STORM WATER Stormwater infrastructure is in place. The total length of stormwater pipes in Actonville in the data base is None 3260 m of pipe. The diameters range between 300 mm and 450 mm. The existing pipes all consist of concrete.
SEWER The sewer network is in place. The existing waste water pipes in the Actonville vary in diameter between None 150mm and 300mm. The existing sewer pipes consist of baked clay (or “vitro clay”) and concrete pipes for diameters smaller than 250 mm and larger than and equal to 250mm diameter respectively. The age of the existing sewer infrastructure is unknown. Reportedly the condition of the existing sewer pipe network is fair and blockages are experienced infrequently.
Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats works is situated in Vosloosrus and falls within the DD6 drainage district. Built in 1972 and upgraded on several occasions over a period of time, the works was designed to treat 83 mega-litres per day (Mℓ/day) of wastewater from the Actonville, Vosloorus, Tsakane, Duduza and Brakpan areas. The first three modules consist of conventional biological filtration, while the fourth module has an activated sludge reactor.
ELECTRICITY The Actonville Precinct is a well-established and mature area with comprehensive engineering None infrastructure and services. The capacity is expected to be sufficient for current demand and small commercial and residential developments. Large concentrated developments and power intensive commercial and industrial developments will need to be evaluated and an application for the additional demand processed by the energy department.
78 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
It is therefore anticipated that no additional equipment is required in the form of substations, distribution lines and cables as well as mini substations.
The Actonville Precinct equipment is maintained and serviced regularly as per municipal guidelines and as such there are not any issues with maintenance of the system. The CoE Energy Department takes responsibility for the network systems before the metering point. This includes the electrical infrastructure such as switch rooms, substations, mini-substations, overhead lines, etc.
TELECOMMUNIC The Actonville precinct has a mature existing network which is available for most development Backlog in access to ATIONS opportunities. The equipment is expected to be well maintained and ready for connection. data and voice service Telecommunications facilities can easily be expanded to meet demand growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications.
WASTE A range of service levels are rendered to customers depending on the nature of the consumer. A MANAGEMENT framework was developed as part of the asset management planning process, as shown in the following Illegal dumping table: Provision of services in informal settlements Level of Service Collection Services Disposal Services Cleaning of public areas 5 Daily waste removal N/A N/A from site 4 Twice weekly waste N/A N/A removal from site 3 Weekly waste N/A N/A removal from site 2 Weekly kerbside Disposal of hazardous waste at N/A waste removal landfill site 1 Communal waste Disposal of garden and Non- Cleaning public areas and collection point hazardous waste at landfill site refuse bins 0 None None None Source: CoE, 2012
It is presumed that there is provision of plastic bags and bulk containers in the informal settlements and areas of high traffic volumes such as trading areas and shopping centres.
Weltevreden landfill site is the landfill site that services Region D i.e. waste generated in Region D is disposed of at the Weltevreden landfill site. Rietfontein landfill has an estimated remaining useful life of 18
79 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
years (CoE, 2012).
Landfill Area serviced Prepared space Un- Total space Remaining facility (remaining – 2010) prepared (m3) useful life space (years) Benoni Welte-vreden LFS 17 668 311 919 10 581 862 18 Source: CoE, 2012
80 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 28: Actonville Water Reticulation Network
81 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 29: Existing Stormwater Pipes in Actonville
82 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 30: Actonville Catchment Delineation and General Drainage Directions
83 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 31: Existing Sewer Pipe Network in the Actonville Precinct
84 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5 POLICIES, PLANS AND PROJECTS CONTEXT Actonville is well-positioned within the proposals for business, commercial and industrial activities required to establish integrated development offering employment opportunity and creating economic growth. Increased 5.1 OVERVIEW connectivity is essential for Actonville to gain maximum benefit.
Refer to Diagram 32: CoE Package of Plans The CoE package of plans is indicated below.
This section comprises an assessment of the various policy plans and projects, from national to local level, that impact the precinct. The outcomes from each level of planning are identified and the implications assessed for the Actonville Precinct and its immediate zone of influence.
The CoE MSDF and RSDF (2015) were informed by the applicable national and provincial policies, which therefore do not require review at this level of planning.
The provincial policy reviewed due to its impact on the precinct is the Gauteng Provincial Spatial Development Policy 2030, prepared in 2016, which is fairly high level.
At the metropolitan planning level, the following plans were assessed:
. The Ekurhuleni 25-Year Aerotropolis Master Plan of 2015, is a significant provincial study, undertaken in partnership with the CoE, which includes proposals for CoE’s jurisdiction and the Gauteng City Region on a whole, and gives guidance on the precinct; . CoE Built Environment Performance Plan (BEPP, 2017); . The MSDF; . The RSDF for Region D; . Associated policies, such as the CoE Urban Design Policy (2017, draft policy).
These give consistent policy support to the at all levels, to the consolidation of development in the three CBDs surrounding Actonville, Diagram 32: CoE Package of Plans with Actonville itself remaining a localised community node.
85 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.2 NATIONAL AND PROVINCIAL POLICIES AND PLANS . Ensuring that there is an appropriate legal and regulatory The CoE MSDF (2015) was informed by the applicable national and framework; provincial policies, which do not require review at this level of planning. Promoting manufacturing and productive activities; . The main policy that directly impacts Actonville is the Gauteng Spatial . Economic infrastructure support and clustered enterprise Development Framework 2030, that was prepared in 2016 after the MSDF development; and RSDF. . Promoting entrepreneurship development; . Financing and investing in the township economy;
5.2.1 The Gauteng Spatial Development Framework 2030 (2016) . Promoting access to markets; . Promotion of Innovation and indigenous knowledge systems The Gauteng Spatial Development Framework 2030 (GSDF) (2016) supports the CoE MSDF and identifies Ekurhuleni as the hub for Key strategic outcomes include: manufacturing, logistics and transport. . Create the appropriate enabling environment based on strategic The GSDF gives policy support for Brakpan, Boksburg and Benoni as focus areas to revitalise the township economy; CBDs that have existing investment and infrastructure that should be Establish the economic and social value of township economy; capitalised on and be revitalised. Actonville functions as a localised . and community node supported by these larger CBDs. . Ensure that the township economy becomes a key player in the provincial economy. 5.2.2 Gauteng Township Economy Revitalisation Strategy 2014- 2019 5.2.3 Ekurhuleni Growth and Development Strategy (GDS) 2055 ‘Township economy’ refers to enterprises and markets based in the townships. These are enterprises operated by township entrepreneurs to The Gauteng government seeks to enhance economic growth and meet primarily the needs of township communities. The term ‘township’ development through establishing an innovative, green and inclusive refers to old, new, formal and informal human settlements that are economy that aims to provide accessibility and connectivity to predominantly African, Coloured and Indian characterised by high levels of infrastructure, employment, income and participation. The Gauteng poverty, unemployment and low incomes as well as distance from the Economic Growth and Development Strategy is, therefore, a strategic main centres of economic activities. Although Actonville may not fall document that provides recognition of the following five pillars: completely within this definition, sections of the precinct exhibit, or are influenced by, such characteristics. It is therefore important to outline a . Transforming the provincial economy through improved efficiency brief overview of what the strategy aims to achieve. (Economic dimension); . Sustainable employment creation (economic dimension); The Gauteng Township Economy Revitalisation Strategy aims to create an environment in which township enterprise can flourish, based on the . Increasing economic equity and ownership (equality dimension); following seven strategic focus areas: . Investing in people (social dimension); and
86 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Sustainable communities and social cohesion (social dimension).
For the purpose of attaining economic development, the Ekurhuleni Growth and Development Strategy (GDS 2055) outlines the transition of the city from fragmentation to sustainability. In pursuit of this mandate, the city seeks to create viable urban integration, accelerate employment creation, promote environmental friendliness, and achieve social empowerment and effective corporate governance.
The CoE’s economic plan for realising the GDS 2055 strategic imperatives to have a ‘delivering city’ by 2020 entails:
. Manufacturing revitalisation (including black industrialisation); . Acceleration of the Integrated Development Zone (IDZ)/ Special Economic Zone (SEZ) programme; . Land availability for strategic development; . Support of Small, Medium and Micro Enterprises (SMMEs) through public procurement; . Implementation of township economy strategy; . Enabling a public transport system; . Massive public infrastructure investment; . Promoting localisation and production; and . Skills, capability development and workplace stabilisation.
87 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.3 METROPOLITAN AND LOCAL POLICIES AND PLANS
5.3.1 Ekurhuleni’s 25 Year Aerotropolis Master Plan
Refer to Diagram 33: Ekurhuleni 25 Year Aerotropolis Master Plan
The Ekurhuleni 25-Year Aerotropolis Master Plan Part 6: Land Use Plan (June 2015) aims to enable the CoE and the Province of Gauteng to unlock the economic development potential of the region, while taking the city and its neighbours towards greater efficiency, sustainability, and equity.
The Aerotropolis Land Use and Nodal Strategy provides a rational distribution of uses and activities, protecting neighbourhoods, accommodating industrial needs, and promoting smart high-quality developments within hubs and districts.
Within this framework, Actonville is not identified under any of the development components listed in the document. The M43/van Dyk Road/Atlas Road is identified as community-oriented corridor within the land use integration strategy. Diagram 33: Ekurhuleni 25 Year Aerotropolis Master Plan
88 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.3.2 CoE Built Environment Performance Plan (BEPP, 2017) The spatial planning method adopted and reiterated by the BEPP, for the period 2017/18 to 2020/21, is based on integrated, transit-oriented Refer to Table 7: BEPP Indicator Targets development as articulated in the Urban Network Strategy. Refer to Diagram 34: Ekurhuleni BEPP, 2017 Parts of the Actonville precinct fall within or are influenced by the BEPP The CoE Built Environment Performance Plan (BEPP) of 2017 is Integration Zone 2: Vosloorus – Boksburg - Bartlett. effectively the interdepartmental coordination and development implementation strategy. Integration Zone 5 represents the area along the railway line from the Germiston CBD towards the east up to the Benoni CBD. In addition, a It provides the strategic public management framework across north-south link is included within this IZ, from Germiston CBD, south sectors and spheres for the alignment of public resources into along the IRPTN line to Vosloorus. Specific development targets are strategic urban locations across the planning, funding, delivery identified and referred to within the Integration Zone Planning Guidelines and operations cycle; and the design and application of fiscal and to achieve spatial and economic transformation, support public transport, regulatory instruments aimed at catalysing private fixed investment including a socio-economic profile and tenure mix (owned/ public rental and spatial transformation. and private rental. (CoE BEPP, 2017) It is evident that the dominant land use within this Integration Zone is residential. Table 7: BEPP Indicator Targets Existing public transport infrastructure is the Metro Rail and numerous Taxi routes. The rail is primarily an east-west link, with no railway line connecting Boksburg to Vosloorus. A proposed IRPTN route with numerous feeders and a proposed station, as well as the proposed East Rand Mall Gautrain Station form part of the Zone’s planned future public transport.
Most of Integration Zone 2 adheres to the criteria of walkability (based on a 500m walking distance from any public transport station). One section of the southern part of the IZ (Vosloorus) has limited walkability, as it is not served by the proposed IRPTN public transport facilities, although numerous taxi stops are noted.
The precinct falls predominantly outside of the integration zone. However, within the IZ, an additional 93 954 people (33 838 residential units) can be accommodated within IZ2. The total additional developable land area within the zone accumulates to 777ha.
Source: BEPP, 2017
89 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
The BEPP notes the following service infrastructure services issues:
. The municipality currently experiences capacity shortages within most of the water infrastructure. The bulk of IZ2 has spare . capacity, with small parts of the eastern and western sections with no capacity; . Waste Water Treatment Works is currently operating in overstressed capacities. Most of the IZ2 has no capacity, with a limited section in the western reaches having some spare capacity; . A limited section of IZ2 has spare capacity in electrical supply, but most of the electrical infrastructure in CoE is operating at its full capacity.
The BEPP outlines the following priority projects and strategic interventions applicable to the Actonville precinct, as captured in the capital infrastructure budget:
Diagram 34: Ekurhuleni BEPP, 2017 . IZ2 Economic Node – Industrial Area Source: BEPP, 2017 Human Settlements- Urban Renewal: Wattville Erf 3130
90 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. The accompanied NMT services to complement the public 5.3.3 Metropolitan Spatial Development Framework (MSDF) (2015) transport system. Spatial Development Strategy The surrounding CBDS of Benoni, Boksburg and Brakpan are identified as Refer to Diagram 35: Approved MSDF, 2015 primary nodes. Actonville acts as localised community node supported by these higher-order nodes. The MSDF’s spatial development strategy is an urban network plan formed by the identified structuring elements. The core of this network is the ORTIA Aerotropolis. The key structuring element of the urban network MSDF Urban Design Principles is the proposed is mass public transport which links the nodal hierarchy. The mass public transport (rail and IRTPTN) forms a lattice that The MSDF also specifically establishes an Urban Design Policy, which is establishes corridors earmarked for densification, and promotes the based on the following imperative: movement of people to and from places of employment within the CoE. At the heart of this approach is the central aim of creating places of The MSDF’s principles include: beauty and distinct identity by drawing together the many strands of ‘place-making’ – environmental responsibility; social equity; economic . Retrofitting existing primary nodes; viability. The urban design vision should address the social needs of . New nodal development; people living and working in the area now and in the future, and create opportunities to contribute to the establishment of sustainable . Functional densification; communities. . Provision of effective public transport; and (CoE MSDF, 2015) . Inward urban growth. Within this context, the MSDF Urban Design Policy establishes the This is in alignment with the Urban Network Strategy and the CoE’s following guiding principles in the formulation of an urban design vision Capital Investment Framework (CIF). Furthermore, the MSDF ‘beads-on-a- and mixed-use development strategy: string’ development is the preferred model for corridor development, in order to strengthen and enhance the IRPTN within the CoE. The MSDF, . Accessibility and legibility; CIF and Urban Network Strategy are all established on the basis of key . A mix of land use forms; aspects which define a sustainable public transport system. . A vibrant and engaging public realm; These include: . Security by design; . Synergy with existing environment; . Nodes being connected by viable links along the route; . Heritage as a progressive force; . Mixed-use development with increased densities at suitable TOD . Tight street edges and short street frontages; nodes; . Robust and flexible architecture; . Walkable distances to and from stations; . Integration with context; . Tertiary nodes that incorporate the social facilities required; and
91 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Management of the investment; . Street edge guidelines: shopping street; urban street and mobility route, and courtyard development.
MSDF Street Edge Guidelines
The MSDF sets out a series of guidelines for new development and how new buildings are to form an active interface along all street edges and around public spaces. There are four types of street categories for which the guidelines have been established: shopping streets, urban streets, mobility routes and courtyards. This will result in the:
. Facilitation of a more accessible, walkable and pedestrian-friendly environment; . Activation of streets and public spaces through active street interfaces; . Creation of economic opportunities in ground floor spaces opening onto streets; . Improved safety and security through “security by design” rather than Diagram 35: Approved MSDF, 2015 through remedial measures; Source: MSDF, 2015
. 24-hour presence in buildings through the vertical mixing of uses; . Live-work-play lifestyles all within a walkable environment; and . Greater efficiency of commuter travel.
92 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Open and undeveloped areas around Actonville and north of 5.3.4 Regional Spatial Development Framework (RSDF) Region D Brakpan are areas of moderate-high potential agricultural land not utilized; Refer to Diagram 36: Regional Spatial Development Framework (RSDF) Region D, 2015 . Actonville and immediate surrounds is not a dolomite risk;
Diagram 37: RSDF Region D Additional points relevant to Actonville / Wattville include:
The role of the RSDF is to provide a framework for interpreting the vision, planning principles and structuring elements of the various regions, . Urban development in Region D is predominantly concentrated guiding more detailed and area-specific plans. The RSDF is analysed for around the CBDs of Benoni, Brakpan and Springs. Actonville site the way in which it refers to and impacts upon the Actonville precinct. has a strong relationship to Benoni CBD, and to a lesser extent Brakpan CBD, and is well-suited to access the associated benefits The Actonville Wattville Rail Reserve precinct is located in Region D of the of economic activity in and around these CBDs; RSDF (2015). Region D is broadly bound by the N12 to the north, the N17 . Business development similarly occurs primarily in the Benoni, to the south, Barry Marais Road to the west and the Welgedacht Township Brakpan and Springs CBDs; to the east. The major east-west connections include the N12 and North . Industrial development occurs in the “central activity belt”, of which Rand Road that connects the region to the City of Johannesburg and the industrial area surrounding Actonville forms a part; Middelburg; the regional north-south routes include Barry Marais Road that connects the region to Kempton Park. . The emerging Carnival Node lies south of Actonville, containing predominantly entertainment and retail facilities; The development concept for Region D identifies 5 strategies that provide . The area is well-served by passenger rail but requires infill public the basis for an appropriate spatial structure guiding long-term transport to support the effectiveness of the rail infrastructure. development in the region. These strategies centre around: . The future capacity of the Alliance to Dunswart section of the passenger rail line is a concern, should development growth be . Growth management; realised; . An efficient movement system; . The CoE initiated a study on NMT for Actonville/Wattville: . Sustainable housing / urban development; To establish a dedicated network of high quality . Sustainable environmental management; pedestrian and cycling routes; and . Sustainable bulk infrastructure. To establish pedestrian and cycling modes of transport as preferred modes for short distance and convenience Environmentally, the RSDF states the following as applicable to the related trips. Actonville precinct: Relevant proposed housing projects within Region D in proximity to Actonville include: . The larger open space systems of the region run in an arc east of the Actonville precinct; . Apex and its immediate surrounds;
93 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
According to the RSDF, Region D has three existing primary nodes, two of which influence Actonville, namely Benoni and to a lesser extent Brakpan. Carnival Node is a proposed primary node. Actonville is not identified as either a secondary or tertiary node in the RSDF, but is identified by its associated Industrial Areas.
Transit Oriented Development (TOD) nodes are based on high levels of public transport facilities. The following in a proposed TOD node for Region D, in proximity to Actonville:
. Corner Dube Street and Range View Road, Wattville
Overall, the plan makes no specific reference to development intentions for Actonville itself, but numerous considerations in the surrounding areas as captured in this section will have influence on the precinct.
Diagram 36: Regional Spatial Development Framework (RSDF) Region D, 2015 Source: RSDF, 2015
94 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 37: RSDF Region D
95 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Weaknesses: 5.4 LOCAL SPATIAL DEVELOPMENT (LSDF) Served by an extensive distributor road, commuter railway line and SPTN network. However, none of these directly The LSDF for Area 51 (Wattville-Leeupan) identifies the need to link connect to the Actonville/Wattville node Actonville to Wattville across the railway line for pedestrians. Lack of different housing options available for residents . Opportunities: 5.4.1 Actonville Wattville Township Regeneration Strategy, 2013 Municipality owns large tracts of undeveloped land on the periphery of the node Refer to Diagram 38: Actonville Wattville Township Regeneration Strategy – Priority Projects Hostel complex north of the Wattville central area is located within walking distance of the centre and has eth The Actonville Wattville Township Regeneration Strategy report was potential for redevelopment completed in 2013. The intention of the report was the production of a . Constraints: township regeneration strategy and detailed business plans to identify The existing railway reserve between Actonville and catalytic projects for consideration through the Neighbourhood Wattville severely constrains linkages between these Development Partnership Grant (NDPG) capital grant. areas
Intensive development to the north and west of Through a process of analysis and review, the report presents some key Actonville/Wattville complex constrains efforts to link the findings which inform the development of a number of key catalyst projects complex with surrounding transport links to the rest of the to transform the area. municipal area.
These key findings include: 15 key projects were identified to catalyse the area. The projects included:
. Strengths: . Project 1: Construction of Link Roads The Actonville/Wattville complex is located in close Project 2: Informal Settlement upgrade proximity to major core areas within Ekurhuleni . . Project 3: Actonville TOD and Public Space The hydrological and environmental zones that surround eth Actonville/Wattville Complex do not directly affect the . Project 4: Wattville TOD and Public Space identified node . Project 5: Actonville Housing (phase 1) Geotechnical conditions are favourable for urban . Project 6: Actonville Square development . Project 7: Wattville Square Diverse mix of land uses and is therefore already a strong . Project 8: Wattville Park completion and viable activity node . Project 9: Landscaping and Streetscaping of service roads Most of its zoning is in place and there is a good correlation between the land uses surveyed and the . Project 10: Actonville Housing (Phase 2) zoning profile . Project 11: Wattville Hostel upgrading
96 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Project 12: Actonville housing (Phase 3) . Project 13: Rail Reserve Housing . Project 14: Actonville Park . Project 15: Informal Settlements in-situ upgrading . The overall regeneration strategy does not exhibit proposals that are in glaring contrast to the intentions of the current precinct plan process, and in general appears to have the same overarching intention for the Actonville/Wattville area. However, it is understood that the regeneration strategy was for the most part prepared with the consideration that the transfer of ownership of the rail reserve to the CoE was a possibility.
The report and corresponding projects as they apply to the current precinct plan boundary have been reviewed in detail as part of the precinct planning process, and will be integrated where applicable into this precinct plan. This ensures that existing work is built upon rather than repeated, thereby strengthening the final product, ensuring a strong foundation for further development in the area.
Diagram 38: Actonville Wattville Township Regeneration Strategy – Priority Projects
97 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.4.2 Wattville CBD Proposed Urban Renewal 5.5 THE CoE URBAN DESIGN POLICY
A proposed urban renewal plan has been prepared for the so-named Refer to Diagram 40: Urban Design Policy Key Elements and Policies Wattville CBD, located along Dube Street. The plan proposes to integrate existing facilities with newly introduced public transport facilities, social and The CoE Urban Design Policy has been prepared in a manner that allows community facilities, and retail and commercial facilities. the generic principles of urban design to be applied across different scales of planning and design. These may include, but are not limited to, The premise of this plan is supported in this precinct plan. settlement making, urban renewal initiatives, and the development of new expansion zones, public place making, street design and local scale building projects.
Key Elements of the Urban Design Policy
The Urban Design Policy focuses on six key elements:
. The public realm: enhancing urban functions by creating a well- considered public realm that supports the contemporary needs of urban dwellers. . Transportation planning: the role of considered, integrated transport planning in cities is fundamental in shaping them and must be undertaken in conjunction with land-use planning. . Public transport: mass rapid public transit is a key component to efficiently functioning urban systems. Public transport and urban activity are interrelated, including aspects such as trade, concentration, vibrancy, and the animation of spaces. The urban design policy guides the integration of transport-planning needs with positively performing urban spaces, specifically for rail and BRT station precincts. . Re-addressing township environments: urban design directs the creation of functional and meaningful places that enhance and support human-scaled activity, economic opportunity and social enhancement, that are supported by a public space structure. . Urban logic and structure: urban design guides development according to an urban logic and structure that promotes a more compact form and is more urban in nature. Urban design should generate urban environments that are human scaled and that Diagram 39: Wattville CBD Proposed Urban Renewal observe the fundamentals of quality urbanism.
98 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Urban regeneration catalyst: urban design informs urban renewal . Sustainability and Resilience — development should consider by providing a clear urban design strategy which creates a sustainable development responses, enhance protection of and supportive public space structure that enhances the integration of access to biophysical resources, and adopt a physical response public transport and city building, understands the need of people that can adapt to changes over time: and place-making, and ensures the vitality of cities by allowing for . Urban Management — one of the most essential components of diversity in the range and scale of economic activity. urban design is an efficient and effective urban management system, to ensure that development is in line with the principles of Urban Design Policy Principles policy.
The CoE Urban Design Policy consists of seven urban design principles. Four supplementary guidelines are also provided: Each principle, along with the relevant guidelines, is individually detailed and its primary intent is outlined. Each of the overarching principles for the . Water-sensitive urban design systems; guidelines also provides performance measurement and assessment tools, and associated implementation considerations. . Supplementary guidelines around panning airport precincts; . Further guidelines around the concentration of mixed-uses around The Seven Urban Design Principles are as follows: public transport facilities; . Further guidelines around incremental growth. . Making Connections — development should seek to integrate with its context by establishing connections to and from surrounding urban systems, maximising permeability through the site, and ensuring continuity of movement through the neighbourhood: . Positive Edges — development should promote positive edge conditions between new and existing, between built and natural, and a clear transition between public, semi-public, semiprivate and private realms: . Activity Response — development should reinforce and enhance existing patterns of activity where appropriate, promote diversity and a layering of uses, and provide opportunities for as wide a range of user groups as possible. . Non-Motorised Transport (NMT) — development should reinforce the role of non-motorised transport systems, providing for safe pedestrian and cycling movement, and linking to public transport systems: . Placemaking and the Public Realm — development should seek to enhance the overall public environment, reinforcing the character of an area, and creating usable and memorable public space opportunities:
99 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 40: Urban Design Policy Key Elements and Policies Source: CoE Urban Design Policy Manual
100 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.6 DEVELOPMENT INITIATIVES AND PRIVATE SECTOR DEVELOPMENT
Refer to Diagram 48: Development Applications
This section outlines any known planning and development initiatives that will have a bearing on the Actonville Wattville Rail Reserve precinct.
5.6.1 Carnival Node
Refer to Diagram 41: Proposed Carnival Node
The proposed Carnival Node is envisioned as a medium to high density mixed use “town centre”, built around expanding upon the existing entertainment and shopping node.
Existing precincts include: Diagram 41: Proposed Carnival Node Source: RSDF Region D, 2015 . The Mall Precinct, comprising a regional shopping centre; . The Carnival City Precinct, comprising the casino and entertainment complex. 5.6.2 Human Settlements
. Ekurhuleni Informal Settlements Upgrade Project – Emandleni Proposed new precincts include:
Refer to Diagram 42: Emandleni Project . The central business precinct, comprising predominantly medium to high density office buildings; Emandleni was one of the informal settlements that was identified for in- . The central residential precinct, offering high-density residential situ upgrading. However, further studies were undertaken which reveal accommodation; that this area has now been found unsuitable for development due to . The Helderwyk business precinct, offering medium density office wetlands and undermining. buildings and potential light industrial; This project was then replaced by further studies undertaken in 2018. . The Helderwyk residential precinct; . The Leeupoort residential precinct; . The Van Eck Park Industrial precinct. (RSDF Region D, 2015)
101 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 42: Emandleni Project
Housing Project Feasibility Study (Wattville)
Refer to Diagram 43: Human Settlements – Housing Project Feasibility Study (Wattville) Diagram 43: Human Settlements – Housing Project Feasibility Study (Wattville) CoE and the Department of Human Settlements have identified Erf 3266, Source: Human Settlements Feasibility Report, (DBSA), 2018 Wattville and the Remainder of Portions 6 and 14, and Portions 34, 36, 52, 110 and 169 of the farm Rietfontein 115-IR as a possible site for a future The total site is approximately 36ha in extent. The site abuts Actonville to housing project. the west and north and is bordered by Wattville to the south and west. Apex Extension 12, residential township is currently being finalised to the The DBSA was appointed to conduct a feasibility study which was east, adjacent to and east of Range View Road. completed by the consultants in 2018. The feasibility report concludes that taking all the potential buffer zones in consideration, the site is not considered suitable for development, unless
102 GAPP Consortium Ekurhuleni Urban Design Precinct Plans further studies be done that conclude that the factors identified have no environmental health impact on the potential residents.
The following detailed specialist studies were recommended for the site:
. Biodiversity study . Aquatic delineation . Cultural heritage . Health impact assessment study . Classification of the landfill site and a study to determine the potential impact that this landfill site has on the groundwater in eth surrounding area.
Apex Ext 12 Project
Refer to Diagram 44: Apex Ext 12 Township Location Diagram 44: Apex Ext 12 Township Location Apex Extension 12 is situated on part of the Remainder of Portion 46 of Source: Apex Ext 12 Detailed Design Report, 2018 the Farm Rietfontein No. 115 IR. The property is located immediately south of the Apex training facility, and lies east of the Actonville Precinct, on the eastern side of R23/Range View Road. Erf 3130, Wattville
The property is bound by the disused railway line to the south, the Refer to Diagram 45: Proposed Erf 3130, Wattville R23/Rangeview Road to the west, Apex training facility north of the site and by an operational railway line and farm portion to the east. Access to The proposed development of Erf 3130, Wattville is 9.56ha in extent, of the site is likely to be via R23/Rangeview Road. Access form the east is which 4,91ha is developable. This area is earmarked for Residential 4; of not possible because of a prominent drainage ditch that runs parallel to a which 113 units will be freestanding and the balance consist of walk-up power line. apartments, allowing for a total of 1000 units.
The project seeks to fast track formal housing delivery in this part of Ekurhuleni.
103 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
through the centre of the site. (Metroprojects, 2015. Feasibility Report Erf 3110 Wattville).
Diagram 45: Proposed Erf 3130, Wattville
Erf 3110, Wattville
Refer to Diagram 46: Erf 3110, Wattville
The CoE Department of Human Settlements requested a feasibility study for a potential housing development on Erf 3110 Wattville. The site is 2,45ha in extents and is occupied by the Emlotheni informal settlement consisting of approximately 450 shacks. Rand water servitude runs Diagram 46: Erf 3110, Wattville
104 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
The site is non-dolomitic and not undermined at a shallow depth. It was divided by the unutilised Transnet strip of land. (Urban Dynamics, 2016. however used as an informal landfill site by the surrounding community in Feasibility Report for Wattville – Transnet Land). the past. This means that a geotechnical investigation will need to be undertaken to assess the presence and composition of uncompacted The feasibility report anticipated that the development could yield refuse below ground level, and any mitigation measures that may be approximately 384 residential stands accommodating between 745 and required. 995 units. From all studies done relating to environmental, geotechnical and bulk service infrastructure, the report revealed that development was In terms of engineering infrastructure: feasible. Although some technical constraints were identified during analysis, overall the feasibility study found the site suitable for . the site is surrounded by water pipes insufficient to serve the development. (Urban Dynamics, 2016.) proposed development, and ideally a direct ring supply pipeline would need to be installed; The development has not been undertaken as Transnet has not agreed to release the rail reserve land. Sewer capacity is sufficient to accommodate proposed . development; . There is no existing stormwater infrastructure on the site; . No strain on the existing road network is evident, as car ownership is low. Road infrastructure can accommodate proposed development; . Adequate spare capacity within the surrounding electricity network is unclear. (Metroprojects, 2015.)
The most critical issues relate to geotechnical conditions, hence a feasibility study will be required prior to deciding whether to proceed with development or to relocate the informal settlement.
Feasibility Report for Wattville (Transnet Land)
Refer to Diagram 47: Wattville / Actonville Rail Reserve Development (Transnet Land)
A feasibility report was prepared for the CoE Department of Human Settlements in 2016 regarding the Transnet rail reserve, and the feasibility of purchasing various portions of land for housing and community purposes. The land was identified for development to accommodate the Diagram 47: Wattville / Actonville Rail Reserve Development informal settlements in the Wattville / Actonville Townships. Development (Transnet Land) would allow for a linkage between the two townships that is currently
105 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.7 KEY FINDINGS – DEVELOPMENT POLICIES, PLANS AND PROJECTS
The Actonville Wattville Rail Reserve Precinct is located within Region D of the City of Ekurhuleni's jurisdictional boundaries and located within Ward 29 and a portion in Ward 30.
What is clear from the review of relevant policy, plans and project is that although the Actonville precinct itself is not specifically the focus of development as a node, the wider area is exhibiting much development interest and densification, with vacant sites in close proximity to the site undergoing development. Actonville is strategically located in order to benefit from surrounding development by maximising connectivity into the surrounding areas.
The development of the Carnival Node as a proposed new emerging primary node is particularly relevant to Actonville, in terms of employment opportunity.
The principles found in this policy review will become the underpinnings of the preparation of the precinct plan. These principles include:
. Improving connectivity and pedestrian linkages, . Improving the range of socio-economic profile and augmenting the existing economy; . Diversifying the land uses, including high density residential development; . Regenerating the precinct, . Creating quality public environments and identity, . Maximising the use of the existing infrastructure (public transport, streets, public spaces, engineering, social facilities), . Harnessing the existing characteristics of the precinct. (CoE, 2015. Feasibility Study Erf 3110, Wattville) . The Rail Reserve owned by Transnet will remain an open space for the foreseeable future.
106 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 48: Development Applications
107 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
5.8 WARD PRIORITIES
5.8.1 Ward Priorities 2017 / 2018
Refer to Diagram 49: Ward Priorities List
The Actonville Wattville Rail Reserve Precinct is located within Region D of the City of Ekurhuleni's jurisdictional boundaries and located within Ward 29 and a portion in Ward 30.
A number of ward priorities / IDP-needs have been identified by the Ward Councillors to be incorporated as part of the IDP Budget. The 2018/2019 ward priorities identified that occur within the precinct boundary or have a bearing on the precinct include:
Ward 29: . Refurbishment of infrastructure of Actonville flats including water and sewer pipes, redevelopment of Actonville/Watville hostel and re-blocking of Emandleni informal settlement with bulk services, housing development for Actonville hostel and Emandleni informal settlement; . Paving of Link Road and Mayet Drive, paving of pedestrian walkway from Thulisie Street, Mayet linking Daya Street; . Development and upgrade of Actonville sports precinct (stadium, tennis court, swimming pool); . Upgrade of parks in Saley Street, Daley Street and Darling Street;
Ward 30: . Development of a CBD between Dube and Sigcawu Park (erf165 Wattville)
108 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 49: Ward Priorities List
109 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
6 CONTEXT AND STATUS QUO CONSOLIDATION Table 8: Key Outcomes: Constraints and Opportunities Summary
Refer to Table 8: Key Outcomes: Constraints and Opportunities Summary CATEGORY COMMENT Refer to Diagram 50: Context and Status Quo – Key Findings LAND USE AND ACTIVITY PATTERN
The key findings for each section of the report have been consolidated in Key findings this section, to draw out major constraints and opportunities revealed . The civic core of the Actonville Precinct was through the process, within the precinct and surrounds. These findings will designed around a ten-minute walking radius, be used to guide and inform the conceptual vision and Precinct Plan for with a focus upon walkability; the Actonville Wattville Rail Reserve. . The precinct has a strong civic and community character with a large residential component; The findings have been consolidated under the following, now familiar . The precinct sits within a broader residential headings: and industrial context; . The sports complex is a significant spatial . Built Form and Activity Pattern; player in the precinct; . Roads and Movement Systems; . The disused railway line forms a significant . Open Space and Natural Environment; barrier to connectivity from the precinct southwards and westwards; . Socio-Economic Assessment; . Infrastructure and Services Overview; . The activity and energy of Singh Street and Mayet Drive west contributes to the . Policy, Plans and Projects Overview, and commercial character on the precinct . Stakeholder Input. periphery; . The shopping complex, hospital and petrol station within the precinct core, as well as numerous social facilities are major draw cards into the precinct; . Parts of the precinct exhibit a legible street grid layout, while other parts are less legible and become convoluted and difficult to navigate; . The road network to the south, west and to a certain degree the east is constrained with limited connectivity into adjacent neighbourhoods; . Informal settlement residential development
110 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
CATEGORY COMMENT CATEGORY COMMENT exists, concentrated along and adjacent to the . Consideration of night-time activities to give disused railway line; the precinct a more 24 hour energy. . There is potential for improving the sense of . Pedestrian scale which can be optimised to place and overall public environment and built create a high-quality human-scale precinct; character; . A number of residential infill opportunities; . The precinct has an existing community node; . Much of the residential stock is under private ROADS AND MOVEMENT SYSTEMS ownership, however many of the sites of public and community functions are city- Key Findings owned, giving the CoE agency in bringing . Actonville is well-served by the national road positive change and improvements to these network, with good access to both the N12 areas; and the N17; . . Access to the regional road network is good, however somewhat convoluted to the south
and east due to the disused railway line Constraints . Road network to the south and west forming a barrier; constrained by disused railway line; . A new K-110 route is proposed along Reading . Informal settlements on Transnet-owned land Road; (disused rail line); . Local road connectivity is fair, with room for
improvements in connecting disconnected road portions together. This is particularly Opportunities . Contained precinct with potential to enhance relevant to the southern and western the identity and legibility holistically; boundaries of the precinct, where road . Potential parcels of land for development; connectivity is broken by the disused railway line. Within the precinct itself, internal Legible civic core with potential for . connectivity is better in the western part of the enhancement; precinct, with portions of the eastern part . Existing energy along Singh and Mayet becoming disjointed and disconnected in activity streets can be further enhanced; places, particularly the pockets abutting . City-owned land parcels with public facilities; Birmingham Road; . Enhancement of the existing sports and . Most of the traffic within the precinct is recreation facilities into a consolidated centre destination traffic rather than through-traffic, to serve the wider community. with the road network within the precinct itself . Development of vacant council-owned sites; serving a localised function; . Provision of transport facilities required; . The precinct has potential to increase the
111 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
CATEGORY COMMENT CATEGORY COMMENT benefits associated with close proximity to passenger rail stations; Opportunities . Opportunity for better public transport feeder . The disused railway line within the precinct connection from Actonville to Dunswart currently forms a physical movement and Station; connectivity barrier between Actonville and . Improve connectivity to surrounding areas, neighbouring Wattville. Consideration should particularly south and west (Wattville); be given regarding ways to repurpose this Maximise accommodation for taxis into and barrier and transform into a zone of . through the precinct, improving connectivity to connectivity; outlying areas; . Dunswart station provides a critical Consider alternative movement and interchange of rail, bus and taxi transport . connectivity potential services in close proximity to the precinct; Consider connectivity and movement potential . Taxi service is an important service to . inherent in the disused railway line Actonville, and provides critical connectivity (NMT/cycle route/pedestrian and vehicular between Actonville and Wattville, previously links etc.); disconnected by a disused railway line. Current taxi routes should guide decisions . Opportunities for redevelopment of, or better around future connectivity between the integration of parking areas in the precinct various neighbourhoods; core; . Certain parking areas could be converted into . Opportunity for developing an integrated development sites for better utilisation of the pedestrian network throughout the precinct; site and better urban integration; . Pedestrian connectivity is fragmented and in OPEN SPACE AND NATURAL ENVIRONMENT some places unsafe and requires consolidation. Key Findings . Actonville is not directly part of the wider regional open space system, with no natural open spaces or water bodies falling within the Constraints . Barrier to movement and connectivity caused precinct boundary; by disused railway line; . There is no dolomite risk or undermining . Limited public transport facilities; affecting the precinct extents; . Movement and legibility (both vehicular and . There are a number of open spaces and pedestrian) is convoluted to the east of the recreational areas within the precinct, precinct due to large land parcels with no including the Actonville Sports and Cricket through-routes; Club and Swimming Pool, and a selection of small neighbourhood parks;
112 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
CATEGORY COMMENT CATEGORY COMMENT . The disused railway line is a significant open . [*Section to receive further input from space in the precinct; specialist consultants] . The precinct is lacking in street trees. . Constraints . [*Section to receive further input from specialist consultants] Constraints Limited investment into open space within the . precinct;
Opportunities . [*Section to receive further input from specialist consultants] Opportunities Enhancement of existing parks and open . spaces; INFRASTRUCTURE AND SERVICES . Enhancement of the existing sports and recreation facilities into a consolidated centre
to serve the wider community. Key Findings The condition of existing water pipes is . Enhance the pedestrian quality of the precinct . unknown; through improved public environment to create a functional and memorable public . All existing stormwater pipes are of concrete; space network that enhances the character of . The clearance of stormwater pipes might be the precinct and establishes placemaking and required in certain areas, as reportedly there a more integrated human-scale precinct; are lack of maintenance-related blockages . Potential to turn the disused railway line into a (from litter); green spine serving to connect the various . The condition of the electrical equipment and parts of the precinct, and adjacent areas; substations can be classified as satisfactory; . Introduce street trees. . Reportedly the condition of the existing sewer pipe network is good and blockages are SOCIO-ECONOMIC experienced infrequently; . Waste water from Actonville CBD gravitates to Key Findings . There are numerous educational facilities and the Vlakplaats Waste Water Treatment Plant, churches, as well as a police station, health which is owned and operated by the East facilities, sports and recreational facilities and Rand Water Care Company (ERWAT). The a taxi rank located within the precinct; Vlakplaats works is situated in Vosloosrus and falls within the DD6 drainage district . Facilities are easily accessible and thus serve the general public. . Actonville CBD is serviced by the Weltevreden landfill site, located to the south of the
113 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
CATEGORY COMMENT CATEGORY COMMENT precinct; . Creating quality public environments and . ICT and telecommunications currently occurs identity, via copper and wireless systems, no fibre . Maximising the use of the existing optic services the precinct. infrastructure (public transport, streets, public . spaces, engineering, social facilities), . Harnessing the existing characteristics of the Constraints . Condition of infrastructure unclear as yet; precinct.
. [*Section to receive further input from specialist consultants] Constraints . Development proposals must comply to
existing policy guidelines;
Opportunities . Capacity seems to be sufficient;
. [*Section to receive further input from Opportunities . There are minimal known development specialist consultants] projects within the precinct, which leaves vacant sites open to cohesive development as POLICY ASPECTS suggested in the precinct plan development framework. Key Findings . Actonville precinct is not a specific node with development focus; STAKEHOLDER ASPECTS
. Development in and around surrounding nodes will benefit the precinct; Key Findings Actonville is strategically located in respect of . [*Section to receive further input after . surrounding development; stakeholder engagement]
. The carnival city node is of significance to the precinct; Constraints . [*Section to receive further input after . Improving connectivity and pedestrian linkages, stakeholder engagement]
. Improving the range of socio-economic profile
and augmenting the existing economy; Opportunities . [*Section to receive further input after . Diversifying the land uses, including high density residential development; stakeholder engagement]
. Regenerating the precinct,
114 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 50: Context and Status Quo – Key Findings
115 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
6.1 CONTEXT AND STATUS QUO CONCLUSION
The key findings consolidated from the status quo analysis highlight a number of issues and opportunities in the development of the Actonville Wattville Rail Reserve Precinct.
These lessons will be used to guide the Development Concept and Development Framework stage of the precinct planning process.
28 February 2019 (First Draft) 116 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
7 PRECINCT DEVELOPMENT CONCEPT . Municipal Open Space Network harnessing existing regional open space and environmental areas;
. Opportunities for new residential communities with local facilities 7.1 INTRODUCTION for the residents in close proximity to the existing urban areas and
work opportunities. A number of key findings were consolidated in the Status Quo section of this report. These findings highlight the key issues and opportunities . Provide high-order community and recreation facilities easily regarding the urban design approach to the Actonville Wattville Rail accessible to the residents of the region. Reserve Precinct. These findings will provide a basis to guide the Development Vision and Concept and refinement of the Development Framework. 7.2.2 Precinct Principles and Guidelines
It should be noted that the vision and concept is at both regional and local At a Precinct Scale, the following principles guide the development scale. The regional scale is to provide a context for the local precinct. concept:
. A legible hierarchy of movement routes, both vehicular and 7.2 PRINCIPLES AND GUIDELINES: UNDERPINNINGS OF THE pedestrian, to easily navigate through the precinct, while PRECINCT PLAN maintaining and improving linkages into surrounding regions; . Consideration of a public transport strategy for the precinct to improve access to the nearby Dunswart public transport hub; 7.2.1 Regional Principles and Guidelines . Support for a wide variety of economic activities, allowing for both At a Regional Scale the following principles guide the precinct the formal and the informal sector, and enhancing existing areas development concept: of activity, and encouraging a broad economic profile; . Improving the socio-economic profile range and augmenting the . The CoE Metropolitan Nodal Network system, comprising of a existing economy; nodal hierarchy of primary, secondary and support nodes; . Increased density of infill residential accommodation in applicable parts of the precinct, supported by surrounding amenities to . Development Corridors, encompassing transportation corridors; corridors of work opportunities and emerging mixed-use corridors maintain a pleasant living environment; . Regional Connectivity through new east-west and north-south . A quality public urban environment; which is a coherent, safe and proposed roads walkable civic space network; . High density residential development surrounding primary nodes . A sustainable natural environment and open space network that is and activity spines; accessible to the public. . Densification, which is required to achieve a compact urban form. . Supporting social facilities, community facilities, sport and recreation amenities, . Transit Orientated Development (TOD) rail, taxi, bus and BRT at the primary nodes railway stations; . Maximising the use of the existing infrastructure (public transport, streets, public spaces, engineering, social facilities),
117 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Harnessing and enhancing the existing characteristics of the roads will improve the overall regional accessibility lattice between precinct. the precinct and surrounds, and linking up disconnected existing roads will further improve accessibility. This is particularly necessary to the west and south, between Actonville and 7.3 Regional Development Concept Wattville/Boksburg East Industrial. Similarly, additional road linkages from Actonville eastwards will improve regional Refer to Diagram 51: Regional Development Concept connectivity onto the regional north-south system; . Improve access to Rail Transport: The regional importance of The Regional Development Concept is underpinned by the above listed the Dunswart Railway Station and improved access to it for Regional Urban Design Principles and Guidelines. Actonville residents is critical for wider regional mobility, as it provides a gateway to surrounding areas; The Actonville Precinct is strategically placed within the regional urban . Expand Public Transport: Consideration of public transport system to enhance the associated benefits of its location. The precinct is routes between the precinct and surrounds will be required, in located between three defined urban centres, namely the established terms of both routes and frequency, given the newly proposed nodes of Boksburg to the southwest and Benoni to the northeast and the road connections; newly emerging Carnival Node southeast of the precinct. Further east, the Harness potential of the Disused Railway Line: As a former Brakpan CBD similarly impacts upon the Actonville Precinct. These nodes . barrier between Actonville and adjacent Wattville, the disused provide economic opportunity for the lower-order node of Actonville. railway reserve now provides an opportunity for improved
connectivity between the two adjacent areas, and along its length These nodes are supported by the emerging activity corridor created by between the two north-south connectors the M43 and R23; the pair of national highways, namely the N12 and the N17. Alongside road infrastructure, existing rail infrastructure runs in an east-west direction . The role of the Environmental Network: The role of the open along the East Rand in support of the Industrial/light Industrial belt space afforded by the disused railway line to the south, the developed along its length. The Actonville precinct in close proximity to Glenshaft Pan to the north, and the Leeupan to the south, are this industrial belt and supported by the major public transport hub located considered in terms of how they can contribute to the wider at Dunswart Station. regional open space system; . Reinforce existing Land Use Activities: Strategies for activating A series of pans and water bodies are to be found just beyond the precinct the town centre, and encouraging planning for new higher density boundary, which could be connected to form a major regional open space residential development where possible, are considered. network east and south of the precinct.
The following underpinnings form the regional concept for the Actonville 7.4 Local Precinct Development Concept precinct: Refer to Error! Not a valid bookmark self-reference. . Improve the Road Connections: Given the emphasis on the precinct locality outlined above, improved connectivity and The Precinct Development Vision is underpinned by the above listed accessibility to the wider regional road network is essential for the Precinct Urban Design Guidelines and Placemaking Principles. Actonville precinct to benefit from its position. Additional Class 3
118 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
The Actonville Precinct functions as a local community node in support of 7.4.2 Integrate neighbourhoods along the disused railway line the surrounding industrial areas and higher-order nodes. The development concept aims to enhance what exists, and maximise connectivity The disused railway line curving around the southern and western extents between the precinct and surrounds, to increase access to surrounding of the precinct forms a barrier between Actonville and neighbouring opportunity for residents, and to maximise access to the precinct’s offering Wattville and the industrial areas beyond. to those in surrounding areas. Enhancing the existing urban structure through improved accessibility and connections is particularly important to The land has not yet been decommissioned, and therefore formal the west, south and to the east. development cannot be proposed on this land. The precinct concept places focus upon exploring strategies in which to better integrate this land into the functioning of the precinct, stitching the precinct together rather 7.4.1 Improve Connections than allowing it to remain a divisive element on the urban landscape.
The critical, most pivotal aspect of the local precinct development concept This concept will be further explored in terms of infill development, land is to improve accessibility and connectivity between the precinct and use activity potential, movement and connectivity, and the potential for this surrounds. This is particularly necessary to the west, to the south and to space to contribute to the wider open space system. the east.
. West to Boksburg East Industrial Area: Connecting westward 7.4.3 Enhance the commercial core and activity streets across the disused railway line is essential to the concept of improved connectivity. Connecting fragmented road links through Singh Street, Mayet Street west and the inner core of the Actonville Boksburg Industrial East, and allowing for both vehicular and precinct function as fine-grain commercial areas and activity streets. The pedestrian connectivity between Actonville and Wattville; development concept aims to retain and enhance this energy through improvements to the public environment, and vehicular and pedestrian South to Wattville: Strategic connections across the . access to these areas. decommissioned line will be introduced, catering to both vehicles
and pedestrians, to better stitch the adjacent neighbourhoods
together, and improve access to facilities and amenities between 7.4.4 Consolidate sports facilities the two. This will be undertaken through drawing on the existing
informal links across the railway line, and finding short links that The existing Actonville sports facilities provide a community anchor to the stitch together the existing road network together; precinct. The development concept aims to consolidate these facilities, . East towards the R23/Range View Road: Currently Birmingham thus better defining a consolidated sports and recreation district. Doing so Road ends in a dirt track into the informal settlement located south will free up remaining land for development. and east of Glenshaft Pan. This connection along with supporting routes will be explored to improve accessibility between the Actonville precinct and the regions to the east and south. 7.4.5 Identified Areas for Development Infill
Together, these connectivity interventions will ensure that the Actonville The development concept identifies areas with development potential precinct has better accessibility and integration to and from all directions. throughout the precinct.
119 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Precinct Core: Identified sites within the precinct core exhibit potential for higher density residential and mixed-use infill development in line with the existing character of the precinct; . Rail Reserve: Development potential within the disused railway reserve is considered as part of the development concept, bearing in mind the limitations given that the land has not been decommissioned by Transnet; . Land parcels east of the sports facilities: Consolidation of the sports facilities will avail land with development potential, and better integrate this disconnected part of the precinct with greater Actonville.
In summary, the development concept for the Actonville Precinct aims to protect and enhance the existing character of the precinct, while improving connectivity to adjacent areas and attaining the most out of any development potential.
120 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 51: Regional Development Concept
121 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 52: Actonville Precinct Development Concept
28 February 2019 (First Draft) 122 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8 DEVELOPMENT FRAMEWORK PRECINCT PLAN identified development potential, and an integrated implementation strategy, to co-ordinate all efforts and resources in the most efficient and viable manner. 8.1 INTRODUCTION The precinct planning forms a component of the CoE’s package of plans, The Precinct Development Framework is a detailed refinement of the which will result in the formal adoption of the Actonville Urban Design Development Concept, underpinned by a series of urban structuring and Precinct Plan by the CoE as development policy. guiding development proposals. The Development Framework provides the spatial structure and physical configuration that guides public and private development decisions in the precinct. 8.2 SOCIO-ECONOMIC DEVELOPMENT POTENTIAL
The Development Concept outlined above provides a high-level intention A detail study of the Socio-Economic Potential is included in Annexure 3: for the Actonville Wattville Rail Reserve precinct that can affect Socio-Economic Assessment. The following sections outline the key improvements to the urban environment and economy of the precinct. findings.
These concepts are elaborated in detail in the Development Framework Precinct Plan that follows. These sections include: 8.2.1 Retail and other mixed-use markets
. Land Use and Activity Pattern Framework; The retail market encompasses various economic activities both in the formal and informal sectors. This includes: . Roads and Movement Framework; . Open Space and Natural Environment Framework; . Shops and businesses; . Infrastructure and Engineering Framework; . Food outlets; . Urban Design Directives and Guidelines . Pharmacies;
The overarching purpose of this precinct plan is to guide spatial, social, . Wholesalers and Supermarkets; economic, environmental and infrastructural input, as well as to provide a . Automotive Services; and consolidated document that records and establishes the vision and . Filling Stations. development plan for the precinct. This precinct plan should be used as a common source of reference and as a point of departure for decision- The Actonville precinct comprises mainly of supermarkets and shops in making by the municipality, government and the private sector. contrast to other economic activities. The informal traders are primarily situated on pavements outside the main supermarkets. It is therefore The precinct plan also establishes an integrated development strategy that essential to identify and enhance economic opportunities that would sets out specific actions for the next 5 years. Included as a key component benefit the local businesses and residents within the precinct and its in the precinct plan, is the establishment of urban design directives and immediate surroundings. guidelines as informed by the CoE’s draft urban design policy: the resulting outcomes of the precinct plan include land use management and The key retail market recommendations include: urban design directives, physical development projects to realise the
123 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Establish a regulated market at the corner of Khan Crescent and . Provide informal traders with bespoke market stalls to operate in a Soma Street to create access and convenience for users of the more dignified space, particularly for those active in the informal surrounding social amenities; restaurant business (e.g. Chesa Nyama); and . Encourage mixed use developments along Mayet Drive and . Involve the private sector in renovating retail business buildings as Reading Road to promote spatial integration in a sense that this could create an appealing environment that attracts investors. accelerate convenience, thereby reducing time, distance and travelling costs pertaining to accessing economic opportunities; . Ensure long term viability of the mixed-use development through 8.2.2 Industrial market enforcing by-laws to ensure that landlords take a responsibility for keeping the buildings safe and clean; The industrial activities are insufficient within the precinct. Industrialization however surrounds the precinct boundary. It is therefore essential to Ensure that the existing supermarkets become distributors to the . acknowledge the impact of these industrial areas in relation to the precinct, local spaza/tuck shops and informal traders as well as other especially in terms of employment creation. The provision of industrial businesses located within the immediate surroundings. This could opportunities could address the underlying factors confronting the area. promote entrepreneurship, improve business competition,
accelerate employment creation and provide a massive income The precinct has the potential to accommodate some light industrialisation injection within the precinct, while on the other hand providing in order to provide operational space for industries that are less likely to local residents with multiple shopping options; have major environmental impacts. It is, therefore, vital to unlock the . Enforce informal trading by-laws to regulate manage and ensure development opportunities of this sector in order for it to contribute that the informal traders take responsibility in cleaning the areas in extensively towards the local economy. The development of light which they operate; industries can aim to enhance food security through food production . Establish a Township Business Hub along the south western parts outlets, persistent employment creation and competitiveness in terms of of the precinct, towards the Wattville area, focusing specifically on the production and distribution of goods within the precinct and the entire providing innovative solutions for challenges facing the local region. residents; . Involve the private sector in renovations and sub-division of old The key industrial market recommendations include: buildings to provide small affordable rental spaces for companies and businesses operating at a small scale; . Establish a light industrial park on the vacant land at the corner of . Empower SMME’s by providing skills development and training to Reading Road and Styx Road, consisting of light industrial accelerate the viability of their businesses to ensure a long-term activities such as manufacturing of consumable goods, household impact in the local economy; furniture, textile/clothing production, etc.; . Improve the local retail business while also attracting nationwide . Establish viable and competitive industries that promote creativity retail facilities such as Pep Stores, Mr Price, Jet, Cash build, etc.; and innovation through the use of green economy (i.e. upcycling); . Promote pedestrianisation to allow flexible movement between . Establish collaboration between the private sector/owners of the retail facilities, informal markets as well as residential and social illegal recycling area situated within the precinct and the amenities; Department of Environmental Affairs to unlock the underpinning
124 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
economic benefit associated with recycling and considering at the precinct and its surrounds consist mainly of freeholds as opposed to possibilities of formalizing the area. sectional schemes. The freehold properties account for 99.9% of the residential market stock, although 55% of the households within the precinct occupy rented units and 41% occupy owned units. This suggests 8.2.3 Office market that the precinct is largely characterised by low-density residential units/houses as opposed to high-density residential units/houses such a The precinct does not encompass a large office market. As such, there is block of flats. a need to make provisions for affordable rental spaces to attract minimal investment opportunities beneficial to the small-scale entrepreneurs The key residential market recommendations include: residing within the precinct. . The precinct consists of ample open spaces that could be The key office market recommendations include: developed for residential purposes;
. There is need for the development of high-density residential units . Involve the private sector in the renovation and sub-division of along Khan Crescent and Soma Street, Seedat Street, Knysna buildings to provide affordable rental spaces for local companies Street and Tulbach Street, targeting low-medium income earners; operating at a small scale; . The establishment of mixed-use residential developments along . It is recommended that affordable office spaces be encouraged Mayet Drive and Reading Road; along Mayet and Singh Streets; . The proposed residential developments could potentially address . In order to accommodate a variety of offices and also create an the current as well as the anticipated housing backlog within the operational space for local entrepreneurs, the availability of offices precinct, that have resulted in the mushrooming of informal such as the NYDA and SEDA is recommended in the vicinity of settlements along the railway line; the social amenities along Khan Crescent. The provision of such It is recommended that the municipality should acquire land along offices would create an accessible economic and information . the railway line in order to provide further housing typologies for based platform for the local residents, particularly the youth. This destitute households residing in Actonville and the Wattville Area; would allow them to harness their full potential in partaking in the and economy through entrepreneurship and employment creation; and Establish an infill development along the railway line could . Offices for local lawyers and doctors consulting rooms, etc. should . potentially eradicate the existing informal settlements in order to be permitted along major activity routes for visible access, whilst provide dignified residential areas for the impoverished ensuring the necessary parking spaces are allocated to not households. impede traffic flow.
8.2.5 Institutional, social services and community facilities 8.2.4 Residential market
The precinct consists of the following social amenities: The Stats SA “small areas” data indicated that the precinct is mainly characterised by 68.6% of houses and 24.9% of block of flats, with a small percentage of other dwelling types. In terms of the Lightstone Property . Educational facilities; Suburb Report (2019), the residential market stock indicates that the . Sports and Recreation facilities;
125 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. A Library; 8.2.6 Amenity beyond the precinct boundary: Glenshaft Pan
A Post Office; . Just outside the precinct boundary lies the Glenshaft Pan which is . A Police Station; considered to be a natural water body in Ekurhuleni. The pan is situated . Community Hall; near the sewerage disposal facility along the Ranger View Road/R23 . Places of Worship; surrounded by a large, open grass area and is currently polluted by domestic waste. This may be attributed to the informal settlement located . Health facilities; and near the site. . A public transport facility. This water body has a direct influence on the precinct. It is thus necessary Considering the population threshold of the precinct, there is sufficient to ensure it is preserved in order to limit pollution, which could impact provision of social amenities. However, some of the existing facilities such negatively on the health of the residents, particularly children. Since the as the sportsgrounds located east of the precinct are underutilised. It is pan forms part of the broader regional open space, it is necessary to a therefore imperative to mobilize resources (equipment and security) to conduct a feasibility study to assess the potential for mixed development. refurbish these facilities in order to ensure adequate utilization. This development could be conducted on the surrounding vacant land situated north of the pan along Birmingham Road and Caledon Street. Despite the Actonville area consisting of a variety of social amenities, the However, a 500m buffer should be taken into consideration, as the Waste main challenge faced by some of the local residents, particularly those Water Treatment Works is located east of the suggested portion. residing within the Wattville area is attributed to the lack of access to social amenities in a walkable distance, resulting in more time and money spent The key recommendations for other specialised uses include: on travelling costs. As part of an initiative to integrate the Actonville and Wattville areas, it is necessary to ensure that the precinct encompasses a . Clean-up and limit pollution of domestic waste on Glenshaft Pan; variety of social amenities within a recommended walking distance. and
The key social services recommendations include: . Conduct a feasibility study to assess the potential for mixed development surrounding vacant land situated north of Glenshaft pan along Birmingham Road and Caledon Street. . Develop multiple ICT Access points within and outside the existing library in order to create an efficient knowledge based initiative in a digital platform at a wide spectrum; . Develop a small Crèche/Early Childhood Development Centre; . Develop a Local/neighbourhood park (including equipment); and . Redevelop the sports facilities along Mayet Drive and Seedat Street and equip with the necessary training equipment.
126 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.3 LAND USE AND ACTIVITY PATTERN FRAMEWORK care facilities, guest houses. This should take place in the area of Transition adjacent to existing activity spines; Refer to Diagram 53: . Medium Density Residential development, residential Table 9: Land Use Categories and Recommended Zoning development, social and subsidised housing. Proposed densities are from a minimum of 60 du/ha and higher. The aim of the The land use and activity patterns represent the types of land uses and precinct plan is to achieve a human-scaled and walkable urban activities that should be supported within the precinct. environment.
Existing Residential, retention and enhancement of the existing . residential areas on the perimeter of the precinct. Increasing 8.3.1 Proposed Land Use and Activity Pattern densities via second dwellings and local enterprises is supported;
The proposed land uses to be introduced into the precinct build on the . Community and Institutional Facilities, herein sharing of existing land uses and promote additional land uses in accordance with facilities and incorporation of facilities into multifunctional buildings the precinct requirements and the underlying development guidelines. becomes important. Encompassing community facilities, schools, tertiary education, institutions, places of medical consultation, The land use activities introduced support and enhance the existing cultural facilities, post offices; activity pattern. Activities introduced either aim to support existing, or aim . Social and Public Services, herein sharing of facilities and to complement in some way through increased density and variety. incorporation of facilities into multifunctional buildings becomes important. Encompassing the complete spectrum of publicly The land use activity mix where possible involves the clustering of mixed provided social services, such as municipal and government uses as important points of convergence or increased energy, and the purposes, libraries, police stations. There is a commonality introduction of a vertical mix of activities within a building, in areas where between Community and Institutional Facilities and Social and multi-storey buildings are applicable. Such buildings might incorporate Public Services and uses become interchangeable. retail and business on the ground floor, with residential apartments above. . Transport, including all road and public transport activities, with This concentrated energy and activity in specific areas is intended to informal trade and supporting facilities such as ablutions and protect the low-density residential neighbourhoods beyond, in order to overnight storage. This encompasses taxi ranks, commuter maintain the existing character. railway stations, inter-modal related and supporting transport facilities, parking garages; The proposed land use activities include: . Public Open Space, Parks and Recreational Space, encompassing the public environment (pedestrian ways, . Business, vertically integrated mixed-use development with sidewalks, public squares, parks), recreation, sport facilities and business, offices and retail on ground floor with residential above. green open space. Activities include shops, offices, hotels, motor dealers, business centres, restaurants, medical consulting rooms; . Home Enterprise and Dwelling House Conversions, local business and small enterprise activities operated from residential premises. Activities include dwelling house, home enterprise, home offices, medical consulting rooms, places of instruction, child
127 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 53: Development Framework – Land Use Plan
128 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 9: Land Use Categories and Recommended Zoning
ACTONVILLE PRECINCT PLAN: LAND USE CATEGORIES AND RECOMMENDED ZONING
ID Other possible land uses for consideration on merit -provided it reference is compatible with the nature and character of the surrounding Land Use Category Statement of Intent Preferred Land Use Activities on Land land uses and it does not compromise the development intent Use Plan for the subject area.
Retail Core and Activity Streets: Vertically integrated mixed use development with business, Dwelling Units (density preferably above 85 dwelling units per offices and retail on ground floor level with residential and / or hectare, with due regard for site specific circumstances), offices above. Residential Buildings, Old Age Homes, Guest Houses, Places of Instruction, Places of Education, Child Care Facilities, Places of Buildings should be structured around public open space such Public Worship, Social Halls, Gymnasiums, Clinics, Hospitals, as public squares, piazzas, recreational space where Shops, Offices, Hotels, Business Centres, Restaurants, BUS BUSINESS Institutions, Business Purposes, Places of Entertainment, applicalbe, and fronting the street-edge where applicable. Medical Consulting Rooms Showrooms, Filling Stations, Motor Dealers, Fitment Centres, Car Any corresponding public open space should be configured Wash, Motor Workshops, Service Industries, Plant Nurseries, around the pedestrain networks to create a walkable Other uses considered to be compatible with the nature and environment. Parking should be limited to small pockets/ on character of the surrounding land uses and which do not street parking as indicated in the precinct plan and compromise the development intent for the subject area. landscaped.
Restaurants, Shops, Local business and small enterprise activities operated from Spaza Shops, Service Industries, Business Purposes, Taverns, residential premises: Dwelling Units, Residential Buildings, Institutions, Places of Public Shared residential and home business activity: dwelling house Dwelling House, Home Enterprises, Offices, Medical Consulting Worship, Art Galleries, Libraries, Social Halls, Home Care HOME ENTERPRISE AND DWELLING HOUSE HE with small business operating from dwelling house. Rooms, Places of Instruction, Child Care Facilities, Guest Houses Facilities, Other uses considered to be compatible with the CONVERSIONS Complete conversion: Entire property functioning as local nature and character of the surrounding land uses and which business/retail. do not compromise the development intent for the subject area.
Residential Buildings, Retirement Villages, Old Age Homes, Medium density residential development; social and subsidized Hotels, Guest Houses, Places of Instruction, Places of housing; should be perimiter blocks and face onto open Dwelling Units (density preferably above 85 dwelling units per Education, Child Care Facilities, Places of Public Worship, MRES MEDIUM DENSITY RESIDENTIAL spaces and sports facilities where applicable. The internal hectare, with due regard for site specific circumstances and Social Halls, Other uses considered to be compatible with the courtyards should be designed as green open spaces. dolomite conditions) nature and character of the surrounding land uses and which do not compromise the development intent for the subject area.
Home Enterprises, Places of Instruction, Child Care Facilities, Retention and enhancement of the existing residential areas. Guest Houses, Home Care Facilities, Spaza Shops, Taverns, Increase of densities via second dwelling development Residential Buildings, Institutions, Places of Public Worship, supported. Small home business activities via home enterprise Social Halls, Other uses considered to be compatible with the development to support local economy. Improve the public nature and character of the surrounding land uses and which EXR EXISTING RESIDENTIAL Dwelling House environment through landscaping of streets, improved do not compromise the development intent for the subject sidewalks and the rehabilitation of local parks and play area. spaces. (Should proposals for densification be received, it will be evaluated in accordance with relevant densification criteria in the MSDF.)
Child Care Facilities, Monasteries, Convents, Retirement Improved connections between the existing facilities should Institutions, Places of Instruction, Places of Education, Clinics, Villages, Other uses considered to be compatible with the be encouraged through pedestrian links, sharing of security so Hospitals, Medical Consulting Rooms, Child Care Facilities, Art COM COMMUNITY AND INSTITUTIONAL FACILITIES nature and character of the surrounding land uses and which that entrances favour the predestrian. Sharing of facilities and Galleries, Museums, Post Offices, Places of Public Worship, do not compromise the development intent for the subject multifunctional buildings becomes important Clinics area. 129
Retirement Villages, Places of Public Worship, Places of Improved connections between the existing facilities should Police Stations, Law Courts, Fire Stations, Other Municipal and Instruction, Child Care Facilities, Other uses considered to be be encouraged through pedestrian links, sharing of security so SP SOCIAL AND PUBLIC SERVICES Government Purposes, Institutions, Places of Education, compatible with the nature and character of the surrounding that entrances favour the predestrian. Sharing of facilities and Libraries, Art Galleries, Museums, Social Halls, Old Age Homes land uses and which do not compromise the development multifunctional buildings becomes important intent for the subject area.
Transport hubs with informal trade and supporting facilities Informal Trading, Car Wash, Other uses considered to be such as ablutions and overnight storage space. Strong Railway Purposes & Railway Stations, Transport Centres, Taxi compatible with the nature and character of the surrounding T TRANSPORT emphasis on pedestrian connections and positive public Ranks, Intermodal Transport Facilities, Parking Garages land uses and which do not compromise the development environment, with landscaping. intent for the subject area.
Zoological Gardens, Art Galleries, Places of Entertainment, Restaurants, Informal Trading, Sport and Recreation Clubs, Sports facilities to develop a shared component through a Social Halls, Sports Grounds, Swimming Pools, Storm Water public community facility building, that offers ablutions, a club Retention and Attenuation Ponds, Other uses considered to be house for all sporting facilities such as tennis, soccer, cricket, Sports Fields and Facilities, Public Squares, Parks, Gardens, PUBLIC OPEN SPACE, PARKS & RECREATIONAL compatible with the nature and character of the surrounding POS running track etc. Interconnected to other parts of the Botanical Gardens, Conservation Areas, Open Spaces, Play SPACE land uses and which do not compromise the development precinct and other types of open spaces through pedetsrian Parks intent for the subject area. routes. . (The construction of structures and buildings related to uses under this use zone will be subject to relevant environmental considerations [where applicable]
General considerations for evaluating land development proposals: - Compatibility with the nature and character of existing surrounding land uses, as well as the development intent for the subject area must be taken into account. - Alignment with urban design directives must be taken into account. ACTONVILLE PRECINCT PLAN: LAND USE CATEGORIES AND RECOMMENDED ZONING
ID Other possible land uses for consideration on merit -provided it reference is compatible with the nature and character of the surrounding Land Use Category Statement of Intent Preferred Land Use Activities on Land land uses and it does not compromise the development intent Use Plan for the subject area.
Retail Core and Activity Streets: Vertically integrated mixed use development with business, Dwelling Units (density preferably above 85 dwelling units per offices and retail on ground floor level with residential and / or hectare, with due regard for site specific circumstances), offices above. Residential Buildings, Old Age Homes, Guest Houses, Places of Instruction, Places of Education, Child Care Facilities, Places of Buildings should be structured around public open space such Public Worship, Social Halls, Gymnasiums, Clinics, Hospitals, as public squares, piazzas, recreational space where Shops, Offices, Hotels, Business Centres, Restaurants, BUS BUSINESS Institutions, Business Purposes, Places of Entertainment, applicalbe, and fronting the street-edge where applicable. Medical Consulting Rooms Showrooms, Filling Stations, Motor Dealers, Fitment Centres, Car Any corresponding public open space should be configured Wash, Motor Workshops, Service Industries, Plant Nurseries, around the pedestrain networks to create a walkable Other uses considered to be compatible with the nature and environment. Parking should be limited to small pockets/ on character of the surrounding land uses and which do not street parking as indicated in the precinct plan and compromise the development intent for the subject area. landscaped.
Restaurants, Shops, Local business and small enterprise activities operated from Spaza Shops, Service Industries, Business Purposes, Taverns, residential premises: Dwelling Units, Residential Buildings, Institutions, Places of Public Shared residential and home business activity: dwelling house Dwelling House, Home Enterprises, Offices, Medical Consulting Worship, Art Galleries, Libraries, Social Halls, Home Care HOME ENTERPRISE AND DWELLING HOUSE HE with small business operating from dwelling house. Rooms, Places of Instruction, Child Care Facilities, Guest Houses Facilities, Other uses considered to be compatible with the CONVERSIONS Complete conversion: Entire property functioning as local nature and character of the surrounding land uses and which business/retail. do not compromise the development intent for the subject area.
Residential Buildings, Retirement Villages, Old Age Homes, Medium density residential development; social and subsidized Hotels, Guest Houses, Places of Instruction, Places of housing; should be perimiter blocks and face onto open Dwelling Units (density preferably above 85 dwelling units per Education, Child Care Facilities, Places of Public Worship, MRES MEDIUM DENSITY RESIDENTIAL spaces and sports facilities where applicable. The internal hectare, with due regard for site specific circumstances and Social Halls, Other uses considered to be compatible with the courtyards should be designed as green open spaces. dolomite conditions) nature and character of the surrounding land uses and which do not compromise the development intent for the subject area.
Home Enterprises, Places of Instruction, Child Care Facilities, Retention and enhancement of the existing residential areas. Guest Houses, Home Care Facilities, Spaza Shops, Taverns, Increase of densities via second dwelling development Residential Buildings, Institutions, Places of Public Worship, supported. Small home business activities via home enterprise Social Halls, Other uses considered to be compatible with the development to support local economy. Improve the public nature and character of the surrounding land uses and which EXR EXISTING RESIDENTIAL Dwelling House environment through landscaping of streets, improved do not compromise the development intent for the subject GAPP Consortium sidewalks and the rehabilitation of local parks and play Ekurhuleni Urbanarea. Design Precinct Plans spaces. (Should proposals for densification be received, it will be evaluated in accordance with relevant densification criteria in the MSDF.)
Child Care Facilities, Monasteries, Convents, Retirement Improved connections between the existing facilities should Institutions, Places of Instruction, Places of Education, Clinics, Villages, Other uses considered to be compatible with the be encouraged through pedestrian links, sharing of security so Hospitals, Medical Consulting Rooms, Child Care Facilities, Art COM COMMUNITY AND INSTITUTIONAL FACILITIES nature and character of the surrounding land uses and which that entrances favour the predestrian. Sharing of facilities and Galleries, Museums, Post Offices, Places of Public Worship, do not compromise the development intent for the subject multifunctional buildings becomes important Clinics area.
Retirement Villages, Places of Public Worship, Places of Improved connections between the existing facilities should Police Stations, Law Courts, Fire Stations, Other Municipal and Instruction, Child Care Facilities, Other uses considered to be be encouraged through pedestrian links, sharing of security so SP SOCIAL AND PUBLIC SERVICES Government Purposes, Institutions, Places of Education, compatible with the nature and character of the surrounding that entrances favour the predestrian. Sharing of facilities and Libraries, Art Galleries, Museums, Social Halls, Old Age Homes land uses and which do not compromise the development multifunctional buildings becomes important intent for the subject area.
Transport hubs with informal trade and supporting facilities Informal Trading, Car Wash, Other uses considered to be such as ablutions and overnight storage space. Strong Railway Purposes & Railway Stations, Transport Centres, Taxi compatible with the nature and character of the surrounding T TRANSPORT emphasis on pedestrian connections and positive public Ranks, Intermodal Transport Facilities, Parking Garages land uses and which do not compromise the development environment, with landscaping. intent for the subject area.
Zoological Gardens, Art Galleries, Places of Entertainment, Restaurants, Informal Trading, Sport and Recreation Clubs, Sports facilities to develop a shared component through a Social Halls, Sports Grounds, Swimming Pools, Storm Water public community facility building, that offers ablutions, a club Retention and Attenuation Ponds, Other uses considered to be house for all sporting facilities such as tennis, soccer, cricket, Sports Fields and Facilities, Public Squares, Parks, Gardens, PUBLIC OPEN SPACE, PARKS & RECREATIONAL compatible with the nature and character of the surrounding POS running track etc. Interconnected to other parts of the Botanical Gardens, Conservation Areas, Open Spaces, Play SPACE land uses and which do not compromise the development precinct and other types of open spaces through pedetsrian Parks intent for the subject area. routes. . (The construction of structures and buildings related to uses under this use zone will be subject to relevant environmental considerations [where applicable]
General considerations for evaluating land development proposals: - Compatibility with the nature and character of existing surrounding land uses, as well as the development intent for the subject area must be taken into account. - Alignment with urban design directives must be taken into account.
130 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.3.2 Proposed Land Use Budget . A total of 4 360 residential units: of these:
73 (assuming a density of 15du/ha) are mixed-use The precinct’s existing urban structure is informed by an established street residential above shops at ground floor (assumed), grid, creating a legible urban development grid in the western portion of Actonville. The legible grid becomes less so towards the eastern part of 10 are incorporated within home enterprise and the precinct, beyond the sports facilities. dwelling conversions; 1446 are existing dwelling units in residential areas The disused railway line is a defining structural barrier to an integrated (based on the premise of low density residential at urban grid system between Actonville and neighbouring Wattville to the 30du/ha); west and south. 1316 are medium density residential units (based on an assumption of 85-120du/ha); The predominant activity pattern includes: 1515 are high density residential units (based on an assumption of 120-200du/ha). . Business, vertically integrated mixed use (retail at ground floor with residential above) (4.69 ha); The total potential floor area of the envisaged detailed development . Community, Social and public services (21.5ha); framework is approximately 839 110 m² of business, home enterprise and . Light and service industry (0.8ha); dwelling house conversion, residential development area, 7 959 m² of light and service industry floor area, and 216 267 m² community, institutional, . Offices and low density Residential (46.74 ha); social and public services floor area. . Home enterprise, dwelling conversions, medium density and high density residential (17.4ha) It is estimated that the proposed precinct development will accommodate a residential population of approximately 12 831 people, assuming an The indicative land use budget yields the following results: average household size of 3 persons.
. An existing business floor area of 46 865 m², together with a The Actonville land use budget and schedule of rights is at an indicative proposed floor area of 9 369 m², and a change of use of 5 206 m², high-level. Given the transitional nature and mixed use of parts of the resulting in a potential total of 61 440 m² business floor area within precinct, gaining a full understanding of the existing floor area per use, the precinct; residential units, retail, business uses will require a comprehensive and . A change of use from existing dwelling units (in many cases dedicated on-site survey. business rights exist) to Home enterprise and dwelling house conversion floor area of 3195 m² floor area within the precinct; 8.3.3 Community Facilities and Public Amenities An existing community and institution floor area of 184 730 m², . together with a proposed floor area of 1 004 m² within the precinct, Existing community facilities located in the precinct are indicated in resulting in a total of 185 734 m² community and institution floor Section 7.2 above and include a variety of social amenities that are easily area within the precinct; accessible to the general public: . An existing social services and public services floor area of 30 533 m² within the precinct;
131 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Social Facilities Requirements
Refer to Table 11: Actonville Precinct Social Facilities Requirements
As can been seen from the data captured in the corresponding table, Actonville is well-served with community and social facilities for is estimated population size. The following indicators can be gleaned from the information tabulated:
. The precinct has an undersupply of crèche facilities, and would benefit from 5 additional facilities, requiring an estimated 1.5 ha; . The precinct is in need of a larger neighbourhood park. Better connection to the Glenshaft Pan open space system, or utilisation of the disused rail reserve would provide such an open space for use by the residents of Actonville; . The indication of a need for additional sports fields can be integrated into a more flexible functioning of the existing Actonville Sports club fields, through management structures that allow for increased public use of facilities.
Again it must be acknowledged that assumptions are based on high-level numbers of population within the precinct boundary. However, it must be remembered that residents outside the precinct are still likely to make use of these facilities.
132 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 10: Land Use Budget
ACTONVILLE: LAND USE % of Floor Developm Area Number of Land Use Status Developable / Non Dev Area (m²) Area ha ent Ratio Floor Area m² Du/ha units Range Range Business Change of use Developable (mixed use) 5 206 0.52 0.28 1.6 8 330 15 8 Business Existing Developable (mixed use) 46 865 4.69 2.5 0.8-1.6 66 655 51 Business Proposed Developable (mixed use) 9 369 0.94 0.5 1.6 14 990 15 14 61 440 6.15 3.28 89 975 73 Home Enterprise and Dwelling Conversions - office and medium Change of use Developable (mixed use) 3195 0.32 0.17 1.5 4792 30 10 density residential 3 195 0.32 0.17 4 792 10 Low Density Residential Existing Developable (res) 467377 46.74 24.92 30 1446 Medium Density Residential Existing Developable (res) 142334 14.23 7.59 85-120 873 Medium Density Residential Proposed Developable (res) 52099 5.21 2.78 85 443 High Density Residential Existing Developable (res) 28118 2.81 1.5 120-200 500 High Density Residential Proposed Developable (res) 84547 8.45 4.51 120 1015 774 475 77.44 41.3 - 4277 Light & Service Industry Existing Developable (non res) 7959 0.8 0.72 1.5 11939 0 7 959 0.8 0.72 11 939 0 Community and Institutional Existing Developable (Social) 184730 18.47 9.85 0.5 92758 0 Facility Community and Institutional Proposed Developable (Social) 1004 0.1 0.05 0.5 502 0 Facility Social & Public Services Existing Developable (Social) 30533 3.05 1.63 0.5 15266 0 216 267 21.62 11.53 108 526 0 Public Open Space Existing Non Developable 152 885 15.29 8.57 - 0 Public Open Space Change of use Non Developable 2 658 0.27 0.15 - 0 Road Network - Primary DistributionExisting Non Developable 200 308 20.03 11.23 - 0 Road Network - Potential Proposed Non Developable 2 248 0.22 0.13 - 0 Road Network - Secondary DistributionExisting / Change of use Non Developable 349 887 34.99 19.62 - 0 Social & Public Services Existing Non Developable 37856 3.79 2.12 0 745 842 74.59 41.82 - 0 Transport Existing Non Developable 66478 6.65 3.73 0 0 66 478 6.65 3.73 - 0 TOTAL 1 875 656 187.57 100 120 465 4277
Population 12831
133 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 54: Development Framework – Community Facilities and Public Amenities
134 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 11: Actonville Precinct Social Facilities Requirements
ACTONVILLE PRECINCT REQUIREMENTS CoE MSDF SOCIAL FACILITY STANDARDS Estimated Population: 12 831 ADDITIONAL AREA MINIMUM ADDITIONAL AREA CATEGORY STANDARD AREA ALLOCATION EXISTING REQUIRED FOR REQUIRED REQUIRED ALLOCATION FACILITIES 1 facility / no. of people Hectares per facility No. No. No. ha ha Education EDUCATION Crèche 2 000 0.3 6 1 5 1.50 Primary School 2 700 2.8 5 6 0 0.00 Secondary School 8 100 4.8 2 2 0 0.00 1.50 College 30 000 10.0 0 0 0 0.00 University Area related to nature of facility Other HEALTH Clinic 10 000 0.2 1 2 0 0.00 Hospice (HIV) Area related to nature of facility to be determined tbd Day Hospital 50 000 1.0 0 1 0 0.00 Gov. Hospital 100 000 2.0 0 0 0 0.00
SAFETY Police Station 25 000 0.8 1 1 0 0.00 Prison Area related to nature of facility to be determined 0.00 Fire Station Area related to nature of facility to be determined 0.00
COMMUNITY Minor Library 10 000 0.2 1 1 0 0.00 0.00 Major Library 60 000 0.9 0 0 0 0.00 Post Office 10 000 0.2 1 1 0 0.00 250 seats Minor Community Hall 10 000 0.2 1 1 0 0.00 500 seats Intermediate Community Hall 22 000 0.5 0 0 0 0.00 1,000 seats Major Community Hall 60 000 1.0 0 0 0 0.00 Old Age Home 10 000 0.8 1 1 0 0.00 Cemetery Area related to nature of facility
RELIGION Place of Public Worship 5 000 0.3 3 8 0 0.00 TOTAL PARKS & SPORT PARKS Local Park 3 000 0.3 4 4 0 0.00 Neighbourhood Park 15 000 1.0 1 0 1 1.00 Community Park 60 000 5.0 0 0 0 0.00 Regional Park 120 000 0 0 0 0.00 Public Open Space 10 000 0.1 1 1 0 0.00 Children's Playgrounds 1 000 0.1 12 3 9 0.90 3.10 SPORT Sports Field 1 000 0.6 12 10 2 1.20 Grassed field (2 football fields equivalent) with As per facility (est. 2.5 CSIR: 3 000 to be determined, provisionally 1 0.00 500-seat stand ha) Sports Complex (grouping of fields) CSIR: Athletics/Cricket Stadium (grassed field and 60 000 As per facility 0 0 0 0.00 athletics track and stand – 3,000+ seats) 4.60
135 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.4 ROADS AND TRANSPORTATION FRAMEWORK There is a natural hierarchy of roads that exists in Actonville, which is drawn upon to inform the placement of new movement links. Refer to Diagram 55: Roads and Transport System – Regional Scale Diagram 56: Roads and Transport Plan Key Road Network
The Development Framework for Movement Systems through the Main movement and activity routes have been identified that define Actonville Wattville Rail Reserve precinct is underpinned by the following vehicular connectivity both at a precinct scale and reaching into the motivating factors at both a regional and local level: surrounding neighbourhoods, particularly newly established links southwards and westwards. These primary routes are informed by a . To better connect the precinct to the wider regional road network, number of factors, including mobility considerations and ground-level through strategic additional feeder roads in all directions; activity and corresponding street character. . Enhance the precinct to create a walkable neighbourhood with a high-quality public environment and supporting civic spaces; Primary routes include:
. Provide recommendations around public transport considerations, Reading Road: A main east-west artery running along the and how those may impact upon proposed movement systems; . precinct’s northernmost boundary, this route provides regional . Improve the physical integration of the precinct to immediate connectivity east and west to feeder routes onto national surroundings, particularly between Actonville and Wattville over highways. A finer grain activity street – Singh Street – runs parallel the rail reserve, through improved linkages; to it, along which vibrant mixed-use commercial activity occurs at . Improve the road system within the precinct itself to increase ground level along its length. The precinct framework proposes a activity and improve permeability. critical extension of Reading Road west, forming a continuous link to Mabuya Street / Power Road / Brakpan Road. These factors underpin the motivation behind development decisions . Birmingham Street: A prominent north-south artery that forms regarding roads and movement systems in this section of the precinct the eastern boundary to the defined precinct. The plan proposes plan. an extension of this road in a southerly direction to provide critical connectivity from the precinct southwards onto Airport Road, with access onto the N17. 8.4.1 Enhancing the Road network Mayet Drive: This existing link road is to be enhanced to clearly . Enhancing and improving the legibility and logic of the road network and read as the primary movement route through the precinct itself. road hierarchy within the Actonville Wattville Rail Reserve precinct aims to . Dube Street: A significant east-west artery serving the southern better integrate the precinct with surrounds, but also to ensure that energy part of the precinct, connecting Wattville eastwards onto the R23 / within the precinct is best served through a street network that contributes Heidelburg Road, this route should be considered as a primary to the correspondence between movement routes and concentrated connector through Wattville, catering to public transport through activity, thereby protecting the quieter fine-grain residential areas. Most dedicated lay-byes. importantly, at a local level the movement network needs to better link Actonville to neighbouring Wattville. These road connections should be prioritised, with the upgrade of Mayet Drive crucial to the legibility of the movement system through Actonville,
136 GAPP Consortium Ekurhuleni Urban Design Precinct Plans including the introduction of street trees, furniture, lighting, and allowance for public transport stops. . Ashok Crescent extension south, across the disused railway reserve along an existing servitude; Although these primary routes serve a mobility function, where direct Soma Street, which connects in an east-west direction; access to properties exist, they should be maintained and enhanced as . this generates growth of the businesses located along these routes. . Moodley Street, connecting the civic core to Mayet Drive in a north-south direction, southwards onto Khumalo Street in The plan also acknowledges the proposed Provincial roads, namely: Wattville; . Seedat Street running in an east-west direction, westwards across . PWV 15 (Gauteng Province): will be situated to the west of the the railway line connecting to Makonea Road becoming Aberdeen precinct as a north-south route with planned access at Road; and Commissioner Road/ Brakpan road. In the future, the road will . A southbound connection onto Xaba Street. improve accessibility to the precinct; and . K116 Alt (Gauteng Province) will be situated to the south of the These roads should be considered for upgrade at a later stage for precinct as an east-west route with planned access at the R23. In improved legibility, including public environment upgrade. The combination the future, the road will improve accessibility to the Actonville of key and supporting road network upgrade will assist in connectivity and precinct. legibility within the Actonville CBD.
Supporting Road Network Local Road Network
A lesser road network is recognised for the precinct in support of the The local road network further provides fine-grain connectivity to the main identified key road network, providing an overlaid movement lattice at a and secondary road network, specifically serving a local access function finer grain. These roads provide connectivity between the outer primary for residents within Actonville. These roads form a rough grid north-south movement routes of Birmingham and Dube, to the inner movement route and east-west with varying levels of clarity and legibility. The grid forms of Mayet Drive. These routes include: short blocks with many intersections in a north-south direction, and a more linear block running east-west. The local road grid is most prominent on the western part of the precinct. To the south the grid is replaced by a Mamkele Street / Sesedi Avenue extension: A proposed . series of crescents, and to the east the local grid becomes more northern extension of this road over the disused railway reserve fragmented, with opportunity for further connections, whether vehicular or connecting onto Mayet Drive will unlock critical connectivity from pedestrian. the precinct southwards through Wattville and onto the M43/Van Dyk Road at Glasgow Road. These local roads serve the residential areas of the precinct and all . Masoleng Avenue extension: Similarly, a proposed eastern supporting activities within Actonville. As a highly walkable environment, extension of this road over the disused railway reserve connecting the pedestrian is prioritised in these areas. For this reason, the intention is onto Mayet Drive will unlock critical connectivity from the precinct to allow more friction along these roads by retaining on-street parking, westwards onto the M43/Van Dyk Road at Edinburgh Road. allowing for more parking where applicable, and additional landscaping. The local residential environments served by these local roads should be A number of additional roads provide further secondary connectivity: protected and enhanced.
137 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.4.2 Proposed K110 Route 8.4.3 Rail Reserve
Refer to Diagram 57: Proposed K-Route Road Alignment Refer to Diagram 59: Approach to the Rail Reserve Diagram 58: Precinct Plan suggested K-Route Long-Term Scenario The proposed road hierarchy elaborated upon above relies upon critical Gauteng Roads and Transport has a proposal in place for the crossings across the rail reserve land currently under the ownership of implementation of a K-110 route along the Reading Road reserve, as Transnet. indicated in the corresponding image. It is acknowledged that should this planning be implemented, access off this route into and out of Actonville From a transportation perspective it is worth exploring the approach to the will be limited, with direct access into the precinct limited to two rail reserve through three possible scenarios as expanded upon below. intersections and one partial intersection midway along the applicable length. The first intersection is to the west from Reading Road onto Mayet The first such scenario involves the existing Rail Reserve with crossings Drive (location of current western circle), and one intersection to the east introduced. The short-term approach as put forward in this precinct plan is at the meeting of Reading Road at Birmingham (location of current eastern to treat the current rail reserve as an open space or green area and circle). The partial intersection occurs at Barnsley Street. implement the suggested crossings expanded upon in the preceding section. The critical connections are: The preferred scenario as motivated for in this precinct plan would be a downgrade of the K-Route through the Actonville Precinct to allow for the . Reading Road westward onto Mabuya Street, becoming Power activity that occurs both to the north and the south to remain, together with Road; retaining all existing intersections. Pillay Street westward, connecting across the rail reserve onto . Masoleng Avenue; Should a downgrade not be possible, the precinct plan acknowledges that access off the K-Route as indicated in the road proposal will be necessary, . A connection southwards over the rail reserve onto Sigcawu but motivates for additional partial and marginal intersections as indicated Street connecting southwards onto Sesedi Avenue; in the associated image, still within the GDRT guideline document . A southbound link connecting onto Kumalo Street in Wattville; and regarding intersection spacing. Singh Street is to be retained as a critical . The southbound extension of Birmingham Avenue. parallel activity spine serving the precinct. Similarly, the introduction of an access driveway serving the properties to the north of the implemented K- These critical connections would ideally be supported by additional route should be considered as part of this planning. Activities occurring on connections, whether vehicular or dedicated pedestrian. The further the northern reserve of Reading Road, such as public transport activities introduction of pedestrian walkways and cycle ways along the length of the and informal markets, catered for in the short-term planning, may then reserve will ensure it becomes a pleasant, attractive and safe community require relocation. area. Interventions do not need to be elaborate or expensive. The NMT orientated connections will enhance the overall suburb mobility. It is worth noting here that any K-route implementation is not likely to occur for the next 20-30 years. As a result, short-term interventions require the Together with this scenario, sections of the rai reserve are identified for necessary consideration and implementation in the meantime, within the activation, whether through public space upgrade, urban agriculture, or framework of understanding the long-term possibilities of change to this other such activities as required and managed by the surrounding road. community.
138 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
The second scenario involves the possibility of negotiations with Transnet Rail resulting in the land being given over to development. In such a scenario, movement crossings introduced should be retained, including the NMT Actonville is well-located to benefit from the Dunswart Station, located route along the rail reserve. Development infill will then gain access from 1,5km from the precinct core. Passenger Rail, buses and minibus taxis all these and other supporting roads. operate from this station. The precinct plan proposes prioritising better connectivity between Actonville and the Dunswart Station, particularly The final scenario involves the possibility that the rail may be reinstated in through the introduction of a safe and well-lit dedicated NMT route along the long term. Should such a scenario come to fruition, it is essential that the disused rail reserve. the five critical connections listed above be retained, either through surface level crossings, bridges, or tunnelling. The ideal solution would Taxis require further detail investigation as and when required. The Actonville precinct is served by a minibus taxi facility on the northern edge of Reading Road. Despite a dedicated facility towards the eastern 8.4.4 Gateways end of Reading Road, taxis predominantly rank in an informal capacity towards the western end of Reading Road, at the circle intersection with The pair of circles along Reading Road provide the opportunity to become Styx Road. This serves as a main transfer point for Actonville residents to landmark gateways to the precinct, working together to announce surrounds. Detail consideration should be given to the improvement of this entryway into Actonville along the most dynamic and well-trafficked facility, including public environment upgrade, washing facilities, taxi boundary road to the precinct. Should the K-route downgrade be servicing facilities, and the relationship between the taxi rank and adjacent successful, these circles should be enhanced through public art and informal trade Ablutions, accommodation of street trading and overall landscaping. If not, gateways should be defined at the entryways into management should be considered holistically together with the transport Mayet Drive east and west. facility. This wold be subject to approval of position by the roads authority. If not an approved location, an alternative suitable location for such Such gateways provide development opportunity whereby the land activities will need to be formalised in the vicinity. concentrated around this gateway can be enhanced to enforce the idea of a celebrated threshold into an identifiable precinct. Similarly, a facility for taxis ranking at the intersection of Dube Street and Rakale Street/Sesedi Avenue should be formalised as part of the nodal development at this intersection, serving Wattville. 8.4.5 Public Transport Network Detailed consideration should be given to public transport lay-bys along Though no dedicated public transport interchange exists within the the Mayet Drive loop to allow minibus taxis to better service the precinct. precinct boundary, the precinct nevertheless has access to various public transport options in close proximity. The framework proposes improved Bus Services connections to transport outside of the precinct boundary, and improved integration of public transport modes within the precinct itself. Retaining No bus services currently serve the precinct. The precinct framework the walkable and pedestrian nature of Actonville, and pedestrian access to promotes investigation into extension of municipal bus routes from M43 to facilities remains a priority overlaid on the transport recommendations serve the precinct more directly. The recommended route for buses would outlined in the following sections.
139 GAPP Consortium Ekurhuleni Urban Design Precinct Plans be to follow the Mayet Drive loop, with the applicable upgrades to Mayet to Pedestrian routes for initial consideration include: occur allowing for public transport lay-bys. . Moodley Drive is identified as a Major north-south pedestrian connector between the quieter residential areas in the south of the 8.4.6 Parking precinct, and the civic core. Enhancing the pedestrian quality of this route and improving pedestrian permeability and A large parking lot is provided east of the civic core of the precinct, off interconnectedness through the civic core will assist in re- Khan Crescent, between Soma Street and Chetty Street. A second establishing it as the community heart of the precinct; dedicated parking lot serves the civic core, located on the western corner Karolia Street, through community core and along Hira of Soma Street and Khan Crescent. A third smaller triangular parking area . Street: Enhancing this pedestrian route will ensure the increased serves the commercial area north of the civic core between Hira Street activation of the community core; and Laher Street. Where existing parking is repurposed for development, allowance should be made for parking within all new development on an . Pedestrian connections over the railway line: Formalising of as-needed basis, subject to dedicated parking requirement studies. currently informal pedestrian connections.
Remaining parking throughout the precinct is provided through private All existing routes should be enhanced where necessary, with parking lots serving specific buildings, or through on-street parking along consideration given to a homogeneous character, through materiality, main, secondary and local roads. On-street parking will require landscaping, benches, bollards, bins and effective lighting. rationalisation with a focus on maintaining pedestrian priority throughout Actonville. General problems with the NMT network also require upgrades and urban management/ maintenance interventions, and include:
8.4.7 Extended Pedestrian Movement Network . Poor quality of pavements; . Broken and damaged sidewalks as one of the major barriers; Actonville is currently a highly pedestrianised environment. The precinct framework encourages the enhancement and expansion of this walkable . The pedestrian facilities are either insufficient or non-existent; and character through maintaining existing pedestrian sidewalks, establishing . Sidewalks end abruptly after the crossing, which causes new pedestrian connections between them where necessary, and discomfort for pedestrians. ensuring an overall safe and legible network through consistent material use, wayfinding and good lighting.
The intention is to create as fine-grain and interconnected as possible a pedestrian network throughout the precinct. In particular the network should result in better connectivity into the eastern part of the precinct, and to the west and south over the disused rail reserve.
The network should connect destinations to one another, as well as to areas of interest and open spaces.
140 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 55: Roads and Transport System – Regional Scale
141 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 56: Roads and Transport Plan
142 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 57: Proposed K-Route Road Alignment Source: Gautrans
143 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 58: Precinct Plan suggested K-Route Long-Term Scenario Source: Gautrans
144 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 59: Approach to the Rail Reserve
145 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.5 OPEN SPACE AND NATURAL ENVIRONMENT FRAMEWORK Biodiversity Area (CBA). It is important to note that the pan and open area to the north of it are not linked to any other natural areas in the wider area Refer to Diagram 60: Built Form and Public Environment Plan and have suffered fragmentation due to the universal nature of urban infill into the area. The Actonville Wattville Rail Reserve precinct has been altered from its natural state and thus exhibits no remaining natural environment. The Despite its designation as a CBA, the open area to the north of the precinct itself exhibits pocket parks dotted throughout the residential Glenshaft Pan is highly impacted and transformed, primarily by factors areas, while the largest open space anchoring the precinct is the sports such as dumping and infilling (e.g. construction rubble). The vegetation and recreation facilities to the east. The disused rail reserve weaving composition is not natural and very little natural grassland vegetation through the western and southern portions of the precinct provides a latent remains, with the area being characterised by a predominance of pioneer opportunity for open space development. Glenshaft pan is located just and weedy vegetation. This open area is largely degraded and outside the precinct eastern boundary. transformed and apart from being located in immediate proximity to a freshwater (wetland) feature (thus performing the role of a buffer to the The proposed open space system for the precinct focusses on the wetland), it is associated with very little ecological sensitivity or effective development of small open space pockets along the disused railway function. servitude that traverses the Precinct Site, as well as the consolidation of the current sporting facilities located in the eastern part of the precinct. As such the open space system will not affect any natural residual areas. 8.5.2 Significant Open Space System beyond the precinct boundary
8.5.1 Natural Areas and Systems The precinct is located directly west of the Glenshaft Pan, an open space and water body with underutilised recreational potential. Consideration The entirety of the Precinct Site area has been transformed from a natural should be given to this pan in relation to a wider open space system, state and no residual natural habitat remains within the Precinct Site connecting to the planned Leeupan Regional Park to the south. boundaries. As such it is important to note that all residual open spaces Consideration should be given to connecting spaces within the Actonville within the boundaries of the Precinct can be proposed for development precinct to this proposed wider open space system, creating an enhanced without resulting in any destruction / transformation of natural habitat. regional green network. Pedestrian connections from the Actonville Sports Facilities to the Glenshaft Pan should be created in order to connect to this The closest areas of residual natural vegetation to the precinct site adjoin asset for the future. Similarly, the light interventions along the disused rail the eastern part of the site and are associated with the Glenshaft Pan that reserve should retain and create any opportunities for connection with a is located directly east of the Precinct Site (located east of Birmingham wider green open space system. Road). Although development has occurred right up to the margins of much of this wetland, natural wetland vegetation still occurs within the wetland itself (primarily in the form of reedbeds). 8.5.3 Key Environmental Components
A currently undeveloped, open piece of land is located to the north of the The proposed open space system for the precinct focusses on the Glenshaft Pan – also bounded by the Precinct Site boundary (east of development of small open space nodes associated with the disused Birmingham Road). The Gauteng C-Plan has designated the Glenshaft railway and associated servitude that traverses the Precinct Site, as well Pan and this open area to the north of it as an important Critical as the consolidation of the current sporting facilities located in the eastern
146 GAPP Consortium Ekurhuleni Urban Design Precinct Plans part of the precinct. As such the open space system will not affect any given to pedestrian connections between the various parks, including road natural residual areas. sidewalks and dedicated pedestrian routes where applicable, creating a walkable network for pedestrians. All such pedestrian routes should be In spite of its proximity to the Precinct Site, no indication has been given well-maintain and adequately lit. regarding the intention for the open space (not occupied by the wetland) of the vacant, undeveloped area to the east of Birmingham Road. Without a A new park was recently completed to the southeast of the precinct, formalised system to protect and manage such open spaces these would abutting the disused rail reserve. It is understood that this park is poorly be at risk of being (further) degraded through: utilised due to perceptions of it being unsafe. The precinct framework recommends increasing activation of this park through development of . the proliferation / expansion of the informal settlements to the potential sites surrounding the open space, thus allowing for passive south and east of the pan, surveillance and latent user potential through newly introduced surrounding users. further illegal dumping activities and . . the further proliferation of alien invasive plant proliferation 8.5.5 Sports Facilities In the interests of maintaining the current state of the Glenshaft Pan Wetland and not further degrading it, twinned with the need to consider the The precinct is provided with sports facilities. It is home to the Actonville impact of uncontrolled development on land parcels that are located cricket club, and community swimming pool and tennis courts. The immediately adjacent to the Precinct Site (that could adversely affect or be facilities are fenced, and the cricket club is privatised. in contradiction to the proposed development outcomes for the Precinct), the developability of the open area to the north of the Glenshaft Pan needs The amenities are not legible as a consolidated facility. The precinct to be considered as part of the Development Framework for the Actonville framework suggests that the sports facilities would benefit from improved Precinct Area. The potential development options for this area adjacent to coherence and a sense of unity as a consolidated sports precinct. The the Precinct Site is addressed in the section below. consolidation of sports and recreation facilities should include a centralised shared clubhouse facility, providing ablutions and providing a meeting venue for other community recreational events. This facility could similarly 8.5.4 Existing Parks and Open Spaces provide a commercial function through a restaurant serving precinct residents and the wider public. Management considerations around The precinct is a predominantly built-up environment with no one sharing these facilities amongst schools and sports clubs from the identifiable major precinct park. Rather, the precinct is served by surrounding areas should be given due consideration. numerous pocket parks that are dotted throughout the residential areas, serving the residents in the immediate vicinity. The pocket parks vary in By compacting and consolidating the sports facilities into an identifiable condition; with some being well-maintained exhibiting children’s play precinct, surrounding land becomes available for development. This would equipment. Many of these neighbourhood parks are gated and locked, assist in better activating the edges surrounding the facilities, improve limiting access to the general public. movement connections in this part of Actonville, and densify through residential development on underutilised land. The precinct framework recognises the role of such pocket parks in residential communities, and promotes the maintenance of them to ensure safe and clean recreational spaces for users. Consideration should be
147 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
8.5.6 Streetscape as Public Amenity undertaken by surrounding schools, urban agriculture allotments for residents of the area, children’s play areas and low-maintenance park-like Actonville is currently a highly pedestrianised community environment. spaces for the use of surrounding residents. The municipality should take Street space in both the residential neighbourhoods and in the commercial on a management role in this regard, facilitating the allowance for use of areas should be considered as community space. As such, the land with Transnet. development framework intends to maintain and enhance this quality through upgrade to streetscapes, enhancing the latent potential to expand upon public space. Street trees and pavement upgrades are crucial, and 8.5.8 Glenshaft Pan and surrounding Open Space any underutilised spaces surrounding streetscapes should be seen as opportunities for claiming public spaces, whether through landscaping, Despite being beyond the precinct plan boundary and therefore outside children’s play areas or simply street basketball facilities. the scope of this study, the importance of the Glenshaft Pan and surrounding open space warrants its brief consideration here. A number of In the precinct plan certain streets have been identified for enhancing as options or a combination of options are proposed below to be considered pedestrian boulevards. Karolia Street between Khan Crescent and for the vacant parcel of land that is located adjacent to the Precinct Site, Thaiman Street is one such example, whereby the creation of a east of Birmingham Road and north of the Glenshaft Pan, bordering pedestrian-centric civic spine is envisioned as part of the precinct Caledon Street: development framework, connecting into the civic heart of the precinct as an increasingly pedestrianised environment. . The land parcel could be formalised as an open space in the area, with the development of formal recreational facilities;
The land parcel could be earmarked for development (residential), 8.5.7 Disused Rail Reserve . with the important provision that an adequate buffer area around
the pan wetland be formalised as part of the development The disused rail reserve exhibits latent potential as a contributing open proposal. space system for the precinct. Although remaining under the ownership of Transnet, light intervention in the form of open space upgrade is essential . The development of urban agriculture (in the form of allotments for in order for the space to contribute to precinct coherence rather than the market gardens) current divisive quality of the space. Such an approach has been agreed in theory through meetings between Transnet representatives and the project Part of the vacant piece of land that is located adjacent to Caledon Street team. is already utilised as an informal football field, and the upgrading or formalising of this area could benefit the local community. There is very Development on adjacent land parcels should be encouraged to overlook little ecological value in this vacant area and the development of formal this open space, with a cycling/pedestrian route running adjacent to the parkland that is landscaped to form lawns and trees (parkland) would reserve, outside of the property boundary. An NMT route such as this will provide an aesthetic and community benefit to the local community. help to activate the space and contribute to ‘eyes on the street’. The landscaping of the land parcel could importantly enhance the state Within the reserve itself, uses should be negotiated with the land owner and functionality of the Glenshaft Pan by incorporating the improvement that are reversible should it be required, but that nevertheless contribute to (rehabilitation) of the area on the margins of the pan (e.g. removal of all fill the upgrade of the reserve and simultaneously provide benefit for the material and planting with indigenous grasses) to form an effective buffer surrounding facilities and users. Such uses could include urban agriculture on the northern and north-eastern margins of the pan. The park and
148 GAPP Consortium Ekurhuleni Urban Design Precinct Plans landscaped area would then perform the role of an ecological support National Water Act (Act 36 of 1998) (as amended) and the National area, thus arguably improving the wider open space system. Environmental Management Act (NEMA) (Act107 of 1998) (as amended).
The second option, of the development of this area to create housing or similar land uses, could also be considered, provided that a sufficient buffer is created on the northern and north-eastern margins of the wetland, and provided that land uses that could create pollution of the wetland (e.g. through industrial discharges into it) are not permitted. Under this scenario stormwater from the developed area would need to be carefully controlled (preferably using the principles of SUDS – Sustainable Urban Drainage Systems) to ensure that stormwater discharge does not adversely affect the pan wetland. The use of soft features for attenuation that will allow the gradual inflow of stormwater into the pan must be incorporated into any new development in this area. Under this scenario, the inclusion of the wetland buffer area into the proposed development as a semi- landscaped part of the development could be considered.
The degraded nature of this vacant area could also allow the development of an area dedicated to urban agriculture, although a wetland buffer would need to be maintained under this scenario as well.
Lastly any road developments within this vacant area, in particular the potential eastern extension of Seedat Street to form a link to the R23 arterial road is supported in this area, provided that the road does not traverse the wetland area or its associated buffer.
Under all scenarios it would be important that a suitable buffer zone that takes into consideration the state and sensitivity of the Glenshaft Pan, as well as the degree of potential impact of the development type on the wetland be determined through a formal assessment that preferably utilises the wetland buffer tool that has been developed by the Water Research Commission.
Prior to any development of this area it is recommended that an ecological assessment of the state of this vacant land parcel be undertaken to confirm the transformed state of this area.
It is important to state that no wetland areas must be allowed to be developed, and wetlands should be protected as per the stipulations of the
149 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 60: Built Form and Public Environment Plan 8.6 INFRASTRUCTURE SERVICES FRAMEWORK
150 GAPP Consortium Actonville CBD Precinct Plan
8.6.1 Overview flood control and purifies surface water. (ie providing ecological services). Development proposals will need to take the wetland buffer into account The following section outlines what is required in terms of the various and design the site development plan/ layout accordingly. engineering services to give effect to the proposed development plan for the precinct. The infrastructure services plan includes the following engineering components: 8.6.3 Stormwater Infrastructure
. Water and sanitation Infrastructure The total length of stormwater pipes in Actonville in the data base is 3260m of pipe. The diameters range between 300 mm and 450 mm. The Stormwater Infrastructure . existing pipes all consist of concrete. Reportedly there are no problems . Electrical Infrastructure with stormwater infrastructure. . Waste Management Infrastructure . Telecommunications Infrastructure 8.6.4 Electrical Infrastructure Greater detail of the various Engineering plans, with the identified requirements and proposals, is outlined in Annexure 4. The Actonville Precinct is a well-established and mature area with comprehensive electrical infrastructure and services. However, the capacity of the network is not sufficient for the growing demand as the 8.6.2 Water and Sanitation Infrastructure switchgear at the sub-station in Birmingham Street is old and requires replacement. Aside from the replacement of the switchgear, no additional The water and sewer pipelines in Actonville are more than 65 years old, equipment is required in the form of substations, distribution lines and and as a result the water pipelines are generally in poor condition as there cables, or mini substations. are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE. Infrastructure Large concentrated developments and power intensive commercial and maintenance is very important for the efficiency of the infrastructure and industrial developments will need to be evaluated individually and an therefore, the city must invest in maintenance strategies to maximize on application for the additional demand processed by the CoE Energy the infrastructure life cycle. Department.
It has also been indicated by CoE that there are some areas that With regard to maintenance, the electrical equipment is maintained and experience low water pressure. Based on demand, hydraulic models serviced regularly as per municipal guidelines and as such there are no should be run and the results evaluated to see whether pipe diameters major issues with maintenance of the system. The CoE Energy should be increased in some areas. Department takes responsibility for the network systems before the metering point. This includes the electrical infrastructure such as switch Any proposed development around Glenshaft Pan needs to be done in an rooms, substations, mini-substations, overhead lines, etc. environmentally sensitive manner, specifically with regard to ground water. Groundwater can be drained with subsoil drainage to manage excess With regard to future development the CoE, as well as developers, must water. Depending on the topography, pumps may be required. However, ensure registration of new servitudes for new distribution lines, the wetland needs to be protected and retained as it plays a critical role in substations, mini-substations, ring main units and any related equipment. Minimal new reticulation to be expected for new developments as most
28 February 2019 151 GAPP Consortium Actonville CBD Precinct Plan development proposals should be able to connect to services running The guidelines are applicable at the precinct development and urban along or close by. structure level, followed by the more focus area level. These guidelines are used as underlying principles upon which to build the Precinct Plan Telecommunications facilities can easily be expanded to meet demand applicable to Actonville. growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications. The built form and public environment contributes to a sense of identity and legibility for the precinct. This is achieved through the buildings’ response to the urban environment, ideally framing and defining the public 8.6.5 Waste Management Infrastructure environment. The public environment comprises the streets, parks, green spaces, public squares and pedestrian paths. The public environment is In the precinct, level 5 services are rendered to retail, manufacturing and the key element that enables and directs people in the utilisation (live, food outlets, while most of the residents enjoy a weekly waste removal work, play) of the urban environment, supporting activities and residential service from site. Other non-residential customers include commercial and neighbourhoods. industrial, institutional, and business. A high-quality public environment, one that is functional, landscaped, safe, It is presumed that there is provision of plastic bags and bulk containers in clean, well-lit and well-managed in terms of maintenance and security, is the informal settlements and areas of high traffic volumes such as trading vital to establishing liveable and thriving urban places and economies. areas, shopping centres and taxi ranks.
Weltevreden landfill site is the landfill site that services Region D i.e. waste 8.7.1 Urban Structure Guidelines generated in Region D is disposed of at the Weltevreden landfill site. Rietfontein landfill has an estimated remaining useful life of 18 years (CoE, The Precinct Development Framework is informed by a series of 2012). development guidelines or principles. The guidelines include:
A private recycling facility is being operated in the open area adjacent to . Making connections — the precinct must integrate with its the sports facilities, to the east of the soccer stadium. It is proposed that context by establishing connections to and from surrounding urban the CoE enter into negotiations with the operator to extend and formalise systems, maximising permeability through the precinct, and this facility to form part of the CoE waste management operations in the ensuring continuity of movement through the neighbourhoods area. (CoE draft Urban Design Policy);
Hierarchy of routes — undertake the creation of a movement . hierarchy, which establishes various levels of street function and 8.7 URBAN DESIGN DIRECTIVES AND GUIDELINES activity mix to allow for a balanced movement network. This
includes activity streets, high streets and local roads; The proposals contained within the development framework are underpinned by a series of urban development and urban design . A continuous street network — establish an appropriate street guidelines/Directives, as directed by CoE policies, including the MSDF, network that is continuous, correctly links and extends with the RSDF and the CoE draft Urban Design Policy Framework, as well as being existing network within the precinct and to the region; informed by existing urban development and urban design best practice. . Balanced movement network and accessibility — establish a movement system that caters for all users, pedestrians and
28 February 2019 152 GAPP Consortium Actonville CBD Precinct Plan
cyclists, public transport (rail, bus, taxi and BRT) and vehicular . Vary building typologies and tenure options — to enable the movement, with an emphasis on non-motorised transport. establishment of an inclusionary social development, a diverse Connections should be made across and between precincts range of building typologies and varying tenure options should be utilising the existing grid (MSDF, 2014); included; . Mixed use activity response — development should reinforce . Security by design — safety and security should be achieved by and enhance existing patterns of activity where appropriate. design rather than by remedial measure. A 24-hour presence and Development should promote diversity and a layering of uses and the creation of “live street edges”, achieved through careful provide opportunities for as wide a range of user groups as planning of land use, will create an environment in which residents possible (CoE draft Urban Design Policy). and occupants can watch over one another . Integration with context — land use should be planned in such a . Heritage as a progressive force — Sites of historical importance way that multiple projects complement one another, and precincts should be incorporated sensitively into the urban design are well integrated with one another and with the surrounding city framework; context (MSDF, 2014); . Robust and flexible architecture — building typologies that will . Sustainability and resilience — sustainable development accommodate future changes in use, lifestyle or economic responses are a prerequisite; they enhance the protection of and circumstances are imperative. The architecture must be designed access to biophysical resources; and enable a physical response to adapt and respond to the changing needs of the people that live that can adapt to changes over time (CoE draft Urban Design and work within its frame. Policy). Existing natural features such as mature trees and existing Perimeter block developments should be introduced where structures and places of heritage significance should be retained . possible to undeveloped land parcels in the precinct. Perimeter and adaptively reused wherever possible (MSDF, 2014); blocks establish a hierarchy of spaces from public, to semi-public, . Place-making and the public realm — creating a high quality semi-private and private realms. and vibrant public realm by designing streets, squares and parks Framing of the public realm and streets by the buildings, as the focus of community life. (MSDF, 2014); . which are a fundamental component to the place-making inherent . A broad mix of social uses and amenities — incorporate a mix in the urban design plan. of well-located, multi-functional social and public facilities to A human-scaled height is promoted. Where new-buildings are establish an integrated urban development and liveable . introduced, a development scale ranging from 3 to 4 storeys is neighbourhoods; recommended, where a suitable building program allows. . Increased densities — establish a more compact urban development with higher residential densities. . Positive edges — promote positive edge conditions between new 8.7.2 Urban Design Directives and existing, between built and natural, and a clear transition between public, semi-public, semi-private and private. The above are achieved in the Actonville Wattville Rail Reserve Precinct . Legibility — urban design and architecture should facilitate ease through the development of specific features within the built form as of movement by foot, public transport or private car, and follows: convenient access to a diverse range of amenities. Pedestrian movement should be prioritised over vehicular movement; . Gateways are entrances to specific areas or districts include
28 February 2019 153 GAPP Consortium Actonville CBD Precinct Plan
East end of Reading Road . Landmarks are physical elements or public buildings which are West end of Reading Road unique or special within the urban fabric. These include: Hira Street at the intersection with Soma Street The Hindu Temple; . Nodes and Squares are focal points within the precinct which The various mosques and other places of worship have a concentration of specific uses or movement configurations. throughout the precinct; These include: The disused rail reserve realised as a green informal The Community Core at Soma Street and Khan Crescent; park.
The Retail activity spines of Singh Street and Mayet Drive west; 8.8 SUSTAINABILITY CONSIDERATIONS The Dube Street node; The entrance to the sports complex One of the Urban Structure Guidelines above refers to Sustainability and . Major Activity Edges are the linear elements that are the focus of resilience, an overarching prerequisite in all development proposals put specific land uses and are usually, but not always, the boundaries forward in this precinct plan. between districts or areas. These include Any new development or changes to existing developments in the Reading Road; Actonville Wattville Rail Reserve Precinct should be undertaken with prior Birmingham Road; deliberation of the following sustainable considerations: Dube Street; The disused rail reserve. . Any new development should seek first to enhance the existing environment rather than to erase and replace it; . Paths are the major movement vehicular and pedestrian routes that tie the precinct together. These include . Existing natural features such as mature trees should be incorporated into the design of the new environment as far as Mayet Drive; possible to aid legibility and diversity of experience; Seedat Street; . Existing structures and places of heritage significance should be Secondary routes throughout the precinct and across the retained and adaptively reused wherever possible (MSDF, 2014); disused railway reserve. . The existing open space system should be preserved and . Districts are specific areas or zones which have common enhanced as far as possible; characteristics. These Include: . Pedestrianisation should be prioritised by default; The Civic Core of Actonville; . Public transport promoted as key mode of mobility and commuters The mixed use districts to the north and west of the should be designed for; precinct; . Incorporate mixed use development as far as possible in all new- The Dube Street node; builds and adaptively reused buildings, where sharing of The Residential Suburbs infrastructure can occur and facilities are easily accessed through The Sports and Recreation area. walking;
28 February 2019 154 GAPP Consortium Actonville CBD Precinct Plan
. Promote residential densification through infill development at an appropriate density, further supporting walking and use of shared facilities within the precinct; . Incorporate sustainable economic principles; . Implement sustainable infrastructure principles in all additional infrastructure requirements; . Implement sustainable building principles as far as possible in all new-builds and adaptive reuse projects. Consideration should be given to such aspects as building orientation, rainwater harvesting and grey water catchment systems, natural cooling systems and renewable energy installations.
28 February 2019 155 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Much of the land uses and zoning have been addressed in the previous 9 FOCUS AREAS section, the Land use and Activity Pattern Framework, as stated this section elaborates on these. Refer to Diagram 61: Actonville Wattville Precinct Plan Focus Areas
9.3 PRIORITY FOCUS AREAS 9.1 INTRODUCTION The following focus areas are defined for Actonville Wattville Rail Reserve The Precinct Development Framework establishes a series of plans with Precinct more detailed priority focus areas. This section elaborates on the focus areas, which illustrate how the framework can be realised in a holistic way . Community Core: A consolidation and upgrade of the community at a more detailed level. core, including surrounding public environment to ensure optimum pedestrian movement and safety, and infill development as appropriate; 9.2 PURPOSE . Reading Road / Singh Street Interface: A commercial activity
street, as well as major transport feeder route between Actonville The purpose of the Focus Areas and Design Directives is to describe and and surrounds; specify the development proposals at a more detailed level. This is at the more localised level, and is by no means an exhaustive list. Rather, it . Actonville / Wattville Rail Reserve Interface: Short-term and includes identified areas that will reveal priority projects most likely to reversible interventions that improve this reserve to better function catalyse further improvement and development in the area. as a contributory public space to better serve the residents of Actonville and Wattville; The components explored in the key focus areas include: . Mayet Drive Activity Spine: As a major commercial activity street, and movement route within the precinct. . Boundaries of the Focus Area; Two further areas require mention: Land use activities with a range of potential zonings; . Local roads, paths and transport networks . . Sports and Recreation Precinct; and Public environment and open space elements (concepts for street . . Wattville Dube Street Node. furniture, parks, squares, streetscapes);
. Detailed layouts and anticipated built form of key areas; . Locality of key buildings, activities and facilities; . Height restrictions, coverage and floor area ratios (FAR); . Parking ratios.
156 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 61: Actonville Wattville Precinct Plan Focus Areas
157 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
9.4 ACTONVILLE COMMUNITY CORE Various properties within the community core itself are fenced off from one another with limited pedestrian connectivity, minimising legibility through Refer to Diagram 62: Focus Area 1 – Community Core the precinct. A continuous pedestrian walkway circumnavigates the Diagram 63: Focus Area 1 – Community Core view from the south community core perimeter. Diagram 64: Focus Area 1 – Community Core Ownership
The Actonville Community Core is defined here as the collective land 9.4.2 Spatial Structure and Land Use Activities parcels bounded by Soma Street to the north, and Khan Crescent to the east, south and west. This area together with the land parcels bounding The current spatial structure is disjointed, with convoluted vehicular Hira Street, the residential and the residential developments to the east, movement through the core, and disconnected movement for pedestrians west and south of Khan Crescent, make up the components of this focus through the precinct. Current pedestrian movement occurs around the area. Due to the public and community functions of the precinct, the perimeter. Properties are fenced and buildings have minimal active optimal functioning of it as a consolidated place will be of benefit to the interaction with the street and surrounds. wider community. As the community core, the plan aims to reinforce and enhance the legibility of the precinct to better function as a consolidated whole, through 9.4.1 Components of the Actonville Community Core movement of the pedestrian within the precinct being prioritised.
The following characteristics and programs define the Community Core: 9.4.3 Vehicular and Pedestrian Movement . The Sunshine Hospital is the anchor building to the north-eastern quadrant of the precinct; The plan aims to further consolidate the precinct through a network of pedestrian routes throughout. This will improve legibility and enhance the The Actonville Library and Actonville Community Hall occupy the . core as a truly pedestrian environment. To do this, negotiations between south-eastern quadrant of the precinct, together with a number of various landowners around fence-lines and public thoroughfares will need small commercial businesses along Khan Crescent; to be discussed. Pedestrian routes established through the precinct will . The Mary Moodley Clinic occupies the southwestern quadrant; connect to the existing sidewalks within the road reserve along the . A collection of retail shops and a large parking lot occupy the perimeter of the area, at various points. north-western corner of the precinct; . Retail activity fronting onto Hira Street towards Singh Street / Existing vehicular movement east-west across the core will be maintained, Reading Road; albeit reimagined as a shared surface, acknowledging the pedestrian nature of the area. Existing parking should be consolidated as part of any . Medium density residential development between Khan Crescent new development in the north-western quadrant of the community core. and Mistry Street; Additional parking areas to be retained as indicated in the corresponding . A combination of high- and low-density residential fronting the images. southern edge of Khan Crescent; . Existing and proposed high density residential east of the community core, between Khan Crescent and Mayet Drive.
158 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
9.4.4 Public Open Space parks, with active building edges from surrounding buildings where possible. These are: Attempting to enhance this area as the community core of the precinct, The open space in front of the high-density residential relies on high quality open spaces and placemaking interventions to attract building at Moodley Street, Khan Crescent and Munshi the general public. A number of latent open spaces have been identified Street corner; for development into considered public open spaces. These include: The open space in front of the residential developments at Soma Street and Mistry Street. . Library Gardens: The open space in front of the Actonville Library is framed by low density buildings to the north, forming a courtyard. This courtyard should be developed into a landscaped 9.4.5 Design Directives for the Community Core garden with seating and shaded areas that integrates better with, and serves the library. It is understood that people surround the The following overarching general design directives are applied to the outer perimeter of the library to make use of the free internet existing precinct community core to enhance the existing and achieve the connectivity. This courtyard could provide a space for such desired physical development: activities to continue, thus catalysing activity within the core. . Community Hall Park: The open lawn adjacent to the Community . Enhance the existing ground floor activity in all buildings with Hall to the west is to be enhanced and opened up into a fully street frontage where possible, and introduce new areas of activity functioning public space. Fences are to be taken down or on blank facades; readjusted to allow for pedestrian movement through the park to Encourage new pedestrian thoroughfares where appropriate; other parts of the core. This space can be used as an outdoor . component for events held in the community hall. . Allow for access servitudes to ensure continuity of linkages and accessibility. . Shared Surface plaza: At the intersection of the east-west vehicular and pedestrian shared surface route and a newly . Reconsider certain loading areas in the north-western quadrat of established pedestrian thoroughfare north-south, a paved plaza is the community core, avoiding main desire lines; introduced. This shared surface piazza will have a multi-functional . Establish safety by design, enabling and maximising natural / quality. This could allow for intermittent public events to take passive surveillance in the public environment, by introducing place, monthly or weekly markets, or even annual community balconies, and windows to new buildings and altered buildings events, subject to temporary closure of the vehicular movement where applicable; route. . Residential Shared Park: The introduction of a park between the A critical element to the successful functioning of the unified community existing and proposed high density residential development east core is an effective management system to coordinate between the of the community core connects to this core through a dedicated various property owners and building functions. Consideration should be pedestrian path westward. This park is intended to serve the given to setting up a community organisation to which all properties residential communities living in the buildings that frame the contribute, that is mandated with coordination and management of the space. node, including any events taking place within the public spaces.
. Additional residential pocket parks: Two additional open spaces are earmarked for upgrade to better-functioning local
159 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 62: Focus Area 1 – Community Core
160 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 63: Focus Area 1 – Community Core view from the south
161 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 64: Focus Area 1 – Community Core Ownership
162 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
. Hostel accommodation and light industrial functions north of the 9.5 K110 READING ROAD / SINGH STREET INTERFACE road reserve;
Refer to Diagram 65: Focus Area 2 – K110 Reading Road / Singh Street . Large traffic circles to the eastern and western end of Reading Interface Road, intersecting Styx Road/Mayet Road to the west, and Diagram 66: Focus Area 2 – Status Quo Plan View Birmingham Street/Lancaster Road to the east; Diagram 67: Focus Area 2 – Short-Term Plan View . Singh Street as commercial activity street running parallel to Diagram 68: K110 Reading Road western portion detail Reading Road as mobility corridor, connecting to Reading to the Diagram 69: Focus Area 2 – Short Term Scenario view from the west east but not to the west. Parking provided alongside Singh Street;
The existing Reading Road reserve has been identified by the Gauteng The Reading Road/ Singh Street condition currently provides a fine-grain Department of Roads and Transport (GDRT) for the ultimate interface allowing for pedestrian crossing at various points along its length. implementation of a K-route. A K-route is a Class 2 Major Arterial with high speeds, limited intersections typically at 800m spacing, and no direct access to properties with public transport stops and pedestrian crossings 9.5.2 Boundary of the Focus Area allowed at intersections only. The focus area is defined as the entire Reading Road reserve from the The particulars of K-route functionality outlined above are vastly different Styx Road / Mayet Drive circle to the west, along its length to the from the way in which Reading Road/Singh Street currently functions. Birmingham Road/Lancaster Road circle to the east. In addition, the Timeframes for implementation of the K-route remain undefined, with proposed extension to Reading Road westward, becoming Mabuya Street, implementation not expected for the next twenty to thirty years. Despite it and then connecting onto Power Street, is critical to the development of being a long-term plan, the eventual change in character of this street this street as contributing to the functioning of the Actonville Wattville requires that any short-term planning interventions keep in mind the Precinct. ultimate long-term outcome. For this reason, the precinct plan aims to outline this focus area in terms of the desired result in the short-term, whilst acknowledging the changes that will need to be kept in 9.5.3 Spatial Structure and Land Use Activities consideration in the long term. Reading Road exhibits a wide, paved road reserve to the north, which provides space for both local and long-distance taxis to informally pick up, 9.5.1 Reading Road / Singh Street Components rank, and hold overnight. Numerous driveways into the hostels and additional properties on the northern boundary are accessed from this The following characteristics and programs define the Reading Road / reserve. Singh Street relationship: Singh Street is a self-contained and vibrant commercial activity street running parallel yet separated from Reading Road by parking and a raised . Generous 35 meter pavement (road reserve) to the northern side pavement. Typical building typology along this street is retail at ground of Reading Road, with informal trade, informal public transport floor with dwelling units above. facilities including taxi pick-up, drop-off and overnight taxi-holding
taking place;
163 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
The plan aims to protect and enhance the qualities of each of these streets through the following: 9.5.5 Public Open Space . Along Singh Street this will be done through public environment upgrade focusing on improved lighting and increased street trees The road reserve north of Reading Road is currently utilised as an informal along the Singh Street/Reading Road edge; open space. This character is to be retained and enhanced through improved lighting, tree-planting, paving where necessary, and the Provision of demountable trader stalls on pavements outside . provision of demountable traders stalls and taxi amenities. formal shops, subject to agreement between trader and shop-
owner;
. Introduction of a driveway to the northern edge of the Reading 9.5.6 Business and Local Economic Development Road reserve, allowing for movement and access along that edge for bounding properties with new trees planted along its length; The retail activity along Singh Street and on the northern reserve of . Provision of demountable trader stalls and provision for taxi Reading Road should encourage and cater to all levels of economic washing facilities along the paved reserve, where these activities activity, from informal trading to formal retail. Each economic subsector are currently taking place. has a specific location and market to serve:
. Formal business activities, encompassing the formal shopping and 9.5.4 Vehicular and Pedestrian Movement supporting street-facing retail forms the foundation of economic activity in the precinct. Reading Road provides a critical vehicular mobility function between . Formalisation of the informal trading into market trading facilities Actonville and the wider region. It is a prominent public transport route for with the necessary support services. both local and long-haul taxis. . Formalising of the interface between formal retail and informal Despite being vehicular-orientated, Reading Road is pedestrian- trade along Singh Street pavements; permeable by necessity, as public transport is accessed from the opposite side of Reading Road furthest from the Actonville precinct and the Singh Street shopping strip. The pair of traffic circles together with numerous 9.5.7 Design Directives for Reading Road / Singh Street Interface intersections onto and off of Reading Road assists in traffic-calming. The following overarching design directives are applied to the existing Retaining this pedestrian permeability is an important feature of the Reading Road / Singh Street interface to enhance the existing and achieve development framework. Key pedestrian crossing points will be reinforced the desired physical development: through surface pattern and material use to assist users to identify the priority crossings. . Enhance the existing ground floor activity on Singh Street, and introduce a vehicular driveway to activate the edge to the northern The extension of Reading Road / Mabuya Street west onto Power Road is boundary of Reading Road, allowing for new areas of activity to be a critical element of this focus area. introduced along that edge;
164 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
. Encourage additional tree planting along current planting lines to complement the existing along all street-fronting retail where appropriate; . Encourage continuous covered walkway along shopfronts at Singh Street; . Establish safety by design, enabling and maximising natural / passive surveillance in the public environment, by introducing balconies, and windows on existing buildings and new development where applicable.
9.5.8 Approach to the K-Route in the long term
Given that the road reserve of Reading Road has been identified for K- route upgrade, it is likely that this scenario will become the long-term eventuality.
Due to the critical role that Reading Road / Singh Street plays in the functioning of the wider precinct, this precinct plan strongly motivates for a downgrade of the K-route in the section between the Styx Road intersection and Birmingham Road intersection, allowing for existing intersections to remain and for the pedestrian-friendly and walkable nature of this stretch of road to continue.
Should this not be possible however, the regulations that correspond with a K-route remain, and access off the route will be restricted, despite the inclusion of additional partial intersections as motivated for in this precinct plan.
In addition, the service road introduced in front of the sites to the north of Reading Road should remain, ensuring that those properties retain front access. The Singh Street parallel service road should similarly be retained.
For further detail, the various scenarios relating to the K110 route have been discussed at length in the Development Framework section of this report.
165 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 65: Focus Area 2 – K110 Reading Road / Singh Street Interface
166 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 66: Focus Area 2 – Status Quo Plan View
167 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 67: Focus Area 2 – Short-Term Plan View
168 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 68: K110 Reading Road western portion detail
169 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 69: Focus Area 2 – Short Term Scenario view from the west
170 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
9.6 ACTONVILLE / WATTVILLE RAIL RESERVE INTERFACE The Transnet Rail Reserve includes an approximately 30 meter wide stretch of unutilised land between Actonville and Wattville, stretching from Refer to Diagram 70: Actonville / Wattville Rail Reserve – Scenario 1: the Dunswart Station in the west to the New Kleinfontein Station in the Short-Term east. Diagram 71: Actonville / Wattville Rail Reserve – Scenario 2: Long-term infill development within rail reserve Given that no rail line exists on the site, the land is essentially Diagram 72: Actonville / Wattville Rail Reserve – Scenario 3: Reinstate the unprogrammed and unmaintained, with informal settlements and refuse railway line dumping occurring in pockets along the reserve.
The Actonville / Wattville Rail Reserve is a stretch of Transnet-owned land The plan aims to introduce light impact, reversible interventions into the separating Actonville from adjacent Wattville. Though currently free of a reserve, through agreement between CoE and Transnet. For the purposes train line, the land still forms a barrier between the two neighbourhoods of this document, such interventions will be referred to as ‘pocket due to the vastness of the unprogrammed space, and the lack of clear programming’. Through municipal management of the process, sections of connections across its breadth. Pockets of land along the length of the land could be leased to adjacent properties in various ways and for various reserve have been appropriated by informal settlement dwellers. uses, with the municipality managing and maintaining the remaining portions. Such uses could include:
9.6.1 An Approach to the Rail Reserve . The section of reserve adjacent to the Etwatwa Secondary School could be leased to the school for use as sports grounds or urban The Focus Area includes the existing rail reserve within the precinct agriculture. Additional reserve land portions could be leased to boundary. The Focus Area must be considered within the wider context, of other schools or community organisations in the area not the rail reserve extension up to Dunswart Station, and must also take necessarily adjacent to the reserve, for similarly appropriate and account of the surrounding development on its perimeter. flexible uses;
New development at the southern portion of the sports precinct, Rather than focusing on the entire rail reserve, this section aims to identify . facing the reserve could be mandated to develop and maintain an approach to activating portions of the reserve in the short term, leading that section of reserve into a public park or recreational open it to better function as an integrative green space between the two space as part of the development mandate; communities. . Any future formal housing to replace informal housing on municipal-owned land adjacent to the reserve could consider 9.6.2 Spatial Structure and Land Use Activities programming the adjacent rail reserve land as part of its development mandate; Refer to Diagram 73: Rail Reserve upgrade and maintenance as part of . Informal, dismountable traders stalls could be installed at places adjacent residential development mandate of convergence and activity where newly established connections Diagram 74: Urban agriculture and low maintenance park spaces in across the reserve occur. disused rail reserve Diagram 75: Urban agriculture and low maintenance park spaces The abovementioned interventions are merely indicative and could change managed by surrounding users based on specific need and requirement.
171 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
9.6.3 Vehicular and Pedestrian Movement As part of the mandate of activating the rail reserve through ‘pocket programming’, a continuous dedicated NMT route should be maintained Movement across the rail reserve between Actonville and Wattville is along the entire length of the reserve, maintaining a continuous connection currently informal in nature due to necessity. Existing informal movement from the precinct up to the Dunswart Station. This path may chance patterns are used as cues to inform where road proposals should be character along its route; however, a continuous safe route for pedestrians introduced in this focus area. will assist in activating the reserve along its length.
Main vehicular connections across the rail reserve to be negotiated with Transnet are proposed as follows: 9.6.4 Public Open Space
. The existing Reading Road connection bridging westwards over The currently unprogrammed Transnet rail reserve is to be activated the railway line; through a series of ‘pocket programming’ interventions, under the overall management of the municipality. Pillay Street Masoleng Avenue connection; . . Sigcawu Lane across the reserve connecting onto Mayet Drive; A continuous NMT route running the length of this newly reprogrammed . Bhattay Street southernmost extension connecting through public open space will connect the precinct directly to Dunswart station servitude road onto Kumalo Street; along the reserve. This route should be well-lit and clearly signposted. . Birmingham Road southbound extension.
These vehicular movement routes should be formalised with adequate 9.6.5 Envisaged Character surfacing, drainage and lighting, and pedestrian sidewalks. The envisaged environment of the Rail Reserve is shown through a series Supporting connections that would further benefit movement and of example images. The illustrations give an indication of the connectivity for the precinct, ideally as vehicular and pedestrian environmental character, form, materials and landscaping associated with connections are as follows: the various activities and uses.
The envisaged character is largely dependent upon two possible . Soma Street westwards; scenarios, the first being the long-term development of the rail reserve and . Moutloatsi Avenue / Akhalwaya Street connection; the second being the potential outcome whereby a railway line is . Link across the reserve from Xuma Ave / Lekwape Street reinstated in the reserve. northwards onto Moodley Street;
Vehicular connection from new residential development in . southeastern part of the precinct, along the servitude connecting southwards to Mokone Street in Wattville.
These could be simple driveways, or dedicated pedestrian routes, or a combination of both.
172 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 70: Actonville / Wattville Rail Reserve – Scenario 1: Short-Term
173 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 71: Actonville / Wattville Rail Reserve – Scenario 2: Long-term infill development within rail reserve
174 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 72: Actonville / Wattville Rail Reserve – Scenario 3: Reinstate the railway line
175 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 73: Rail Reserve upgrade and maintenance as part of adjacent residential development mandate
176 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 74: Urban agriculture and low maintenance park spaces in disused rail reserve
177 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 75: Urban agriculture and low maintenance park spaces managed by surrounding users
178 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
. Much informal trade takes place along the sidewalks, both through 9.7 MAYET DRIVE ACTIVITY SPINE semi-permanent traders shelters, and through mobile informal trade. Refer to Diagram 76: Focus Area 4 – Mayet Drive Activity Spine Diagram 77: Mayet Drive West - Impression The Mayet Drive activity spine currently provides a fine-grain interface allowing for vehicular and pedestrian usage simultaneously. The street has Mayet Drive west is currently a fully-functioning activity street consisting of an almost shared surface character, with children using it as a playground small commercial properties serving Actonville residents. The development outside peak hours. framework aims to protect and maintain this character through public environment upgrade interventions that enhance the existing quality. 9.7.3 Spatial Structure and Land Use Activities
9.7.1 Boundary of the Focus Area As one of the major commercial activity streets of the precinct, the plan aims to enhance and improve upon the existing functionality of the retail The Mayet Drive activity spine refers to the entire length of Mayet; and supporting land use activities including encouraging dwelling house however focus is upon Mayet Drive west, from Reading Road in the north conversions to the eastern edge of the street. to the intersection with Thaiman Street to the south. This includes the road reserve and properties fronting the street to either side. As the focus area is functioning successfully, attention should be given to maximising this existing situation through public environment upgrade, including adequate lighting and the introduction of street trees. 9.7.2 Components of the Activity Spine Consideration should be given to the interface with informal trade on the The following characteristics and programs define the Mayet Drive Activity sidewalks, focusing on flexibility. A system of dismountable scaffolding for Spine: traders stalls should be given due consideration, in consultation with shop owners and the surrounding community. Structures should be such that . Northern entrance to Mayet Drive via Reading Road; they can be dismounted and relocated if necessary. . A 20 metre road reserve including 4 metre paved pedestrian sidewalks to either side; 9.7.4 Vehicular and Pedestrian Movement Continuous retail at activity along western street edge. General . configuration of retail at ground floor with one storey of residential Vehicular movement will continue as currently. On-street parking, tree- accommodation above; planting and taxi lay-bys will further encourage slower traffic movement . Single dwelling houses along eastern side of street, with some through this stretch of Mayet Drive, in order to retain the pedestrian- beginning to convert to businesses; friendly quality of the street. . Two schools, Actonville Primary and Pioneer Primary, have their rear boundaries onto the southern end of the focus area. Generous pedestrian pavements and adequate lighting will cater to those traversing the area on foot.
179 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
9.7.5 Business and Local Economic Development
The retail and commercial activity should encourage and cater to all levels of economic access, from informal trading to formal retail. Each economic subsector has a specific location and market to serve:
. Formal business activities, encompassing the formal shopping and supporting street-facing retail forms the foundation of economic activity in the precinct. . Formalisation of the informal trading into market trading facilities with the necessary support services. . To increase the number of residents in the area, the crime and grime in the residential areas need to be addressed. Consider attracting landlords to manage and maintain entire residential blocks with 24-hour security and biometric access, to enable attainment of better rentals, and even possibly greater ownership.
9.7.6 Design Directives for Mayet Drive activity spine
The following overarching design directives are applied to the existing Mayet Drive activity spine to enhance the existing and achieve the desired physical development:
. Enhance the existing ground floor activity on Mayet Drive western edge, and encourage dwelling house conversion to properties on the eastern side of the road, allowing for new areas of activity to be introduced along that edge; . Encourage tree planting along pavements at all street-fronting retail where appropriate; . Encourage continuous covered walkway along shopfronts on Mayet Drive; . Establish safety by design, enabling and maximising natural / passive surveillance in the public environment, by introducing balconies, and windows on buildings with blank facades;
180 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 76: Focus Area 4 – Mayet Drive Activity Spine
181 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 77: Mayet Drive West - Impression
182 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
9.8 ADDITIONAL AREAS FOR CONSIDERATION
In addition to the four main focus areas, two additional spaces within the wider precinct plan warrant brief mention.
9.8.1 Sports and Recreation Precinct
Refer to Diagram 78: Sports and Recreation Precinct Diagram 79: Sports and Recreation Precinct - Ownership Diagram 80: Sports and Recreation Precinct - Impression
The latent potential of this precinct is addressed through the consolidation of facilities and the introduction of new road links which unlock potential new land parcels for development. This is turn will increase available residential development opportunities.
9.8.2 Wattville Dube Street node
Refer to Diagram 81: Wattville Node Diagram 82: Wattville Node - Ownership Diagram 83: Wattville Node - Impression
Enhancing the existing activity in this area by creating an intersection and releasing land parcels for development will allow for a small economic node to emerge here, combined with public transport and community facilities to serve the immediate surrounding community.
183 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 78: Sports and Recreation Precinct
184 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 79: Sports and Recreation Precinct - Ownership
185 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 80: Sports and Recreation Precinct - Impression
186 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 81: Wattville Node
187 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 82: Wattville Node - Ownership
188 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 83: Wattville Node - Impression
189 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
10 IMPLEMENTATION STRATEGY In the Actonville Wattville precinct most of the properties are owned by the private sector. For this reason, the implementation of public sector Refer to Diagram 84: Actonville Wattville Rail Reserve Precinct Plan development initiatives as a tool to kick-start private sector support of the Project Interventions precinct is a key aspect to realising the outcomes of the precinct plan. For Diagram 85: Actonville Wattville Rail Reserve Precinct Plan Projects these to succeed, public resources are required and development co- ordination between various government departments and private entities is 10.1 INTRODUCTION critical.
The implementation strategy is aimed at directing the development In the case of the resource scarcity within the public sector, the selection process into a series of actionable outcomes. These interventions are to of specific interventions is important. In this context, the spend of the attract and enable resources and physical developments which turn the limited resources of the CoE must not only meet identified priority needs spatial development plan into a physical reality. The implementation and shortfalls, but also promote and stimulate further public and private Strategy has been developed with comment and input from the client and sector investment and development. This is a catalytic approach and has through the comments received from the Open Day, in the form of the potential to build a self-sustaining development momentum. The discussions with interested and affected parties. selected CoE priority interventions therefore need to be catalytic in nature.
The implementation strategy consists of two parallel components: In the case of potential private sector catalytic interventions, the CoE’s role is potentially two-fold. The first is to act as oversight ensuring that the . Catalytic Projects and Interventions for the Design and Deliver urban design precinct plan is being adhered to. The second is to Projects for short term Implementation potentially establish a developmental partnership, where both public and private sector realise an initiative together. This is done through a process . Plan, Promote and Support, that promote ongoing development of collaboration, negotiation, the granting of development rights and through the study and planning of future projects. These include possible development incentives. Policy and Support Initiatives to assist with development control The CoE will undertake specific projects for short term implementation for The above are elaborated upon in greater detail in this section. the precinct plan. These are to:
Design and deliver - These are capital projects that the CoE initiates, 10.2 CATALYTIC INTERVENTIONS AND KEY PROJECTS FOR funds, design, implements and project manages; as it has complete SHORT-TERM IMPLEMENTATION control and jurisdiction over all the aspects of the project. In the operational phase the CoE may choose to operate them internally, sell on The implementation of the Actonville Wattville Rail Reserve Urban Design or outsource to an external operator. Precinct Plan will be largely through initiatives by the public (CoE) and the private sector that undertakes specific interventions. These are either The implementation strategy includes the following for the various physical capital projects or further studies and investigations that plan and interventions: promote either projects and/or prepare land for development in accordance with the precinct plan.
190 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
. an action plan for identifying key catalytic projects and phased actions including necessary road and engineering services infrastructure; . possible development phasing and time frames; . providing preliminary costing and funding recommendations for proposed short term projects and initiatives; . a description of required urban management arrangements that could be considered to guide implementation and establish on- going management requirements, structures and procedures; . an outline of the procedures and legal requirements required to develop the project to its full potential; . identifying implementing agents (private or public – which sphere of government or government agency or company) and possible partnerships; . Institutional arrangements and capacity required to implement projects.
191 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 84: Actonville Wattville Rail Reserve Precinct Plan Project Interventions
192 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 85: Actonville Wattville Rail Reserve Precinct Plan Projects
193 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
10.2.1 Catalytic Interventions – Design and Deliver Key Capital The following catalytic capital projects, which are to be designed and Projects delivered by the CoE, have been identified: A1: Community Node Public Environment Upgrade Refer to Diagram 86: Actonville Wattville Rail Reserve Precinct Design and Deliver Projects Refer to Table 12: Catalytic Project A1 – Community node public environment upgrade A number of key catalytic interventions have been identified that will initiate the development process. These projects can be implemented in Refer to Diagram 87: Project A1 – Community Node public environment any order as and when funding is secured, land acquisition processes are upgrade completed, legal procedures finalised, and incorporated into the IDP and CoE budgeting cycle. This project focuses on the upgrade of the public environment on the various land parcels that make up the community node, in order to These catalytic projects are the first stage of the Focus Areas indicated in encourage greater community ownership of and use of the spaces. the section above and will become the catalyst for further CoE work at a later stage, for private sector developments or upgrades and for Provincial In a physical sense this will be done through the adjustment of fence lines Departments funding. and the expansion of pedestrian movement routes, the introduction of a shared surface at the centre of the precinct, introduction of landscaped By their nature they are independent projects and do not rely on the green spaces and adequate seating and lighting. This project requires a completion of others before they can be started. The list is not significant management component to encourage collaboration between comprehensive and will evolve over time. The proposed interventions various land owners in order to realise this consolidated vision. cover the following sectors: A2: Reading Road / Singh Street Public Environment Upgrade . Community node public environment upgrade (Phase 1), . Reading Road / Singh Street public environment upgrade (Phase Refer to Table 13: Catalytic Project A2 – Reading Road / Singh Street 1) public environment upgrade
. Prioritised road connections over Transnet rail reserve (Phase 1) Refer to Diagram 88: Project A2 – Reading Road / Singh Street public . Mayet Drive public environment upgrade environment upgrade . Sports precinct consolidation and upgrade . Wattville community node public environment, public transport and The first phase of the Public environmental upgrade along Reading traders facilities; Road includes the introduction of a driveway fronting onto the properties to the northern boundary, and the introduction of facilities to formalise the taxi . Reading Road / Mabuya Street westward extension. and trading facilities situated on the generous sidewalk.
The catalytic projects equate to a significant investment encompassing This phase is followed by a public environment upgrade along Singh various sectors: transport; housing; social facilities and engineering Street. This involves pavement upgrade, adequate lighting, infill tree services. planting, and where possible a continuous shade structure along the length of the retail strip. Demountable informal traders shelters should be
194 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan installed along Singh Street to cater to the informal retail sector, subject to the length of the retail strip. Demountable informal traders shelters should consultations with traders and formal shop owners. be installed along the western side of Mayet Drive sidewalk to cater to the informal retail sector, subject to consultations with traders and formal shop A3: Prioritised road connections over Rail Reserve owners. Dedicated public transport lay-byes should be provided along the length of Mayet Drive. Refer to Table 14: Catalytic Project A3 – Prioritised road connections over rail reserve Later phases should include upgrade to the entire length of Mayet Drive to ensure that it communicates as a unified street. Refer to Diagram 89: Project A3 – Prioritised road connections over rail reserve A5: Sports Precinct consolidation and upgrade
Formalise vehicular routes across the rail reserve between Actonville and Refer to Table 16: Catalytic Project A5 – Sports Precinct Consolidation Wattville with adequate surfacing, drainage and lighting, and pedestrian and upgrade sidewalks. Phase 1 connections are the following: Refer to Diagram 91: Project A5 – Sports Precinct consolidation and . Pillay Street Masoleng Avenue connection; upgrade
Sigcawu Lane across the reserve connecting onto Mayet Drive; . This catalytic project involves the consolidation of the existing sports . Bhattay Street southernmost extension connecting through facilities in order to make available excess land for development. servitude road onto Kumalo Street. The proposal includes an upgrade of the existing stadium facilities and the inclusion of a recreation building complete with restaurant open to the A4: Mayet Drive public environment upgrade general public. The proposal includes offering these complementary facilities at the central recreation building: change rooms with lockers and Refer to Table 15: Catalytic Project A4 – Mayet Drive public environment showers, public ablution, kitchen facilities, a tuck-shop, a clubhouse, etc. upgrade This could include possibly charging a minimal entrance fee for schools and community members in order to contribute to upkeep and Refer to Diagram 90: Project A4 – Mayet Drive public environment maintenance. upgrade The project also includes freeing up lesser used land for development. The This project involves public environment upgrade along the length of intention is to maximum use-value out of the site. Mayet Drive. The final phase to this catalytic project involves the development on The first phase of the Public environmental upgrade along Mayet adjacent land holdings, ideally residential developments. Drive involves the portion of the street in the western part of the precinct, lined with retail activity at ground floor.
The public environment includes pavement upgrade, adequate lighting, infill tree planting, and where possible a continuous shade structure along
195 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
A6: Wattville community node public environment, public transport Road extension should include generous sidewalks, lighting and street and traders facilities trees.
Refer to Table 17: Catalytic Project A6 – Wattville community node public environment, public transport and traders’ facilities
Refer to Diagram 92: Project A6 – Wattville community node public environment, public transport and traders’ facilities
The Wattville community node upgrade focuses on the first phase upgrade and consolidation of the intersection of Dube Street and Rakale Street into a fully-functioning taxi facility, including taxi lay-byes and support facilities, and a small trading area to serve the immediate precinct.
This project focuses on the upgrade of the public environment, including good lighting, landscaping, street furniture and signage, the formalising of traders spaces including the necessary support and storage facilities into a fully-functioning traders market.
Release of the land allocated for retail development should be considered as a later phase of this catalytic project.
Facilitation and management of these and any newly proposed economic activities, such as those relating to the adjacent retail and expanding the existing market functions, should be considered as part of this intervention.
A7: Reading Road / Mabuya Street westward extension
Refer to Table 18: Catalytic Project A7 – Reading Road / Mabuya Street westward extension
Refer to Diagram 93: Reading Road / Mabuya Street westward extension
This catalytic project involves the extension of Reading Road / Mabuya Street westward, connecting to Power Street. This road extension is critical to unlocking the connectivity between the precinct and surrounds.
196 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 86: Actonville Wattville Rail Reserve Precinct Design and Deliver Projects
197 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 12: Catalytic Project A1 – Community node public environment Medium Term Term upgrade Programme Stages: Planning & Specification Construction Specification, Design / Start Project Number: A1 Collaboration, Approval / Project Name: Community Node public environment Geotech Tender upgrade Investigation Project Description: Upgrade of public environment, and Internal CoE Ward Councillor (ward committee), Line management and coordination of newly Roleplayer/s: Departments (City Planning, Environmental introduced shared public spaces and associated Resource Management, Roads & Stormwater, functions. Energy), Relevant Private Sector roleplayers Upgrade includes pedestrian routes, shared Government Provincial Dept. of Roads and Transport surfaces, lighting, furniture, signage and Roleplayer/s: landscaping. SOE Roleplayer/s: none Project Objective: Define the area as a core public meeting space Private Sector Property owners, Chamber of Commerce, for the community, flexible enough to Roleplayer/s: Business, Informal Trading Organisations, accommodate a variety of activities. Community and NGOs Project Type: Capital Intervention. Risks / Shortfalls: Lack of funding and difficulties in collaboration Location (refer to Actonville community core may delay the project. diagram): Benefits: Improved public environment; improved Property Description: Land parcels enclosed by Khan Crescent and community core, improved opportunity for Soma Street community-owned SMMEs, legibility and Property Ownership: Combination of CoE and private sector connectivity. ownership Notes: Parking to be incorporated into any new build on Responsibility / CoE with support and collaboration from the vacant land in this area. Implementing private sector
Department: Estimated Cost/ R50 000 000,00 Budget (R): Potential Funding CoE, Private sector Source: Priority: High Time-Frame: Short-Term Timeline: Short Term Short / Medium
198 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 87: Project A1 – Community Node public environment upgrade
199 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 13: Catalytic Project A2 – Reading Road / Singh Street public Time-Frame: Short-Term environment upgrade Timeline: Short Term Short / Medium Medium Term Term Project Number: A2 Programme Stages: Planning & Specification Construction Project Name: Reading Road / Singh St public environment Specification, Design / Start upgrade Precinct, Road Approval / Project Description: Upgrade along Reading Road including Master Plan, Tender introduction of new driveway and formalisation Geotechnical of taxi support facilities including public Site ablutions, hawker stalls, a wash bay, a sheltered Investigation loading area, a holding area, fencing, water and Internal CoE Ward Councillor (ward committee), Line electricity, access roads, and an administration Roleplayer/s: Departments (City Planning, Environmental office. Resource Management, Roads & Stormwater, Upgrade of the corresponding public Energy) environment along Singh Street – formal Government Provincial Dept. of Roads and Transport sidewalks, pedestrian crossings, street lighting, Roleplayer/s: street furniture, signage and landscaping. SOE Roleplayer/s: Project Objective: Define the area as a high quality and pedestrian Private Sector Taxi Associations, Chamber of Commerce, friendly activity street with transport facilities and Roleplayer/s: Business, Informal Trading Organisations, associated economic benefits. Community and NGOs Project Type: Capital Intervention. Risks / Shortfalls: K110 route implementation may affect the Location (refer to Reading Road / Singh Street project in the long term, Lack of funding may diagram): delay the project. Property Description: Reading Road and Singh Street Road Reserve Benefits: Improved public transport, improved public Property Ownership: CoE Roads and Transport environment; improved opportunity for Responsibility / CoE Roads and Transport community-owned SMMEs, legibility and Implementing connectivity. Department: Notes: Short-term intervention in lieu of K110 route Estimated Cost/ R40 000 000,00 implementation Budget (R):
Potential Funding Equitable Share (ES)/ Public Transport Source: Operations Grant Priority: High
200 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 88: Project A2 – Reading Road / Singh Street public environment upgrade
201 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 14: Catalytic Project A3 – Prioritised road connections over rail Master Plan, Tender reserve Geotechnical Site Project Number: A3 Investigation Project Name: Prioritised road connections across rail reserve Internal CoE Ward Councillor (ward committee), Line Project Description: Formalise vehicular routes across the rail Roleplayer/s: Departments (City Planning, Environmental reserve between Actonville and Wattville with Resource Management, Roads & Stormwater, adequate surfacing, drainage and lighting, and Energy) pedestrian sidewalks. Government Provincial Dept. of Roads and Transport Project Objective: Improve connectivity between Actonville and Roleplayer/s: Wattville over disused railway line reserve. SOE Roleplayer/s: Transnet Project Type: Capital Intervention. Private Sector Taxi Associations, Chamber of Commerce, Location (refer to Pillay Street Masoleng Avenue connection; Roleplayer/s: Business, Informal Trading Organisations, Sigcawu Lane across the reserve connecting diagram): Community and NGOs onto Mayet Drive; Bhattay Street southernmost extension Risks / Shortfalls: Lack of agreement with Transnet may delay the connecting through servitude road onto Kumalo project, lack of funding may delay the project. Street. Benefits: Improved legibility and connectivity. Property Description: Transnet disused railway reserve Notes: Property Ownership: Transnet Responsibility / CoE Roads and Transport Implementing Department: Estimated Cost/ R65 000 000,00 Budget (R): Potential Funding Equitable Share (ES)/ Public Transport Source: Operations Grant Priority: High Time-Frame: Short-Term Timeline: Short Term Short / Medium Medium Term Term Programme Stages: Planning & Specification Construction Specification, Design / Start Precinct, Road Approval /
202 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 89: Project A3 – Prioritised road connections over rail reserve
203 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 15: Catalytic Project A4 – Mayet Drive public environment Programme Stages: Planning & Specification Construction upgrade Specification, Design / Start Precinct, Road Approval / Project Number: A4 Master Plan, Tender Project Name: Mayet Drive public environment upgrade Geotechnical Project Description: Upgrade of the western section of Mayet Drive, Site including pavement upgrade, adequate lighting, Investigation infill tree planting, and where possible a continuous shade structure along the length of Internal CoE Ward Councillor (ward committee), Line the retail strip. Demountable informal traders Roleplayer/s: Departments (City Planning, Environmental shelters should be installed along the western Resource Management, Roads & Stormwater, side of Mayet Drive sidewalk to cater to the Energy) informal retail sector, subject to consultations Government Provincial Dept. of Roads and Transport with traders and formal shop owners. Dedicated Roleplayer/s: public transport lay-byes should be provided along the length of Mayet Drive. SOE Roleplayer/s: none Project Objective: Define Mayet Drive as the primary movement Private Sector Taxi Associations, Chamber of Commerce, route through the precinct, with associated Roleplayer/s: Business, Informal Trading Organisations, economic benefits. Community and NGOs Project Type: Capital Intervention. Risks / Shortfalls: Lack of funding may delay the project. Location (refer to Mayet Drive (western section) Benefits: Improved public transport, improved public diagram): environment; improved opportunity for Property Description: Mayet Drive road reserve community-owned SMMEs, legibility and Property Ownership: CoE Roads and Transport connectivity. Responsibility / CoE Roads and Transport Notes: Implementing Department:
Estimated Cost/ R30 000 000,00 Budget (R): Potential Funding Equitable Share (ES)/ Public Transport Source: Operations Grant Priority: High Time-Frame: Short-Term Timeline: Short Term Short / Medium Medium Term Term
204 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 90: Project A4 – Mayet Drive public environment upgrade
205 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 16: Catalytic Project A5 – Sports Precinct Consolidation and Site upgrade Investigation Internal CoE Ward Councillor (ward committee), Line Project Number: A5 Roleplayer/s: Departments (City Planning, Sports & Project Name: Sports precinct consolidation and upgrade Recreation) Project Description: Upgrade and consolidation of existing sports Government Dept. of Sports and Recreation precinct, construction of central sports and Roleplayer/s: Schools governing bodies recreation centre, development of additional SOE Roleplayer/s: None sports fields and recreation facilities. Private Sector Chamber of Commerce, Business, Community Project Objective: To consolidate sports and recreation precinct Roleplayer/s: and NGO’s, local sports clubs/leagues, major and provide a public interface. To release corporation sponsors (maintenance and upkeep) ancillary land for development. Risks / Shortfalls: Lack of funding may delay the project. Project Type: Capital Intervention. Benefits: Improved community sports and recreation Location (refer to Actonville eastern portion of precinct facilities, additional land for development. diagram): Notes: Property Description: Actonville sports and recreation grounds
Property Ownership: CoE Responsibility / CoE Dept. of Sports and Recreation Implementing Department: Estimated Cost/ R40 000 000,00 Budget (R): Potential Funding CoE Dept. of Sports and Recreation Source: Priority: High Time-Frame: Short-Term Timeline: Short Term Short / Medium Medium Term Term Programme Stages: Planning & Specification Construction Specification, Design / Start Precinct, Road Approval / Master Plan, Tender Geotechnical
206 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 91: Project A5 – Sports Precinct consolidation and upgrade
207 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 17: Catalytic Project A6 – Wattville community node public Precinct, Road Approval / environment, public transport and traders’ facilities Master Plan, Tender Geotechnical Project Number: A6 Site Project Name: Wattville community node upgrade Investigation Project Description: First phase upgrade and consolidation of a Internal CoE Ward Councillor (ward committee), Line portion of park land at the intersection of Dube Roleplayer/s: Departments (City Planning, Environmental Street and Rakale Street into a taxi facility Resource Management, Roads & Stormwater, including taxi lay-byes and support facilities. Energy) Release of the land allocated for retail Government Provincial Dept. of Roads and Transport development north of the taxi facility on Sigcawu Roleplayer/s: Ln should be considered as a later phase of this SOE Roleplayer/s: catalytic project. Private Sector Taxi Associations, Chamber of Commerce, Project Objective: Define the area as a local community node with Roleplayer/s: Business, Informal Trading Organisations, retail, community ad transport activities. Community and NGOs Project Type: Capital Intervention. Risks / Shortfalls: Lack of funding may delay the project. Location (refer to Dube Street and Rakale Street intersection Benefits: Improved public transport, improved public diagram): environment; improved opportunity for Property Description: Erf R/138/115-IR30 and Erf 865 community-owned SMMEs, legibility and Property Ownership: City of Ekurhuleni connectivity. Responsibility / CoE Roads and Transport Notes: Implementing
Department:
Estimated Cost/ R80 000 000,00 Budget (R): Potential Funding Equitable Share (ES)/ Public Transport Source: Operations Grant Priority: High Time-Frame: Short-Term Timeline: Short Term Short / Medium Medium Term Term Programme Stages: Planning & Specification Construction Specification, Design / Start
208 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 92: Project A6 – Wattville community node public environment, public transport and traders’ facilities
209 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 18: Catalytic Project A7 – Reading Road / Mabuya Street Site westward extension Investigation Internal CoE Ward Councillor (ward committee), Line Project Number: A7 Roleplayer/s: Departments (City Planning, Environmental Project Name: Reading Road / Mabuya Street westward Resource Management, Roads & Stormwater, extension Energy) Project Description: Extension of Reading Road / Mabuya Street Government Provincial Dept. of Roads and Transport westward, connecting to Power Street. Roleplayer/s: Project Objective: Link disconnected sections of road for improved SOE Roleplayer/s: mobility and accessibility between Actonville and Private Sector Taxi Associations, Chamber of Commerce, surrounds. Roleplayer/s: Business, Informal Trading Organisations, Project Type: Capital Intervention. Community and NGOs Location (refer to Road reserve northwest of precinct boundary Risks / Shortfalls: Lack of funding may delay the project. diagram): Benefits: Improved road connectivity, legibility and Property Description: Road reserve between Van Dyk Road and access. Boloyi Street Notes: Property Ownership: CoE Roads and Transport
Responsibility / CoE Roads and Transport Implementing Department: Estimated Cost/ R40 000 000,00 Budget (R): Potential Funding Equitable Share (ES)/ Public Transport Source: Operations Grant Priority: High Time-Frame: Short-Term Timeline: Short Term Short / Medium Medium Term Term Programme Stages: Planning & Specification Construction Specification, Design / Start Precinct, Road Approval / Master Plan, Tender Geotechnical
210 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 93: Reading Road / Mabuya Street westward extension
211 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
10.2.2 Summary of the Projects: Programme Overview and Costs
The envisaged programme of catalytic capital projects requires a total estimated investment of R350 million over the short to medium term, split as follows:
. Community node public environment upgrade: R50 million . Reading Road / Singh St public environment upgrade: R40 million . Prioritised road connections over Transnet rail reserve: R65 million . Mayet Drive public environment upgrade: R35 million . Sports precinct consolidation and upgrade: R40 million . Wattville community node public environment, public transport and traders facilities: R80 million . Reading Road / Mabuya Street westward extension: R40 million
The above is an estimate of capital budgets. It is envisaged that these will be adjusted as the precinct plan implementation strategy is incorporated into departmental programmes and associated budgetary cycles.
It is proposed that the following three capital projects are implemented as a minimum kick-start of the precinct plan implementation:
. A1: Community node public environment upgrade: R50 million . A2: Reading Road / Singh Street public environment upgrade: R40 million . A3: Prioritised road connections across Transnet rail reserve R65 million
This requires a total of R155 million capital budget in the short-term.
212 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 19: Summary of Catalytic Design and Deliver Capital Projects – Implementation Programme Overview and Cost Summary
TIME-FRAME COST PRIORITY PROJECT NUMBER AND REPORT RESPONSIBILITY (Short-Term; ESTIMATE RISKS / SHORTFALLS (High / Medium NAME REFERENCE (Department) Medium-Term; (R) / Low) Long-Term) A. Design and Deliver – Catalytic Capital Projects Lack of funding and difficulties in A1. Community node public CoE with support and collaboration Table 12 collaboration may delay the project H S R 50 million environment upgrade from private sector Community consultation - delays K110 route implementation may A2. Reading Road / Singh affect the project in the long term, Street public environment Table 13 CoE Roads and Transport H S R 40 million Lack of funding may delay the upgrade project. Complications with Transnet may A3. Prioritise road connections Table 14 CoE Roads and Transport delay the project, Lack of funding M M R 65 million across rail reserve may delay the project A4. Mayet Drive public Lack of funding may delay the Table 15 CoE Roads and Transport H S R 35 million environment upgrade project. A5: Sports precinct Lack of funding may delay the Table 16 CoE Dept. of Sports and Recreation H S R 40 million consolidation and upgrade project. A6: Wattville community node Lack of funding may delay the Table 17 CoE Roads and Transport H S R 80 million upgrade project. A7: Reading Road / Mabuya Lack of funding may delay the Table 18 CoE Roads and Transport H S R 40 million Street westward extension project. TOTAL R 350 million
213 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
10.3 PLAN, PROMOTE AND SUPPORT FUTURE PROJECTS 10.3.1 Plan and Promote Key Initiatives
Refer to Diagram 94: Actonville Wattville Rail Reserve Precinct Plan and Refer to Diagram 94: Actonville Wattville Rail Reserve Precinct Plan and Promote Interventions Promote Interventions Diagram 95: Plan and Promote Development Parcels within precinct Plan, Promote and Support - These projects require further detailed community core planning, investigation, design and ongoing support. Some of these can be Diagram 96: Plan and Promote Development Parcels adjacent to Rail undertaken internally within the CoE, and others need to be undertaken in Reserve partnership with external public agencies (for example Gauteng province, Diagram 97: Plan and Promote Development Parcels surrounding the Transnet) or the private sector. The CoE’s role is to ensure that detailed Sports Precinct development and projects plans are established and approved in Diagram 98: Plan and Promote Development Parcels in Wattville Dube accordance with the precinct plan, and undertake relevant actions as per Street Node the partnership / collaboration agreement B1: Available development parcels within the Precinct A number of plan, promote and support interventions are identified. By their nature, they are independent projects and do not rely on the Refer to Table 20: Plan and Promote Development Sites completion of others before they can be started. A partnership will be required to assist with the development of a number The list is not comprehensive and will evolve over time. The following of available sites throughout the precinct. The sites are listed in the Plan, Promote and Support Key Initiatives proposed are identified for short following table: and medium-term implementation, and include: The development projects could be done through a Public Private partnership, and could include partnerships with the Department of Human . Residential / community development parcels within the Settlements or the Department of Economic Development. The role of the community node municipality would be to provide the land at no cost, and assist with the . Residential / community parcels surrounding the sports precinct rights. . Informal settlement replaced with potential development parcel for medium density housing 10.3.2 Summary of Plan and Promote Initiatives . Development parcels within Wattville node for retail and
commercial facilities Given the reliance on the establishment of partnerships related to these projects, and that the focus is on development promotion and facilitation of
the particular initiatives, the associated budgets will be established in partnership through the detailed project planning stage.
214 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Table 20: Plan and Promote Development Sites
215 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 94: Actonville Wattville Rail Reserve Precinct Plan and Promote Interventions
216 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 95: Plan and Promote Development Parcels within precinct community core
217 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 96: Plan and Promote Development Parcels adjacent to Rail Reserve
218 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 97: Plan and Promote Development Parcels surrounding the Sports Precinct
219 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
Diagram 98: Plan and Promote Development Parcels in Wattville Dube Street Node
220 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
11 INSTITUTIONAL STRUCTURES, MANAGEMENT AND . Safe and Clean. “Crime and Grime” are a major issue in many DEVELOPMENT COORDINATION cities world-wide. However, it has been established in other cities and towns that if crime can be controlled and the environment is cleaned on a daily basis that residents, visitors, property owners 11.1 INSTITUTIONAL STRUCTURES AND MANAGEMENT and developers respond positively to these changes and property values and rentals increase and people feel more confident about the future of the area and their investment. Different management 11.1.1 Overview strategies are required to deal with crime and grime but both should be tackled in parallel. The main issues and problems in the Actonville Wattville Rail Reserve . Legal Compliance precinct is degradation related to crime and grime, bylaw and land use It is important that legal compliance is enforced in terms of Local compliance, ongoing maintenance of the infrastructure and informal Byelaws and Land Legal in terms of the Town Planning Scheme. Trader/Taxi compliance. These issues are not in essence the core ambit of Illegal uses create parking issues, noise, disturbance, the precinct plan but have an impact on the residents, people who work in environmental, health and other negative aspects in residential the precinct and visitors. Management of the Precinct to overcome these suburbs and in business areas. This should be controlled through issues is essential. enforcement and compliance to the byelaws and other legal documents. The overall management and provision of services for the Actonville Wattville Rail Reserve precinct is a critical facet to successful development . Ongoing Maintenance and implementation of the Precinct Plan. The urban management is Infrastructure maintenance and service delivery at all levels is primarily the responsibility of the CoE in terms of its municipal mandate critical to ensure a sustainable infrastructure is established. This and functions. However, it is common for the private sector to also involve includes, roads, pedestrian routes, stormwater, waste water, water itself in this field, often done through the establishment of Special Rating supply, electricity, street lights, IT Installations, landscaping and Areas (SRA) and other forums, which augment strained municipal services public buildings. in a particular geographic area. . Informal Trading and Taxis Formalisation of the informal trading and the provision of trading This section explores the management tasks required to create an facilities with the appropriate facilities such as storage, toilets etc. improved environment as well as the means of undertaking these tasks. should be provided and managed. In addition, taxi compliance to the rules of the road, stopping in the designated areas, maintenance of the vehicles, licencing and overloading are a few 11.1.2 Critical tasks that require management in the precinct of the issues that require management. . Catalytic Actions The following are some of the important tasks required in the Management The catalytic projects proposed in Section 5 will require of the Precinct in order to attract private sector development, ensure management and coordination. In addition, branding of the ongoing upgrade of private properties, to make Actonville / Wattville a precinct to inform what is happening in the area both in terms of better place to live, work and play and attract visitors to the precinct: projects and management. The aim of branding will be to attract new development to the precinct, encourage the upgrade and
221 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
maintenance of existing properties and businesses and to attract These could include: visitors to the precinct. . Special Rating Area
a community policing forum (one currently exists for Actonville); 11.1.3 Municipal Urban Management . . resident’s associations; The CoE is the responsible authority for the Management and . property owner’s forums; Coordination of development within the precinct. It is evident that efficient . business associations, including the informal sector; management is crucial to the successful implementation of development projects and the ongoing sustainability of the precinct. The CoE has a . business against crime. central role to play in shaping the way in which this occurs as well as providing the political and administrative climate to facilitate the process. It is important that these groupings do not work against each other or independently but rather their actions and efforts are coordinated through It should be noted that these issues are not specific to Actonville and participation in the development forum. Wattville, and the management of these tasks may require an overview of management structures to deal with these issues in all the precincts in the Special Ratings Areas CoE. As a priority “Crime and Grime” is an important starting point for improving It is not the role of the precinct plan to determine the management the management of the precinct particularly in the business core structure of the CoE but to identify specific tasks that require attention to enable a successful implementation of the plan. The local authority should The establishment of Special Rating Areas / BIDs / CIDs has been one utilise existing organisation structures or amend the structures as way for the private sector to raise funds and secure resources to manage, necessary to accommodate the tasks required. This may entail the secure and maintain areas such as in Johannesburg CBD, Rosebank and establishment of Community Forums to assist in this regard as well as Sandton. These have had positive results. Their main focus has been to provincial departments where necessary. However, the CoE will ultimately address ‘crime and grime’ and have resulted in cleaner and safer be responsible for the urban management of the precinct. environments that are well managed and physically attractive.
The result of BIDS establishment increased the numbers of businesses 11.1.4 Urban Management Partnerships and Forums and visitors, increased turnover, reduced vacancies, increased rentals, which in turn has increased the rates base for the municipality. It has Increasingly, local authorities are finding themselves under pressure to improved the economic performance of the area. provide basic services for their areas of jurisdiction but with limited resources. This trend has resulted in the onus for service provision and Recent changes in legislation require that BID’s are formed on a voluntary maintenance shifting, at least partially, to the private sector. basis.
As indicated above there may be a need to bolster the CoE Management The BID is to supply supplementary management and maintenance of the precinct by the establishment of Community Forums or similar services and possibly undertake limited upgrading works but does not community organisations working closely with the Local Authority. become a law unto itself in its district.
222 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
It is proposed that a BID be established by the current business stakeholders in the implementation of the precinct plan, who are community within the business core of the precinct to facilitate improved located in the precinct and who have an interest in the public environment maintenance, safety and security and improve the development of the precinct. Its purpose is to co-ordinate, obtain branding of the business cluster within the precinct. support for and give input into the precinct plan implementation programme and all the public and private developments. Additional groupings could be set up as the project progresses to involve . The Custodian and working groups should also be involved in the stakeholders and assist in development, management, maintenance and urban management of the precinct area through the establishment security efforts. of a voluntary Business Improvement District in specific areas within the precinct. Marketing and Communication Overall the institutional arrangements seek to build capacity and structure Marketing and communication is concerned with both internal and external improved co-ordination to achieve an integrated precinct plan communication and the plan will need to address both aspects. development.
Internal communication is concerned with ensuring that organisational harmony for those involved in the management and implementation of the 11.2 DEVELOPMENT, COORDINATION AND FACILITATION urban design precinct plan is achieved. As an established community node, the implementation of the Actonville The Internal Communication Plan will ensure staff is kept informed of Wattville Rail Reserve Urban Design Precinct Plan is significantly reliant project progress and decisions taken, information is disseminated on the existing institutional capacity and expertise within the CoE. In this timeously, awareness of duties and responsibilities is created, problems regard it is recommended that a precinct coordinator for the precinct are detected and dealt with which creates a culture whereby informed plan should be promoted to ensure that initiatives and proposals are decisions and effective action can be initiated. implemented in accordance to the vision of the precinct and that the various projects are implemented and harnesses the existing CoE’s External communication is more concerned with marketing, promotion and institutional capacity. As there are a number of precincts within the the garnering of support. This is to create awareness of the area and the municipality one coordinator may be responsible for a number of precincts. development vision and its implementation plan, attract investment, limit opposition and boost confidence in the aims and abilities of the CoE to In addition, it is recommended that a city-wide Development Agency develop the Actonville Wattville Rail Reserve Urban Design Precinct Plan. should be established to drive the implementation of projects within the various precincts. Public / Private Institutional Arrangements
The Actonville Wattville Rail Reserve Urban Design precinct plan proposes 11.2.1 CoE Precinct Coordinator and Implementer the establishment of a public/private institutional structure that consist of the following components: The initial step in increasing precinct implementation capacity is the establishment of a precinct coordinator of the plan. This could be a . The proposed Actonville Wattville Development Co-ordination municipal project champion or elected department (City Planning) or a Forum, which represents and involves all public and private grouping of people.
223 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
11.2.2 Establishing a CoE Development Agency for Urban Design The Custodian tasks would include: Precinct Plan Implementation
. Ensuring the overall precinct plan is adhered to by all the different One way of realising the proposals of the Actonville Wattville Rail Reserve role players and implementers; Urban Design Precinct Plan is for the CoE to set up a separate and independent Development Agency which would be responsible for the Establishing an awareness and understanding of the project for . implementation of specific projects within the Actonville / Wattville Precinct. internal departments and external stakeholders particularly those This mandate could include all the precincts for which the CoE is who have not been involved in the planning stages; preparing urban design precinct plans. . Overseeing the implementation process; . Ensuring that the various projects are rolled out. Development Agencies have been established in a number of cities in . Enabling alignment between the various stakeholders, including South Africa and have been very successful in implementing capital private sector plans, to enable development processes to go projects. ahead with the least friction and co-ordinate all the initiatives, in a manner that allows for an efficient and effective outcome. Role of a Development Agency
The Coordinator may choose to elect a series of working groups that . Development Agencies are entities owned and established by a constitute organisations, including relevant CoE departments, provincial sphere of government (local, provincial or national). These are and national government (as may be applicable), state owned companies typically considered as publicly owned entities, with public (Prasa, Transnet, Eskom, Telkom etc.), business organisations, labour accountability and responsibilities, but using private sector organisations and civil society organisations. These working groups may strategies. be assembled on an ad hoc basis to ensure that projects are rolled out . Their purpose is to work towards a coordinated approach to and may include topics such as: addressing the problems and opportunities in their targeted areas. A key focus is engaging and leveraging the public and private . Traffic, transportation and NMT; sectors in an agreed physical, social and economic development . Environment, open space planning and landscape design; strategy and meeting clearly defined targets. This needs to take place within a broader context of a comprehensive framework or Community involvement programmes; . area-based plan. In this instance it would be the urban design . Socio-economic, transformation and funding; precinct plans. . Housing provision and approaches to hijacked buildings; . In order to promote effective execution of programmes/projects, the Development Agency provides a dedicated and focussed An important aspect of introducing a coordinator involves ensuring that all institutional system and capacity that effectively implements the initiatives are harmonised and dove-tailed to meeting the common identified projects and strategies, thereby giving focused attention precinct objectives. to the growth, development and promotion of the local economy within the precinct.
. A further rationale behind the Development Agency concept is that
the normal administrative public processes within government are
often ill-adjusted to efficiently and effectively undertake project
224 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
management and physical implementation. It is even more . Develops and implements best practice and organisational complex where public and stakeholder co-ordination is expertise in respect of area-based development management. continuously required. Hence, the Development Agency is dedicated to and focused on the function as implementing arm, The Relationship between Development Agencies and Municipalities enabling delivery of key projects. . Within this role it can also be the co-ordination body that sources A Development Agency is a State-Owned Company (SOC), in this external funding, technical assistance and additional capacity for instance a wholly owned agency of the municipality. The legislative project planning and implementation. framework for municipal entities came into effect through amendments to the Municipal Systems Act (MSA) and the passing of the Municipal Function of a Development Agency Finance Management Act (MFMA). The new provisions of the MSA, including Chapter 8A, came into effect on 1 August 2004. The bulk of the The function of the Agency is Development Facilitation and Project provisions of the MFMA took effect on 1 July 2004 with some transitional Implementation. It is a wholly owned agency of the municipality which provisions based on municipal capacity. The MSA defines three types of undertakes area-based initiatives in key precincts within the municipal entities that may be established by a municipality with effect from 1 August administrative area. In many instances the agency reports to city planning 2004, namely private company, service utility or multi-jurisdictional service and economic development departments. utility.
The development agency undertakes the following: It is through the municipal contract and service delivery agreement that the municipality provides the policy and strategy framework within which the . Promotes economic growth through the development and Development Agency will operate, and thereby provides the mandate of promotion of efficient business environments in defined the Development Agency. Typically, the performance requirements include geographic areas; community liaison and involvement in the delivery of projects and area- based management and interventions Urban regeneration projects; . . Unlocks public and private sector investment in marginalised Development Agencies do not assume overall responsibility for all areas; development within their area – that task remains the responsibility of the . Undertakes area-based regeneration projects in areas which are Municipality which controls and coordinates it through its chairing of a not meeting their potential; Development Forum. The municipality also remains responsible for its . Promotes economic empowerment through the structuring and statutory obligations such as the approval of town planning applications procurement of municipal / development agency developments; and building plans, the enforcement of bylaws and the installation and maintenance of infrastructure services etc. . Promotes productive partnerships and co-operation between all relevant stakeholders on area-based initiatives; It is proposed that the CoE establish an implementation capacity in the . Maintains stakeholder relations and engages stakeholder form of a dedicated Development Agency for all the precincts part of this consultation / facilitation to ensure participation and buy-in of programme. This focuses on the implementation of CoE initiatives and stakeholders, including the local community; projects proposed in the precinct plans, as well as undertake specific . Prepares project development plans for approval and undertakes feasibility studies and prepare business plans, as mandated by the CoE. their implementation; and
225 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
11.3 CONCLUSION: PRIORITY ACTIONS The implementation strategy is to be incorporated into the next budgetary cycle and to be included into the next round of IDP review. The priority actions for the implementation of the Actonville Wattville Rail Reserve Urban Design Precinct Plan are determined by the classification of high priority and short-term time frame initiatives and capital projects. 11.4 ENABLING DEVELOPMENT AND MEETING COMMUNITY These include: NEEDS
A. Design and Deliver- Catalytic Capital Projects The proposals of the Actonville Wattville Rail Reserve Urban Design Precinct Plan meet a variety of development objectives that direct the work . A1. Community node public environment upgrade and functions of both the public and private sector, and in particular those of the CoE to execute its developmental mandate. This includes: A2. Reading Road / Singh Street public environment upgrade . A3. Prioritised road connections over rail reserve . . Establishing a specific development direction for the Actonville . A4: Mayet Drive public environment upgrade Wattville Precinct, to achieve the desired rejuvenation of the . A5: Sports Precinct consolidation and upgrade precinct. . A6: Wattville community node public environment, public transport . Enabling the upgrade of key elements of the Actonville Wattville and traders facilities precinct public environment to the collective benefit of the precinct . A7: Reading Road / Mabuya Street westward extension . Enabling the redevelopment and improvement to the Actonville community core, together with the associated economic activity B. Plan, Promote and Support- Key Initiatives . Enabling the redevelopment and improvement to the Wattville community node, together with the associated economic activity . B1: Development parcels within the precinct . Fostering business development across a number of sectors, including incorporation of informal trade with improved linear It is envisaged that these initiatives are necessary to kick-start the market facilities where appropriate development process and drive the momentum for implementation. . Upgrading of parks and recreation facilities to better serve
community needs; These capital projects also meet the vision for the precinct, which was generally supported by the public and interested parties. The catalytic capital projects and initiatives will:
. attract investment into the area; . Provide much needed facilities . create job opportunities; and . improve the quality of life and uplift the community.
226 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
REFERENCES Department of the Presidency. National Development Plan: Vision 2030 (2011) Ekurhuleni Metropolitan Municipality, Metropolitan Spatial Development Framework: 2015, Section C: Spatial Development Framework Gauteng Province Department of Roads and Transport, 2012. 5-Year Transport Implementation Plan. Region D Regional Spatial Development Framework, CoE, October 2015 Ekurhuleni Urban Design Policy Framework, CoE Metropolitan Spatial Gauteng Province - Roads and Transport, 2015. Gauteng's 25 Year Planning Division, City Planning Department (Iyer Urban Design Studio), Integrated Transport Master Plan. 2016 National Land Transport Act (NLTA) Act 5 of 2009 CoE GIS Information National Transport Master Plan, NATMAP 2050, Department of Transport, Brakpan Aero Club www.brakpanaeroclub.co.za 2015
COE, 2014, Bioregional Plan for the Ekurhuleni Metropolitan Municipality, Council for Scientific and Industrial Research. 2012. CSIR Guidelines for March 2014, Ekurhuleni Metropolitan Municipality the provision of social facilities in South African Settlements. Pretoria
COE, 2012, Ekurhuleni Metropolitan Municipality Region A RSDF-Module Ekurhuleni Metropolitan Municipality. 2015. Ekurhuleni Metropolitan 19 Waste Management Plan: Guidelines for the management of solid Spatial Development Framework. waste in Region A, Ekurhuleni Metropolitan Municipality and Metroplan Ekurhuleni Metropolitan Municipality. Regional Spatial Development COE, 2016, The reclamation, rehabilitation, landscaping and enhancement Framework: Region D Feasibility Master Plan of Ekurhuleni’s Water Bodies, June 2016, Ekurhuleni Metropolitan Municipality and ReSolve Ekurhuleni Metropolitan Municipality. Ekurhuleni Growth and Development Strategy 2055. COE, 2009, Ekurhuleni Biodiversity and Open Space Strategy (EBOSS) Report, May 2009, Ekurhuleni Metropolitan Municipality and Environomics Ekurhuleni Metropolitan Municipality. Ekurhuleni Growth and Development Strategy 2025. COE, 2012, Ekurhuleni Environmental Policy, Ekurhuleni Metropolitan Municipality and SSI Ekurhuleni Department of Human Settlements. 2016. Human Settlements COE, 2007, Environmental Management Framework for Ekurhuleni, June Business Plan. 2007, Ekurhuleni Métropolitain Municipality, Gauteng Department of Agriculture, Conservation and Environnent and Environomics Ekurhuleni Department of Human Settlements. 2016. Regional Report: Region D. DEA, 2011, National Waste Management Strategy, November 2011, Department of Environmental Affairs Lightstone Property. 2019. Suburb Reports.
227 GAPP Consortium Actonville Wattville Rail Reserve Urban Design Precinct Plan
228 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12 ANNEXURE 1: ROADS AND TRANSPORT CONTEXT AND STATUS QUO
12.1 OVERVIEW
Refer to Diagram 99: Hira Street
Actonville is served by two national routes and three regional routes, the N12, N17, R23, M43 and R29. The N12 is the East-West national route that is connecting Actonville with Benoni/ Daveyton in the east and with Johannesburg in the west. The N17 is another East-West national route connecting Actonville with Springs in the east, and with the southern parts of Johannesburg in the west. The R21 is a North-South Freeway, with its terminal in Vosloorus in the south and connects with the OR Tambo Diagram 99: Hira Street International Airport, Kempton Park and Pretoria in the north. The R29 is an East-West regional route that is connecting Actonville with Benoni in 12.1.1 Regional Access the East and with Germiston in the west. Regional access to Actonville is poor. Refer to Diagram 116: Regional Connectivity
The Sunshine Hospital, retail centres and Actonville Shoprite Centre are The National Roads (SANRAL) providing access to the precinct includes the main attractions to Actonville CBD (trip generators). the N17 and N12. The N17 is located to the south of the precinct and an East-West national route connecting Actonville with Springs in the east Hira Street linking the Actonville Shoprite to the Sunshine Hospital is and with the southern parts of Johannesburg in the west. The N12 is shown in the picture below: situated to the north of the study area and an East-West national route that is connecting Actonville with the northern parts of Springs in the east and with Johannesburg in the west.
The Provincial Roads in and around the precinct include:
. R29 . R23 . M43
229 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.2 Road Ownership RCAM . Roads relevant Function Classifica Description to the Actonville Refer to Diagram 117: Road Ownership in the Actonville Precinct tion Precinct Class 2 Major Arterial with route number . R29 (M or R) . R23 Actonville has several key road stakeholders including: High speed, typically 80km/hr . M43 Intersection spacing typically . Reading . Sanral (N17 & N12) 800m ± 15% Road/Lancaster No access to properties Road . Gautrans Public Transport stops and R29 pedestrian crossings allowed at intersections only R23 Pedestrian sidewalks grade M43 separated from road City of Ekurhuleni (local network) No traffic calming, No parking . Traffic signals to be co-ordinated Cycle lanes allowed Class 3 Minor Arterial with route number . Dube Street 12.1.3 Road Hierarchy (M) . Mayet Drive Intersection spacing typically Refer to Table 21: Road Classification 600m ± 20% Refer to Diagram 118: Road Limit access to properties Public Transport stops and The table below gives an overview of the road classification within the pedestrian crossings allowed at intersections precinct together with the road classification map. No traffic calming, No parking Traffic signals to be co-ordinated Cycle lanes allowed Table 21: Road Classification Accessibility Class 4 Collector Street (Class 4a . Seedat Street Commercial, Class 4b . Edinburgh Road RCAM . Roads relevant Residential) Function Classifica Description to the Actonville Intersection spacing should be tion Precinct larger than 150m apart Mobility Class 1 National Freeway with route . N12 Access to properties allowed number (N / M / R) . N17 Public Transport stops and High speed (100 - 120km/hr) pedestrian crossings allowed at No access to properties intersections No pedestrians, parking, public Traffic calming – median for parking pick-up and NMT pedestrians allowed Cycle lanes allowed, On-street parking allowed Class 5 Local Street (Class 5a . Local street in the Commercial, Class 5b Precinct Residential)
230 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
RCAM . Roads relevant K110 alignment falls within the existing road reserve of Reading Function Classifica Description to the Actonville Road/ Lancaster Road. The K110 K-route would change the tion Precinct dynamic of the area since the road will become a mobility route Intersection spacing should be aimed at improving mobility. It should however be noted that the larger than 150m apart Access to properties allowed frontage road, namely as Singh Street, will eliminate the need to Public Transport stops and provide direct property access from the mobility road as it provides pedestrian crossings allowed at alternative access. Therefore, from a transport planning point, this intersections route will provide an east west link with an interchange to the Traffic calming – median for PWV15, so the K-route status should remain. Opinion from pedestrians and raised Gautrans has been requested and a response is awaited. The pedestrian crossings allowed following photos show Reading Road/ Lancaster Road with Singh Cycle lanes allowed, On-street parking allowed Street as frontage road.
12.1.4 Plans and Projects
Refer to Diagram 100: Reading Road / Lancaster Road with Singh Street as frontage road Diagram 119: Future Roads Impacting on the Study Area
Projects and plans likely to impact the precinct include:
Existing projects:
. None
Plans:
. PWV 15 (Gauteng Province): will be situated to the west of the precinct as a north-south route with planned access at Commissioner Road/ Brakpan Road. The road will improve accessibility to the Actonville Precinct in future. . K116 Alt (Gauteng Province): will be situated to the south of the precinct as an east-west route with planned access at R23. The road will improve accessibility to the Actonville Precinct in future. . The K110 (Reading Road/ Lancaster Road) (Gauteng Province) is aligned to the north of the Precinct as an east-west route. The
231 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 100: Reading Road / Lancaster Road with Singh Street as frontage road
12.1.5 Traffic Volumes
There are no traffic surveys done around this area and thus there is no traffic capacity analysis done at this stage. Visual observation indicates that Reading Road/ Lancaster Road and Dube Street have high volumes of traffic and experience minor delays during peak hours. Outside the precinct, M43/ Atlas Road and R23 carry high volumes during peak period. This finding must be verified through a comprehensive traffic study.
232 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.6 Rail (Freight and Passenger)
Refer to Diagram 101: PRASA Railway Line within the Precinct Diagram 102: Rail Reserve shown in yellow bisecting the area Diagram 103: Detailed view of rail reserve showing the desire lines linking the two areas Diagram 104: Current informal crossings from Actonville to Wattville Diagram 105: Informal Settlements in eth rail reserve
There are several railway lines serving this corridor, namely Randfontein to Springs and Johannesburg to Daveyton serves this corridor with passenger trains. The closest passenger railway stations are:
. Dunswart (36 000 Train Passenger Volumes) . Avenue (189 Train Passenger Volumes) and . Benoni Station (6800 Train Passenger Volumes)
The volumes are as per Gauteng Rail Passenger Census 2007 final report, the current number is likely to be higher. Dunswart has by far the highest train Passenger Volumes when compare with the other two stations. Accessibility to all stations is a challenge due to long distance Diagram 101: PRASA Railway Line within the Precinct walking to the station, most passengers access the stations by using taxis on daily basis. The development around both stations is currently poor. The Prasa Railway line within the Precinct is shown below with the A rail reserve runs in a large arc through the area dividing Actonville from stations highlighted. Wattville. It used to be fully functional freight line with tracks and rail infrastructure but it has all been removed and the line is now abandoned. There is evidence of an existing station box to the east. It is unlikely that Transnet will ever abandon or deproclaim the reserve and as such it is still legally proclaimed. The rail reserve is a significant barrier between Actonville and Wattville. There are no intersections or crossings linking the two although there are a number of informal crossings indicating the desire lines to link/ integrate them.
233 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 103: Detailed view of rail reserve showing the desire lines Diagram 102: Rail Reserve shown in yellow bisecting the area linking the two areas
Currently motorists used the informal gravel road to cross over between the two areas (see photos below). A low-grade gravel road crossings is recommended to link them along the existing desire line.
234 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 104: Current informal crossings from Actonville to Wattville
The rail reserve has been invaded and there are two informal settlements in the area, one to the north near the bridge and another further south near the schools.
235 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.7 Public Transport
Refer to Diagram 106: Public Transport Modal Split
Within the Actonville precinct, there are no key transportation elements such as railway station and taxi/ bus rank that are important to the movement of goods and people. People generally rely on roaming taxis along Reading Road/ Lancaster Road and Dube Street to drop them at nearest rail stations or taxi rank. The nearest place to catch a long- distance taxis or buses is Springs.
According to Ekurhuleni IDP dated 2013, the public transport modal split within Ekurhuleni is 73.7% for taxi, 19.3% for rail transport, and 7% bus transport. Furthermore, it was also mentioned that the private vehicle
utilization is very high – more than 50% of the total trips in Ekurhuleni. The public transport modal split is shown below.
Diagram 105: Informal Settlements in eth rail reserve
Diagram 106: Public Transport Modal Split Sources: Ekurhuleni IDP (2013)
236 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.8 Buses
Refer to Diagram 120: Bus and Taxi Routes within the Actonville Precinct
As mentioned earlier, bus is the least predominant public transport mode in Ekurhuleni. The corresponding image shows the existing bus routes in relation to the Actonville Precinct. According to the EMM Roads Masterplan (RHDHV, 2013), the bus routes or bus coverage within/ near Actonville are Lincoln Road and M43 (Van Dyk) road which are located north and west of the precinct. The usage of buses within this area is anticipated to be lower based on the network coverage.
12.1.9 Mini-bus Taxis
Refer to Diagram 107: Benoni Taxi Rank Diagram 108: Dunswart Taxi Rank
Taxi mode is used by the highest number of people in Ekurhuleni. Key taxi Diagram 107: Benoni Taxi Rank routes within the study area include Reading Road/ Lancaster Road and Dube Street. Two formal Taxi ranking facilities were noted during the site visit namely Dunswart taxi rank and Benoni taxi rank. All these taxi ranks are located near the train stations. The development near both taxi ranks is poor and people mostly rely on roaming taxis along Reading Road/ Lancaster Road and Dube Street to drop them at nearest taxi rank.
Diagram 108: Dunswart Taxi Rank
237 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.10 Rail Facilities
Refer to Diagram 109: Dunswart Station Diagram 110: Benoni Station
The closest passenger railway stations are:
. Dunswart (36 000 Train Passenger Volumes) . Avenue (189 Train Passenger Volumes) and . Benoni Station (6800 Train Passenger Volumes)
Further investigation was also done to determine if PRASA has future plans within or near the Precinct, it was found that PRASA does not have any plans for the area.
Diagram 110: Benoni Station
12.1.10.1 Integrated rapid public transport network
Refer to Diagram 121: Proposed BRT Routes within the Actonville Precinct
Currently there are no BRT services within the precinct. However, the RSDF for Region D indicates that future BRT trunk route within the study area will be implemented during phase 1 (Tembisa - OR Tambo – Actonville - Vosloorus). Within the precinct, only Feeder Routes will be implemented along Reading Road/ Lancaster Road and Dube Street.
12.1.10.2 Gautrain
The Actonville Precinct does not have Gautrain services operating within Diagram 109: Dunswart Station the precinct at present and there are no future plans to have it within the
precinct. The nearest Gautrain line to the study area is OR Tambo International Airport station which is 12 km away.
238 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.11 Pedestrian movement
Refer to Diagram 111: Example of NMT along Soma Street Diagram 112: Example of NMT along Mayet Drive
The Actonville Precinct is characterised by sufficient NMT facilities and public walkways. Most of the streets have provision for NMT facilities with enough space for people to walk.
However, some of the problems encountered around the precinct are:
. Poor quality of pavements; . Broken and damaged sidewalks as one of the major barriers; . The pedestrian facilities are either insufficient or non-existent; and . Sidewalks end abruptly after the crossing, which causes discomfort for pedestrians walking. Diagram 112: Example of NMT along Mayet Drive Maintenance of NMT infrastructure is required.
12.1.12 Parking
Refer to Diagram 113: Abundant parking space near the Sunshine Hospital and Actonville Post Office Diagram 114: On-street parking along Soma Street Diagram 115: Parking area in front of municipal offices
Most of the streets in the Precinct have on-street parking. The key streets that have on-street parking include Reading Road/ Lancaster Road, Soma Street and Mayet Drive. The main attractions within Actonville such the Sunshine Hospital, retail centre and Actonville post office are surrounded by parking spaces.
The large parking area in front of the municipal offices, bordered by Chetty, Soma and Khan Crescent is an extremely bland space that lacks any human scale. This area certainly presents development opportunity as there is ample parking in the surrounding Actonville core.
Diagram 111: Example of NMT along Soma Street
239 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 113: Abundant parking space near the Sunshine Hospital and Actonville Post Office Diagram 115: Parking area in front of municipal offices
Diagram 114: On-street parking along Soma Street
240 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.1.13 Key Findings – Roads and Transport
Key findings regarding transport and roads include:
. Regional access to the Actonville precinct is poor. Actonville is compromised by its distance to the freeway system; . There are abundant non-motorised transport facilities (pedestrian walkways) within precinct that need maintenance; . In terms of public transport, Actonville is regarded as being poorly accessible. People often rely on roaming taxis along Reading Road/ Lancaster Road and Dube Street to drop them at nearest rail stations or taxi rank. The bus routes or bus coverage within/ near Actonville are Lincoln Road and M43 (Van Dyk) road which are located north and west of the precinct which makes the situation worse; . Currently there are no BRT services within the precinct. Future BRT trunk route within the study area will be implemented during Phase 1 (Tembisa - OR Tambo – Actonville - Vosloorus) with Feeder Routes will be implemented along Reading Road/ Lancaster Road and Dube Street; . The large parking area in front of the municipal offices, bordered by Chetty, Soma and Khan Crescent is an extremely bland space that lacks any human scale. This area certainly presents development opportunity as there is ample parking in the surrounding Actonville core. . The rail reserve is a significant barrier between Actonville and Wattville. There are no intersections or crossings linking the two although there are a number of informal crossings indicating the desire lines to link/ integrate them.
241 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 116: Regional Connectivity Source: CoE Roads Masterplan, RHDHV, 2013
242 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 117: Road Ownership in the Actonville Precinct
243 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 118: Road Hierarchy Source: EMM Roads Masterplan, RHDHV, 2013
244 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 119: Future Roads Impacting on the Study Area Source: Gautrans
245 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 120: Bus and Taxi Routes within the Actonville Precinct
246 GAPP Consortium Actonville Precinct Plan
Diagram 121: Proposed BRT Routes within the Actonville Precinct
Xxxx February 2019 247 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
12.2 TRANSPORT PLAN
12.2.1 Rail reserve
From a transportation perspective it is best to treat the current rail reserve as an open space or green area and implement pedestrian walkways and cycle ways to make it a pleasant and attractive community area. Interventions do not need to be elaborate or expensive. The NMT orientated connections will enhance the overall suburb mobility with the “old railway-line” as the spine linking the community/ residential nodes. Further engagement with Transnet is planned in order to discuss the detailed proposals for the precinct. It is anticipated that both short-term and long-term interventions will be required. Examples of green field are indicated by the photographs below:
12.2.2 K110-Route
The K110 (Reading Road), a Gauteng Provincial road, alignment is situated to the north of the precinct as an east-west route. The K110 alignment is within the existing road reserve of Reading Road. The K110 K-route would change the dynamic of the area, since the road will have a mobility function. However, it should however be noted that frontage roads such as Singh street, will eliminate the need to provide direct property access from the mobility road by providing an alternative.
The preliminary design drawing (attached to this submission) obtained from the Gauteng Department (GDRT) shows the new layout of K110. Several access points along the road will be closed with some becoming left in/ left out accesses. Also, important to note is that the existing two
traffic circles within this road will be removed and full intersection will be provided.
12.2.3 Roads
RHDHV supports the proposed roads as per the precinct plan. The following roads are proposed (refer to diagrams below): . Road link on the eastern side of the precinct. This proposed road link is also supported from EMM Road Master Plan;
28 February 2019 248 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Proposed road link to connect Barnsley street and Mayet Drive; and . New link to connect Wattville and Actonville starting from Sesedi Avenue.
The plan also acknowledges the proposed Provincial roads, namely; . PWV 15 (Gauteng Province): will be situated to the west of the precinct as a north-south route with planned access at Commissioner Road/ Brakpan road. In the future, the road will improve accessibility to the precinct; and . K116 Alt (Gauteng Province) will be situated to the south of the precinct as an east-west route with planned access at the R23. In the future, the road will improve accessibility to the Actonville precinct.
Proposed road link to connect Barnsley Street and Mayet Drive
Road link on the eastern side of the precinct
28 February 2019 249 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Upgrades to the NMT system are proposed in the precinct plan, together with general urban management/ maintenance interventions.
Example of NMT along Soma Street
New link to connect Wattville and Actonville starting from Sesedi Avenue
12.2.4 Pedestrian movement
Actonville is characterised by NMT facilities where the majority of streets have NMT facilities, with sufficient space for people to walk. However, there are problems encountered with NMT in the precinct namely: . Poor quality of pavements; . Broken and damaged sidewalks as one of the major barriers; . The pedestrian facilities are either insufficient or non-existent; and . Sidewalks end abruptly after the crossing, which causes Example of NMT along Mayet Drive discomfort for walking pedestrians.
28 February 2019 250 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
13 ANNEXURE 2: OPEN SPACE AND NATURAL . Comply with all applicable international conventions, national ENVIRONMENT ASSESSMENT environmental legislation and policies, regulations, codes of practice, and other environmental requirements to which the COE subscribes; 13.1 CONTEXT AND STATUS QUO . Protect and manage the environment, conserve resources, minimise asset losses, and improve environmental performance;
13.1.1 Environmental Strategic Documents (policies, plans and . Minimise the environmental impacts of the activities of the CoE; strategies) . Minimise the contribution to climate change, and adapt to the consequences of global climate change; . Improve the quality standards of the environment through the 13.1.1.1 Ekurhuleni Environmental Policy, 2012 reduction of pollution, implementation of a waste reduction hierarchy, an increase in social benefits in terms of health and Refer to Diagram 122: Seven Environmental Policy Focus Areas, or resilience, and increased access to environmental resources; Ultimate Outcomes . Establish partnerships with community organisations, government
agencies, customers and Interested and Affected Parties (I&APs) The Ekurhuleni Environmental Policy was updated in 2012; the revision of and foster openness and communication with all stakeholders in the policy provided an opportunity to align CoE environmental policy with order to share relevant information, contribute to the development sustainability initiatives and trending considerations, e.g. the impacts of of sustainable solutions, and respond in a constructive and timely climate change, the green economy, mining reclamation and pollution, and manner; land reform and agrarian transformation. Importantly, as the Growth and Development Strategy for CoE is currently being revised, there remains . Implement environmental management activities aimed at potential to further align the environmental policy and vision to the revised enhancing and improving the environment within the COE by growth and development vision for the region. improving the environmental content and performance of existing management systems like the IDP, GDS and Service Delivery and The development of an environmental policy for the CoE is a statutory Budget Implementation Plan (SDBIP); and mandate and responsibility is placed on local governments to ensure a . Regulate the environmental impacts of mining to restore a balance safe and healthy environment for those living and working within their area between consumptive and sustainable environmental resource of jurisdiction. The CoE, in delivering services to the community, strives to uses. maintain and promote sustainable environmental management by carefully blending ecological, social, and economic considerations into future To meet the goals and intended outcomes of the Environmental Policy, planning and decision-making processes. The CoE aims to balance the seven areas of impact are defined that require attention and the interests of the present with those of future generations, and ultimately, will implementation of actions. The long-term outcomes are: strive to reduce the environmental impacts of current operations, activities, products, and services. 1. Key natural resources are protected and conserved; 2. CoE employees are aware of environmental matters and Within the framework of its Environmental Policy, the Ekurhuleni environmental education initiatives are implemented; Metropolitan Municipality commits to:
28 February 2019 251 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
3. Environmental principles are embedded in infrastructure and An Implementation Plan accompanies the Revised Environmental Policy development activities in the CoE; and is available as a tool to enable the turning of the policy into action. 4. Land, water and air pollution is prevented and reduced; Primary goals to give effect to the policy include: 5. River catchments are managed in an integrated manner; . Roll out of the Environmental Policy into CoE department’s 6. CoE is energy efficient and has adapted to climate change processes and systems; and impacts; and . Marketing and awareness-raising of what the Environmental Policy 7. Sound environmental governance. aims to achieve.
The Implementation Plan is a spreadsheet-based tool that links the Protect outcomes of the policy through actions and responsibilities to measure Natural progress, using indicators over 5-year planning timeframes. Resource s Environm Environm 13.1.1.2 Ekurhuleni Environmental Management Framework, 2007 ental ental Governan Educatio Refer to Diagram 123: Actonville Precinct in relation to the CoE SEMP, ce n 2007
COE The Environmental Management Framework (EMF) provides a framework that sets out the environmental attributes of Ekurhuleni in a way that Environm determines environmental opportunities and constraints for development Climate ental Sustaina of the area, while Spatial Development Frameworks (SDFs) provide Proofing ble frameworks for interpreting the development vision, planning principles & Energy Policy Infrastruc and structuring elements of Ekurhuleni. Efficiency ture As part of the EMF, the Strategic Environmental Management Plan (SEMP) was developed which outlined ‘development constraint zones’ which highlight the environmental features that may limit developmental Water Reduce potential. Five constraint zones have been identified: Resource Pollution s . Low to no Constraint zone . Agricultural Constraint zone
. Geotechnical Constraint zone Diagram 122: Seven Environmental Policy Focus Areas, or Ultimate . Hydrological Constraint Zone Outcomes . Ecological Constraint Zone Source: COE, 2012
28 February 2019 252 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
The location of the Actonville Wattville Precinct falls within the Hydrological and Geotechnical constraint zone. The Geotechnical zone is composed of dolomite areas and undermined areas. Essential engineering services, industrial, retail and residential activities are permitted but require the appropriate authorisations before these activities can occur.
In the Hydrological zone there are environmental sensitivities specifically the presence of the natural surface water bodies. The preferred activities in the Hydrological zone are for conservation but with provision for essential engineering services pending the outcome of an environmental authorisation process.
13.1.1.3 Ekurhuleni Biodiversity and Open Space Strategy (EBOSS), 2009
Refer to Diagram 124: Open Space Features within the vicinity of the Precinct
The EBOSS outlines steps that need to be taken in order to meet the requirements for the biodiversity and open space needs of the Metro. The EBOSS provides a thorough inventory of the ecological features within the COE and provides targets for which the COE must aim in order to adequately preserve the biodiversity and open spaces within the Metro. The EBOSS defined the Open Spaces as:
. Metropolitan open space nodes - means open space areas that have a distinct character and that are meant for the use or enjoyment of all persons in the metropolitan area and even beyond. . Local open space nodes - means open space areas that have a distinct character and that are meant primarily for the use or enjoyment of specific communities. . Corridors - means open spaces that form part of the hydrological system, are natural areas that are shallowly undermined, or areas with high quality natural vegetation that link different nodes with each other. Diagram 123: Actonville Precinct in relation to the CoE SEMP, 2007
28 February 2019 253 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. Other/neighbourhood natural open spaces - means natural According to the EBOSS (2009), there are no open space features within areas that should remain as open spaces, but do not constitute the Study area; the closest open space feature is the Local Open Space nodes or corridors and that should be incorporated in the planning Node K: Elsburg Conservation and Recreation Node which is located to and development of neighbourhoods. the south of the Actonville Precinct. The Local Open space is listed as both privately owned and publicly owned. The majority of Local Open Mining belt open space - means undeveloped land on . Space Node K is classified as predominantly natural open space as well undermined areas that can be used for open space purposes. as sports/ recreation. The purpose of local open spaces is to improve the
aesthetics of an areas, as well as providing a local scale conservation function in the case of Node K it would be to protect the grassland species found in this area. Local open spaces are important in the urban context as these provide a unique identity to the area. Local Open Spaces also provide socio-economic functions as it can increase the value of properties.
The EBOSS was developed in 2009 and there has been developed since then, it is still important to take into account the open space assets in the study area for future planning to ensure that the integrity of the remaining open spaces are preserved.
13.1.1.4 Draft Bioregional Plan, 2014
Refer to Table 22: Bioregional Plan Map Categories Refer to Diagram 126: Composite Environmentally-sensitive Areas on the Precinct Site
The CoE has developed a Bioregional Plan although it is still in draft form. The purpose of a bioregional plan is to inform land-use planning, environmental assessment and authorisations, and natural resource management by a range of sectors whose policies and decisions impact on biodiversity. This is done by providing a map of biodiversity priority areas, referred to as Critical Biodiversity Areas (CBA) and Ecological Support Areas, with accompanying land-use planning and decision-making guidelines.
The Bioregional Plan must be included in the Integrated Development Plan and Spatial Development Plans and must be consulted when issuing planning authorisations. The Bioregional Plan determines the key Diagram 124: Open Space Features within the vicinity of the Precinct biodiversity aspects within the CoE. The Bioregional Plan is used to
28 February 2019 254 GAPP Consortium Ekurhuleni Urban Design Precinct Plans produce different maps that can be easily integrated into other planning tools. The Bioregional Plan also provides a description of the different CBA map areas which are shown in the corresponding table.
There are at least 16 threatened plant species and 14 threatened animal species in the CoE, and 10 ecosystems listed as threatened according to National Environmental Management: Biodiversity Act (NEM:BA, 2008). Aquatic systems are equally unique in the bioregion: 97% of wetlands types and 29% of river types in the Metro are listed as threatened. Just over a third of the Ekurhuleni Metro is in a natural or near natural state (36%), with urbanisation (35%), agriculture (23%) and mining (7%) together covering 64% of the Metro.
Critical Biodiversity Areas cover 18% of the Metro with CBA 1 (natural or near natural state) covering 17% and CBA 2 (cultivated landscapes which retain importance for threatened species) covering 1%. Ecological Support Areas cover a further 18% of the City with ESA 1 (natural, near natural or degraded state) covering 6% and ESA 2 (no remaining natural habitat) covering 12%. Protected Areas cover just over 1% of the Ekurhuleni Metro.
The Bioregional Plan also sets out different management practices that must be adhered to in order to protect the biodiversity of the COE. This guideline is developed according to the different levels of Critical Biodiversity Areas and the Ecological Support Areas. Part of the Bioregional Plan requires a monitoring and evaluation programme. The purpose of this is to measure the level of implementation within the Metro as well as areas that require improvement. The current Bioregional Plan is under review.
The corresponding diagram shows that the only significant ecological areas in the precinct are classed as other natural areas.
28 February 2019 255 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 22: Bioregional Plan Map Categories
CBA Map Category Criteria Defining the Category Protected Areas include Provincial Nature Reserves (declared under the National Environment Management: Protected Areas Act 57 of 2003); Municipal Nature Reserves (including Bird Sanctuaries) which are declared under various local and provincial declarations and by- laws; other state owned protected areas (Meteorite Crater Reserve & natural portions of Botanical Gardens); and Private Nature Reserves and Natural Heritage Sites with management plans that have biodiversity conservation as the primary objective. The Protected Area definition used in Gauteng C-Plan v3.3, which this bioregional plan is obligated to follow, deviates from national policy documents and Protected Areas guidelines (Protected Areas Act, NBA 2011 & NPAES 2008) which include all formally proclaimed protected areas (including World Heritage Sites and Protected Environments) and exclude undeclared conservation areas which do not have secure legal status. Gauteng C-Plan v3.3 includes most types of formal Protected Area, but deviated from the norm by excluding Protected Environments and World Heritage Sites, while including undeclared private nature reserves and natural heritage sites that have biodiversity focussed management plans in place (these would be categorised as informal conservation areas under the National Protected Area Expansion Strategy and would not be seen to be meeting Protected Area targets). Protected Environments and World Heritage sites are indicated on the maps to improve alignment with national bioregional plan norms, but the Bioregional Plan does not have the mandate to alter the spatial product from Gauteng C-Plan v3.3. Any natural or near-natural terrestrial or aquatic area required to meet targets for biodiversity pattern and/or ecological processes. These include any area that is required for meeting biodiversity pattern targets such as remaining areas of Critically Endangered vegetation types and areas required to protect threatened species; any area that is required for meeting targets for ecological processes such as areas Critical Biodiversity Areas 1 important for climate change adaptation; and hydrological process areas such as high priority wetlands and catchments, pan clusters and pans within priority catchments. In addition to the above areas where there is little or no choice of area identified, CBAs include all 'best design' sites in terms of meeting pattern and process targets, identified by the biodiversity planning process. 'Best design' refers to an identified network of natural or near-natural sites that meet pattern and process targets in a spatially efficient and ecologically robust way, and aim to avoid conflict with other activities (e.g. economic activity) where possible. Intensive agricultural landscapes which are required to meet biodiversity targets for threatened species or which support ecological Critical Biodiversity Areas 2 processes on which these threatened species directly depend. Although the biodiversity planning process preferentially attempted to meet biodiversity targets in natural or near- natural landscapes, in some cases intensive agricultural landscapes may perform a key role in maintaining populations of threatened species (e.g. ploughed fields may be key foraging areas for threatened bird species such as Blue Cranes or Secretary Birds). Natural, near-natural or degraded areas required to be maintained in an ecologically functional state to support Critical Biodiversity Areas Ecological Support Area 1 and/or Protected Areas. These include remaining floodplain, corridor, catchment, wetland and other ecological process areas that have not been identified as Critical Biodiversity Areas but which need to be maintained in a functional state to prevent degradation of CBAs and/or Protected Areas. ESA1s can include areas which would otherwise have been identified as CBAs except that have been degraded, but which are currently or potentially still important for supporting ecological processes. These areas are a focus for rehabilitation rather than the intensification of land uses. Areas with no natural habitat which retain potential importance for supporting ecological processes. These include urban and intensive Ecological Support Area 2 agricultural landscapes on floodplains, in buffers around wetlands and in bottlenecks in key climate change corridors. Inappropriate management or intensification of land-use in these areas could result in additional impacts on ecological processes. Other Natural Areas Natural areas not included in the above categories. No Natural Areas Remaining These areas include intensive agriculture, plantations, mined areas, urban areas, infrastructure and dams. Source: Adapted from Holness, 2009
27 February 2019 256 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
natural vegetation of this vegetation type remains on the site. The closest 13.2 REGIONAL ECOLOGICAL SYSTEM areas of residual natural vegetation to the precinct site adjoin the eastern part of the site and are associated with the Glenshaft Pan that is located Open space resources are comprised of natural areas that are vegetated directly east of the Precinct Site. Although development has occurred right and that provide ecological functions, as well as water or geological up to the margins of this wetland, natural wetland vegetation still occurs feature, as well as built-up spaces that provide a civic function, such as within the wetland itself (primarily in the form of reed beds). This wetland squares, market places and parks. (and the larger Leeupan wetland located approximately 700m to the south- east of the Precinct Site) fall within the Azonal terrestrial vegetation type The Actonville Precinct is predominantly built up with limited open spaces; Eastern Temperate Freshwater Wetlands. This vegetation type is with smaller localised parks and sports fields, described as flat landscapes or shallow depressions filled with (temporary) water bodies supporting zoned systems of aquatic and hygrophilous vegetation of temporarily flooded grasslands and ephemeral herb lands. 13.2.1 Land-use and Transformation – location of areas of natural habitat A currently undeveloped, open piece of land is located to the north of the Glenshaft Pan – also bounded by the Precinct Site boundary (east of The Actonville Precinct is located within the wider Johannesburg / Pretoria/ Birmingham Road). However, from analysis of recent current aerial East Rand conurbation – a very expansive urban area. The growth of this photography (Google Earth), this undeveloped area appears to be highly urban area has resulted in significant transformation of the natural disturbed by likely prior cultivation and other factors such as dumping of environment of most of its extent, except for residual parcels of land that rubble. It is uncertain to what degree any residual natural grassland are characterised by natural vegetation cover, many of which are centred vegetation remains in this area, despite its designation as a CBA due to on natural and other waterbodies. the presence of primary vegetation (see below).
The Actonville Precinct mirrors this pattern of environmental The closest remnant area of intact grassland to the site occurs in the transformation, with the entirety of its spatial extent being transformed, residual grassland buffer that is located around the Leeupan wetland, primarily to commercial as well as some light industrial and residential located approximately 700m to the south-east of the site. This grassland land-uses. however falls within a different vegetation type - the Tsakane Clay Grassland Vegetation type. Within the precinct, no residual areas of natural vegetation still occur. There are a few non-developed areas within, and along the boundaries of the precinct, but these narrow, linear undeveloped areas are likely to be 13.2.3 Faunal Assemblage servitudes that have been transformed by factors such as alien invasive vegetation encroachment, and no natural vegetation remains. The large-scale transformation of the natural environment in the Actonville Precinct and the wider area has resulted in the disappearance of most of the natural faunal assemblage of the wider area. Only a small number of 13.2.2 Terrestrial Environment – Vegetative characteristics faunal species (predominantly avifauna - birds) adapted to existing in an urban environment and which inhabit the remaining wetland areas occur in As described above the entirety of the Precinct Site area has been the area. The remaining undeveloped land parcel to the east of the transformed from a natural state. The Site falls within the Soweto Highveld Precinct Site is likely to be too small and fragmented to support any Grassland vegetation type; however, it is important to note that no such significant faunal population. The presence, however, of waterbody in the
27 February 2019 257 GAPP Consortium Ekurhuleni Urban Design Precinct Plans form of an open water-filled pan and associated marginal reedbed wetland Africa (De Klerk et al, 2016). This study has classified a number of pan habitat has allowed a portion of natural habitat for certain fauna to remain, types, including inter alia reed pans, grass pans, sedge pans and open with a resultant depleted and modified faunal assemblage occurring within, pans; and in the immediate surrounds of the precinct, mainly in the form of avifaunal species which inhabit the Glenshaft Pan. . Reed pans are defined as containing a dense central reed bed (Phragmites sp.) within the pan, with a narrow fringing strip of The Glenshaft Pan is largely comprised of open water and some fringing open water between the shoreline and the reedbed. The central reedbed habitats on its periphery, with little to no ‘wading’ habitat (shallow reedbed is usually floating above a loose layer of organic material marginal waters with muddy shores present or flooded grassland that are and peat while the fringing water usually contains a rich diversity favoured by wading birds). The pan accordingly provides suitable habitat of other aquatic vegetation types. Reed pans are the most for water bird species that inhabit deep open water such as duck and perennial type of pan and retain high water levels throughout the goose species, as well as other water birds such as cormorants and coots. year (De Klerk et al, 2016). Certain rallid species (e.g. the Common Moorhen - Gallinula chloropus) Open Pans are depressional wetlands that are most often and heron species inhabit the marginal reedbeds whilst these also provide . associated with vegetation (mainly grasses and sedges) that are habitat for certain warbler and weaver (Ploceidae) species. limited to the fringing shoreline.
Due to the likely polluted state of the Pan and the fragmentation of the . Sedge pans are usually small to moderately sized pans with a wider area twinned with the destruction of most of the pan’s natural black, clayey soil as substrate; they are usually perennial but have grassland buffer, it is highly unlikely that any aquatic faunal species of been known to dry up during periods of drought. They usually conservation significance would be likely to occur within the pan. Desktop contain a diverse amount of fringing vegetation in combination with information relating to the fish assemblage and invertebrate assemblage in extensive areas of vegetation within the pan basin. The vegetation the pan is not available; however the presence of an informal settlement in the pan can be emergent or submerged, or a mixture of these on the immediate margins of the pan and the presence of a water types. treatment works to the north are likely to be responsible for the pollution of the pan and the degradation of the aquatic faunal assemblage. Due to the likely state of transformation of the pan wetlands close to the Precinct Site, it is difficult to state with clarity the pan sub-category into which each pan type falls. The Glenshaft Pan appears to show most 13.2.4 Freshwater Environment: Drainage & Surface Water affinity to the reed pan. This pan is a small pan that is comprised of a mix Occurrence of Phragmites australis reedbeds as well as areas of open water. The pan consists of little to no buffer on its southern periphery, and an informal As described above the Glenshaft Pan is the closest surface water feature settlement is located immediately adjacent to its southern and eastern to the Precinct Boundaries. Two further pans are located slightly further margins. Prior infill of the margins with building rubble was noted on the away from the Precinct Boundaries – Leeupan, the northern edge of which southern side of the pan. The northern periphery of the pan lies adjacent is allocated approximately 700m to the south-east, and Amata Pan, the to an open, vacant area. It is uncertain how much natural vegetation closest point of which is located approximately 500m to the north-east of remains in this vacant area; however this area appears to be heavily the precinct boundaries. transformed.
A recent review of pan-depression wetlands in South Africa has utilised a The Amata Pan may be a modified open or sedge pan, being classification system for different types of pans-depressions in South characterised by open water with dense fringing reedbeds. Like the
27 February 2019 258 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Glenshaft Pan this pan is surrounded by development in the form of light to the west and east are located in the upper parts of the Natal Spruit and industrial areas to the north and west, and by roads on its southern and Upper Blesbokspruit respectively. All of these rivers from tributaries of the eastern sides. Vaal River.
The Leeupan wetland is in the most natural state of the three pans located close to the site and can be described as an open pan with elements of a sedge pan due to the presence of a diverse vegetation assemblage on its shoreline. This pan has retained a natural grassland buffer, and a pedestrian walkway has been developed around its periphery. The pan is characterised by large areas of open water with reedbeds and rush beds along its periphery, and large areas of seasonally-flooded grassland / sedge meadows. This pan appears to be an important feeding, resting, and likely breeding area for large numbers of waterfowl and wading birds. The pan however appears to be fed by large amounts of stormwater outflows from the formal residential areas to the north and north-west (possibly including parts of the Precinct Site) and such stormwater outflow is depositing a large amount of litter and other debris into the pan margins.
A number of further pans occur within the wider area, including the Westdene Pan located 1.5km to the north-west in Benoni and the Apex Pan and a number of smaller pans to the east. The predominance of pan wetlands in the wider area beyond the Precinct Site indicate that the it is located in a wider area in which the drainage is endoreic – i.e. largely inward draining and not connected to the wider drainage network. Local drainage (with associated stormwater outputs) is towards the low-lying pan basins in which the pans are located. The pans are hydrologically significant as they are likely to be providing interfaces between surface water and groundwater processes (De Klerk et al, 2016), with the most likely process being the feeding of groundwater aquifers through the pans. Maintaining or restoring an acceptable water quality level in these pans is accordingly important.
The closest areas in which the headwaters of streams are located – i.e. which are connected to the wider drainage network are to the west in Muswelldale where the watercourse which drains south-westwards into the Boksburg Lake, and which forms a tributary of the Elsburg Spruit / Stream rises, and to the south in the Leachville area where the Riet Spruit / Stream rises, flowing south-east into the Van Wyk Dam. The Precinct thus falls into the upper catchment of the Riet Spruit, but the areas immediately
27 February 2019 259 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 125: Surface Water Drainage and Occurrence in the context of the Precinct Site and wider area
27 February 2019 260 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
13.2.5 Freshwater Environment: State and Threat Level 13.2.6 Environmentally-sensitive Area designations on the Precinct Site Refer to Diagram 125: Surface Water Drainage and Occurrence in the context of the Precinct Site and wider area Refer to Diagram 126: Composite Environmentally-sensitive Areas on the Precinct Site In a similar manner to terrestrial ecosystems, freshwater ecosystems in South Africa have been assigned a threat status. The NFEPA Project There are a number of spatial (national and provincial-level) environmental derived wetland vegetation groups from Bioregions, splitting these into datasets which can be utilised to identify environmentally sensitive areas smaller groups through expert input to create 133 WetVeg groups. The on, and in immediate proximity to the Precinct Site: WetVeg groups were assigned a threat status as part of the 2011 National . The Gauteng Conservation Plan (C-Plan), v.3 Biodiversity Assessment. The wetlands located close to the Precinct Site 1 The National Threatened Terrestrial Ecosystems dataset and within the wider area fall within the Mesic Highveld Grassland Group . WetVeg 3 which has been listed as being critically endangered (CR). The . The Gauteng Environmental Management Framework conservation and protection of such wetlands is thus of critical importance. . The National Freshwater Ecosystem Priority Area (NFEPA) dataset The NFEPA database of wetlands can be used to provide an indication of their current state of the wetlands situated closest to the Precinct Site. These designations are individually explored below, but the environmental The three pan wetlands (Glenshaft, Amata and Leeupan) have been sensitivities are synthesised in the corresponding diagram. It should be assigned an ecological condition class (state) of C – indicating a state that noted that a further potential designation type – formally protected areas – is moderately modified from a natural condition. This designation indicates does not apply to the Precinct and immediate surrounding areas, as no that the pan wetlands are in a reasonable state considering the urbanised formally protected areas have been designated. The closest formally context and the transformation of much of their catchment. It should be protected area is the Westdene Pan Nature Reserve located to the north- noted that the current trends of impact may however be of increasing west of the Precinct within Benoni. impact with a concomitant deterioration in the state of these pans. This may particularly be the case at Glenshaft Pan with the development of the informal settlement right up to the margins of the pan.
1 Part of the wider area falls within Mesic Highveld Grassland Group WetVeg 2 which has also been listed as being critically endangered (CR)
27 February 2019 261 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 126: Composite Environmentally-sensitive Areas on the Precinct Site
27 February 2019 262 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
13.2.7 Gauteng C-Plan 3 boundary. This Important CBA is associated with the Glenshaft Pan and the vacant, undeveloped area to the north of the pan. It has been The Gauteng C-Plan 3 has identified two classes of important areas for the designated for the presence of habitat for Orange Listed Plant species and maintenance of biodiversity and biodiversity features in Gauteng – Critical for the presence of primary vegetation. Biodiversity Areas (CBAs) and Ecological Support Areas (ESAs). Slightly further away from the site, the Amata Pan and the undeveloped CBAs include natural or near-natural terrestrial and aquatic features that areas to the east of it and the Leeupan wetland and adjoining grasslands have been selected based on biodiversity characteristics of an area, its have been designated as Important CBAs, for the same reasons. spatial configuration and requirement for meeting both biodiversity pattern and ecological process targets. Two classes of CBA have been A small area located between the Glenshaft Pan and the R23 has been designated as part of the Gauteng C-plan – Irreplaceable and Important designated as an ESA, but it is important to note that the entire extent of (GDARD, 2014). Irreplaceable CBAs are sites where no other options exist this ESA has been occupied by the informal settlement located to the east for meeting targets for biodiversity features, as well as best-design sites of the pan. which represent an efficient configuration of sites to meet targets in an ecologically sustainable way, a configuration that is least conflicting with The absence of CBAs on the Precinct Site reflects a low degree of other land uses and activities (GDARD, 2014). These areas need be environmental sensitivity of a highly urbanised context, however an maintained in the appropriate condition for their category. environmentally sensitive area is located immediately adjacent to the Precinct in the form of the CBA comprised of the pan and open area to the Important CBAs are degraded or irreversibly modified but are still required north. The development of the Precinct must take cognisance of potential for achieving specific targets, such as cultivated lands for threatened indirect impacts on this CBA (e.g. stormwater-related impacts). species (GDARD, 2014). It should be reiterated that Irreplaceable CBAs are the highest class of CBA, and should be offered the highest degree of protection. It is important to note that no Irreplaceable CBAs have been 13.2.8 The National Threatened Terrestrial Ecosystems dataset designated within the Precinct Site, and that all CBAs in the study area are Important CBAs. The first national list of threatened terrestrial ecosystems for South Africa was gazetted on 9 December 2011 (National Environmental Management: ESAs are natural, near-natural or degraded areas required to be Biodiversity Act: National list of ecosystems that are threatened and in maintained in an ecologically functional state to support CBAs and/or need of protection, (G 34809, GoN 1002), 9 December 2011). Protected Areas (GDARD, 2014). This includes remaining floodplains, corridors, catchments, wetlands and other ecological process areas that The Biodiversity Act (Act 10 of 2004) provides for listing of threatened or have not been identified as CBAs but which need to be maintained in a protected ecosystems, in one of four categories: Critically Endangered functional state to prevent degradation of CBAs and Protected Areas. (CR), Endangered (EN), Vulnerable (VU) or protected. The purpose of ESAs also incorporate areas with no natural habitat remaining, but which listing threatened ecosystems is primarily to reduce the rate of ecosystem retain potential importance for supporting ecological processes (GDARD, and species extinction. This includes preventing further degradation and 2014). loss of structure, function and composition of threatened ecosystems. The purpose of listing protected ecosystems is primarily to preserve witness No part of the Precinct Site has been designated as a CBA, which reflects sites of exceptionally high conservation value2. the level of transformation of this highly urbanised area. The closest CBA to the site is however located immediately adjacent to it, on its eastern 2 http://bgis.sanbi.org/ecosystems
263 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
In an environmental sensitivity context, no environmentally sensitive areas As described above the Precinct Site falls within the Soweto Highveld as designated under the EMF occur on the Precinct Site. However, the Grassland Terrestrial Ecosystem Type, which has been designated as location of land parcels falling within the EMF Zone 2: High control zone being Vulnerable (Vu) due to habitat loss. No remnant parcels of land (within the urban development zone) immediately adjacent to the site is containing residual natural vegetation of this terrestrial ecosystem are important. The intention for such sensitive areas within the urban located within the Precinct boundaries3. The closest possible areas of development zone is that these areas should be conserved and where residual patches of natural vegetation falling within the ecosystem may linear development (roads etc.) cannot avoid these areas, a proper occur in the vacant, undeveloped areas to the north of the Glenshaft Pan, assessment and implementation of alternatives must be undertaken. although analysis of Google Earth imagery for this area indicates that it Sensitive areas within the Urban Development Zone include: has been disturbed through earth-moving activities and possible cultivation. . Conservation priority areas (CBAs: Irreplaceable areas);
Rivers (including 32m buffers); . 13.2.9 The Gauteng Environmental Management Framework . Ridges; . Areas that are sensitive (as determined in the sensitivity The Gauteng Department of Agriculture and Rural Development (GDARD) assessment); and has produced an Environmental Management Framework (EMF) for the . Protected areas. whole of Gauteng (GPEMF). The objective of the GPEMF is to guide sustainable land use management within the province. The GPEMF, inter The Glenshaft Pan has been designated as falling within this zone, alia, aims to: adjacent to the Precinct Site. The retention of the pan as a natural feature space is thus important in terms of the land use and development plans for . provide a strategic and overall framework for environmental the wider area. management in Gauteng; . align sustainable development initiatives with the environmental resources, developmental pressures, as well as the growth 13.2.10 The National Freshwater Ecosystem Priority Area (NFEPA) imperatives of Gauteng; dataset
. determine geographical areas where certain activities can be The NFEPA database is a result of a process to develop cross-sector excluded from an EIA process; and policy objectives for conserving South Africa’s inland water biodiversity, . identify appropriate, inappropriate and conditionally compatible which led to the definition of a national goal for freshwater conservation activities in various Environmental Management Zones in a policy in South Africa: “to conserve a sample of the full diversity of species manner that promotes proactive decision-making. and the inland water ecosystems in which they occur, as well as the processes which generate and maintain diversity” (Driver et al, 2011). The project provides strategic spatial priorities for conserving South Africa’s 3 The spatial database of natural vegetation remaining within threatened terrestrial freshwater ecosystems and supporting sustainable use of water ecosystem types indicates a number of residual areas of such vegetation within the resources. These strategic spatial priorities are known as Freshwater Precinct Site. However, this database that was created at a national scale is Ecosystem Priority Areas, or FEPAs. incorrect in the local context of the site and no such areas of remaining natural vegetation on the Precinct Site.
264 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
As only wetlands (and no major rivers) are located within the precinct site, location of a wetland and associated undeveloped land parcel to the north the designation of Wetland FEPAs is relevant to the current context. of the pan is however environmentally significant. Wetlands are Wetland FEPAs were identified using ranks that were based on a environmentally-significant features and are afforded protection by national combination of special features and modelled wetland condition. legislation, including the National Water Act (Act 36 or 1998, as amended) and National Environmental Management Act (NEMA) (Act 107 of 1998, No Wetland FEPAs occur on the Precinct Site, and the closest wetland – as amended). the Glenshaft Pan – is not designated as a FEPA wetland. However, the The environmental significance of this wetland is reflected in its Leeupan wetland has been designated a FEPA wetland. Although all designation as a CBA and as part of the urban high control zone as part of wetland areas on the site must be considered to be ecologically sensitive, the Gauteng EMF. The open area to the north of the pan has also been it is important to emphasise that the FEPA wetlands are wetlands of designated as a CBA. Current land-use and development related national significance. Their designation as FEPAs, although not carrying pressures are threatening the state and functionality of this wetland, in statutory protection for these particular wetland units, is significant. FEPA particular the presence of an informal settlement that extends right up to designation for an individual wetland unit requires ecosystem management the margins of the pan, and which in the last 15 years has extended guidelines for that unit to be implemented. It is critical that particular land- northwards to occupy a formally vacant area between the pan and the R23 use practices or activities that are compatible with the overall management road that was designated as an ESA. Despite the pressures acting on it, objective for FEPAs be implemented and that the risk of land-use practices the pan retains much of its natural characterises and does provide suitable or activities adversely impacting these features be minimised. habitat for a suite of water bird species.
The development of the Precinct Plan must take this sensitivity into Slightly further afield, the Leeupan wetland is a wetland of even greater account, and this is significant as part of the Precinct falls within the environmental significance. In addition to the same designations as the catchment of the Leeupan wetland. As such the management of Glenshaft Pan, this wetland is also designated as a FEPA wetland stormwater from the Precinct Site into the Leeupan wetland or its open (wetland of national significance) and is significant in a local East Rand space grassland immediate catchment is significant, especially in the (CoE) context in that it is one of the few pan wetlands to retain a natural context of the observed stormwater impacts in the open area on the north- grassland buffer in a highly urbanised context. This wetland and the western side of the pan wetland, as alluded to above. All stormwater surrounding patches of grassland must be viewed as being highly discharges from the parts of the Precinct Site into the pan must not cause environmentally significant. pollution or other environmental degradation of this nationally-significant wetland. 13.2.12 Analysis of Ecological Linkages
13.2.11 Environmental Sensitivity Assessment One of the most significant impacts of ecological transformation associated with urbanisation is the fragmentation of natural habitat and the Refer to Diagram 126: Composite Environmentally-sensitive Areas on the loss of ecological linkages between core natural areas / parcels of land Precinct Site that remain. This process of fragmentation lowers the ecological importance of residual areas of natural habitat in a number of ways, such The corresponding diagram indicates composite environmentally as the restriction of movement of biota and the isolation of populations, sensitivity on the Precinct Site and its surrounds. The Precinct contains no thus reducing their viability. In the context of the safeguarding of the sensitive environmental features as it is transformed from a natural state in ecological value of such residual areas of natural habitat or modified its entirety. Directly adjacent to the Precinct’s eastern boundary, the natural habitat that have some degree of ecological value, the retention of
265 GAPP Consortium Ekurhuleni Urban Design Precinct Plans the ecological linkages within, and from the site to other natural areas is very important.
Accordingly, the presence of existing ecological linkages on, and outside of the site was examined as part of the environmental status quo assessment. The closest areas of vacant, undeveloped land to the Precinct Site are located to the immediate east of the site, in which the Glenshaft Pan is located. It is important to note that the pan and open space to the north of it are largely surrounded by transformed areas. There is however an open space / undeveloped land linkage between this area and the Amata Pan to the north, although the linkage is bisected by a road (Lancaster Road). Despite this road, the linkage is arguably significant in an otherwise totally fragmented context, as it would allow for movement of biota and maintenance of ecological processes, albeit in a highly modified / impaired manner.
It should be noted that there is no ecological linkage between Glenshaft Pan and its associated undeveloped northern margin and Leeupan to the Diagram 127: Park on the corner of Mayet Drive and Ghandi Street south. A larger park near the Benoni Primary School and Liverpool Secondary School (corner of Darling and Birmingham Streets) is currently being 13.2.13 Open Space resources upgraded and developed. There is some play equipment and seating, and limited landscaping. Refer to Diagram 127: Park on the corner of Mayet Drive and Ghandi Street Diagram 128: Park on the corner of Darling and Birmingham Streets
Open space resources are comprised of natural areas that are vegetated and that provide ecological functions, as well as water or geological feature, as well as built-up spaces that provide a civic function, such as squares, market places and parks.
There are a number of smaller pocket parks in Actonville which are scattered throughout the precinct. These vary in terms of condition, access, development and landscaping. The triangular park on the corner of Mayet Drive and Ghandi Street is the most developed and landscaped park with state-of-the-art play equipment, seating, walkways and landscaping. However, access is clearly restricted.
266 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. 1:250 000 scale Geological Series sheet 2628 East Rand Map . The Transvaal Provincial Administration Roads Department - Soil Engineering Maps of an area on the East of Johannesburg: Kempton Park - Brakpan (September 1977) . Google Earth Precinct Boundaries
13.2.14.1 Geology
According to the published 1:250 000 scale Geological Series sheet 2628 East Rand, the Actonville precinct is underlain by sandstone, shale and coal beds belonging to the Vryheid formation, Karoo Supergroup. It should be noted that fine sedimentary rocks from this formation historically displays low durability characteristics. Past mining activities are widespread within the Central Rand, including the area surrounding the precinct.
The nearest indicated occurrence of dolomite (Malmani Subgroup) is located approximately 8 km east of the precinct, with no information provided by the Council of Geoscience that could classify the precinct as dolomitic land. However, a slight chance that dolomite may be present below the Actonville precinct exists, due to the unknown subsurface contact between the Karoo rocks and dolomite. The precinct may potentially host underlying dolomite within 100m depth, and be classified as dolomitic according to the definition by SANS1936.
13.2.14.2 Soils
The soils derived from the sandstone and shale typically comprise fine grained silty sands, sandy silt or clayey silt. These soils may pose Diagram 128: Park on the corner of Darling and Birmingham Streets problems related with compressibility and occasionally heave/expansive properties. Should dolomitic conditions be present with depth at the site, the formation of sinkholes is possible, particularly in the event of 13.2.14 Geotechnical Constraints / Development Constraints groundwater drawdown combined with concentrated ingress of surface water. Uncontrolled fill and mine waste fill material may also underlie the The desktop studies are based on the following available information at precinct resulting from neighbouring built up and mining activity in the the time:
267 GAPP Consortium Ekurhuleni Urban Design Precinct Plans area. Fill material generally displays highly variable material 13.2.14.4 Development on Problem Soils – Mitigation (NHBRC/GFSH-02) characteristics. Clayey soils: 13.2.14.3 Undermining The potential foundation recommendations for residential structures were The Transvaal Provincial Administration Roads Department - Soil assessed for each likely site class within the precinct. The presence of Engineering Maps of an area on the East of Johannesburg: Kempton Park problem soils is however influenced by the occurrence of ferruginised soils - Brakpan (September 1977) were consulted to assess the potential for at shallow depth. These cemented soils at shallow depth generally shallow undermining. The available information obtained in Report 11, provides better founding conditions for residential structures. Map 15H and 15I indicates possible undermined ground, within the upper Compressible (S-S2) and heaving/expansive (H-H3) soils should however 240m, intersecting the south eastern corner of the precinct. The be anticipated, where potential foundation solutions may include normal, undermined area further extending towards the south. At the time of modified, foundation solutions, compaction below individual footings, soil compiling these maps, -240m depth was considered to be the limiting or concrete raft foundations or/and stiffened strip footings. Site specific depth for surface development. It is clear from current maps of the area soils investigations are required for any new development. that the shallow undermined area as shown on the maps, is currently still essentially undeveloped (except for low intensity use such as golf course) Uncontrolled and Mine Waste Fill material: (refer to the area shown in purple in Figure 5). Site specific stability investigations will be required before development should be taken place Differential settlement within uncontrolled- and/or mine waste fill material on undermined land. (P) can be anticipated where encountered. Site specific soils investigation are required for any new development.
13.2.14.5 Development on Shallow Undermined Land
The investigation of potentially undermined land will include a feasibility phase stability investigation which will include geophysical surveys percussion and core drilling to a maximum depth of 100m to ensure that no cavernous or disturbed ground is present, which may pose a risk for surface instability.
Diagram 129: Undermined areas in relation to the Actonville Precinct
268 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
13.2.15 Key Findings – Ecological Areas, Open space resources and Geology
The following key findings are pertinent for the Actonville precinct:
. The historical development of the urban area has resulted in significant transformation of the natural environment within the entirety of the Precinct. The closest natural feature and undeveloped area is the Glenshaft Pan to the immediate east of the Precinct Site, along with an undeveloped area to the north of the Pan which also abuts the Precinct Boundary. Transformation is due to urban sprawl, historical mining activities and the building of road and rail infrastructure . The transformation of the natural environment in the Actonville Precinct and the large-scale transformation of the wider area has resulted in the disappearance of most of the natural faunal assemblage of the wider area. The Pan wetlands in the area (Glenshaft, Amata and Leeupan) retain an avifaunal assemblage comprising mostly of water birds. The degradation and habitat modification of the first two pans is likely to have adversely affected the avifauna assemblage, but the Leeupan is highly significant from an avifaunal perspective. . No parts of the precinct site have been designated as being environmentally sensitive. However, the Glenshaft Pan to the east of the Precinct Boundary has been designated as a CBA and as Geological Legend part of the urban high control zone of the Gauteng EMF. Limited ecological linkages occur within the context of the environmentally -Turffontein Fm. -Booysens Fm. sensitive areas that occur in the wider area beyond the precinct boundaries. -Johannesburg Fm. -Vryheid Fm. . Public Open Spaces vary in terms of condition, access,
-Dwyka Fm. -Malmani Subgroup. development and landscaping. Some parks do need further development and generally maintenance is a key issue.
Diagram 130: Actonville Precinct Geology . With regards to possible undermined ground, within the upper 240m, a portion intersects the south eastern corner of the precinct. The undermined area further extends towards the south. At the time of compiling these maps, -240m depth was considered to be the limiting depth for surface development. It is clear from current
269 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
maps of the area that the shallow undermined area is currently still essentially undeveloped (except for low intensity use such as golf course)
270 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
13.3 ENVIRONMENTAL PLAN
13.3.1 Natural areas and systems
The entirety of the Precinct Site area has been transformed from a natural state and no residual natural habitat remains within the Precinct Site boundaries. As such it is important to note that all residual open spaces within the boundaries of the Precinct can be proposed for development without resulting in any destruction / transformation of natural habitat.
The closest areas of residual natural vegetation to the precinct site adjoin the eastern part of the site and are associated with the Glenshaft Pan that is located directly east of the Precinct Site (located east of Birmingham Road). Although development has occurred right up to the margins of much of this wetland, natural wetland vegetation still occurs within the wetland itself (primarily in the form of reedbeds).
A currently undeveloped, open piece of land is located to the north of the Glenshaft Pan – also bounded by the Precinct Site boundary (east of Birmingham Road). The Gauteng C-Plan has designated the Glenshaft Pan and this open area to the north of it as an important Critical Biodiversity Area (CBA). It is important to note that the pan and open area to the north of it are not linked to any other natural areas in the wider area Figure 1 – Part of the vacant open area that is covered by invasive and have suffered fragmentation due to the universal nature of urban infill alien vegetation into the area. 13.3.2 Key Environmental Components Despite its designation as a CBA, the open area to the north of the Glenshaft Pan is highly impacted and transformed, primarily by factors The proposed open space system for the precinct focusses on the such as dumping and infilling (e.g. construction rubble). The vegetation development of small open space nodes associated with the disused composition is not natural and very little natural grassland vegetation railway and associated servitude that traverses the Precinct Site, as well remains, with the area being characterised by a predominance of pioneer as the consolidation of the current sporting facilities located in the eastern and weedy vegetation. This open area is largely degraded and part of the precinct. As such the open space system will not affect any transformed and apart from being located in immediate proximity to a natural residual areas. freshwater (wetland) feature (thus performing the role of a buffer to the wetland), it is associated with very little ecological sensitivity or effective In spite of its proximity to the Precinct Site, no indication has been given function. regarding the intention for the open space (not occupied by the wetland) of the vacant, undeveloped area to the east of Birmingham Road. Without a formalised system to protect and manage such open spaces these would be at risk of being (further) degraded through:
271 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
(a) the proliferation / expansion of the informal settlements to the effective buffer on the northern and north-eastern margins of the pan. The south and east of the pan, park and landscaped area would then perform the role of an ecological (b) further illegal dumping activities and support area, thus arguably improving the wider open space. (c) the further proliferation of alien invasive plant proliferation The second option, of the development of this area to create housing or In the interests of maintaining the current state of the Glenshaft Pan similar land uses, could also be considered, provided that a sufficient Wetland and not further degrading it, twinned with the need to consider the buffer is created on the northern and north-eastern margins of the wetland, impact of uncontrolled development on land parcels that are located and provided that land uses that could create pollution of the wetland (e.g. immediately adjacent to the Precinct Site (that could adversely affect or be through industrial discharges into it) are not permitted. Under this scenario in contradiction to the proposed development outcomes for the Precinct), stormwater from the developed area would need to be carefully controlled the developability of the open area to the north of the Glenshaft Pan needs (preferably using the principles of SUDS – Sustainable Urban Drainage to be considered as part of the Development Framework for the Actonville Systems) to ensure that stormwater discharge does not adversely affect Precinct Area. The potential development options for this area adjacent to the pan wetland. The use of soft features for attenuation that will allow the the Precinct Site is addressed in the section below. gradual inflow of stormwater into the pan must be incorporated into any new development in this area. Under this scenario, the inclusion of the 13.3.3 Recommendations wetland buffer area into the proposed development as a semi- landscaped part of the development could be considered. A number of options or a combination of these options are proposed to be considered for the vacant parcel of land that is located adjacent to the The degraded nature of this vacant area could also allow the development Precinct Site: of an area dedicated to urban agriculture, although a wetland buffer would need to be maintained under this scenario as well. The land parcel could be formalised as an open space in the area, with the development of formal recreational facilities; Lastly any road developments within this vacant area, in particular the The land parcel could be earmarked for development (residential), potential eastern extension of Seedat Street to form a link to the R23 with the important proviso that an adequate buffer area around the arterial road is supported in this area, provided that the road does not pan wetland be formalised as part of the development proposal. traverse the wetland area or its associated buffer. The development of urban agriculture (in the form of allotments for market gardens) Under all scenarios it would be important that a suitable buffer zone that takes into consideration the state and sensitivity of the Glenshaft Pan, as Part of the vacant piece of land that is located adjacent to Caledon Street well as the degree of potential impact of the development type on the is already utilised as an informal football field, and the upgrading or wetland be determined through a formal assessment that preferably formalising of this area could benefit the local community. There is very utilises the wetland buffer tool that has been developed by the Water little ecological value in this vacant area as described above and the Research Commission. development of formal parkland that is landscaped to form lawns and trees (parkland) would provide an aesthetic and community benefit to the local Prior to any development of this area it is recommended that an ecological community. The landscaping of the land parcel could importantly enhance assessment of the state of this vacant land parcel be undertaken to the state and functionality of the Glenshaft Pan by incorporating the confirm the transformed state of this area. improvement (rehabilitation) of the area on the margins of the pan (e.g. removal of all fill material and planting with indigenous grasses) to form an
272 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
It is important to state that no wetland areas must be allowed to be developed, and wetlands should be protected as per the stipulations of the National Water Act (Act 36 of 1998) (as amended) and the National Environmental Management Act (NEMA) (Act107 of 1998) (as amended).
273 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
14 ANNEXURE 3: SOCIO ECONOMIC ASSESSMENT the population are employed and most of the households fall under the middle-income category (62.3%), 29.7% are low-income earners and 14.1 ECONOMIC ASSESSMENT CONTEXT AND STATUS QUO only a small proportion is in the upper-income category.
This chapter provides an analysis of the socio-economic status, The tertiary and secondary sector has proved to be the main contributors economic and property market of the Actonville precinct and its to the local economy as well as the dominant sectors that provide immediate surrounding areas. employment creation. Furthermore, the precinct comprises of a variety of economic activities and social amenities. There are numerous shops, 14.1.1 Overview supermarkets, businesses, restaurants, schools, churches as well as sports and recreational facilities within the precinct. The precinct plan, herewith referred to as the “Actonville Precinct Plan” aims to guide the development prospects within the demarcated In terms of the property market, the main existing residents are middle- precinct. These developments can be further influenced by the social aged, while the recent buyers make up the youth population and recent and economic activities of the immediate surrounding areas. sellers are mainly pensioners. The existing owners and main recent Accordingly, the purpose of this plan is to create an environment which sellers have lived in the area for over 11 years, accounting for 61%. The provides investment and development opportunities, while also precinct comprises primarily of freeholds as opposed to sectional enhancing spatial, social, economic, environmental and infrastructure schemes. This is an indication that measures should be undertaken to developments. This plan shall, therefore, become a common source of create affordable housing opportunities for young people and the reference for the municipality in relation to its planning capabilities and working class as well as providing economic activities that can further the achievement of developmental goals and strategies. accelerate the local economy.
The Actonville precinct falls under Region D of the Ekurhuleni This section elaborates further on the policy mandate in relation to the Metropolitan Municipality (EMM) in the Benoni Customer Care Centre. Actonville precinct, the socio-economic profile as well as deliberating on The precinct is situated in proximity to the M43, the R23 and the R29. the local economy and property market analysis. The main national roads that serve the precinct include the N12 and N17. The precinct is connected to Boksburg and Germiston in the west and south towards to Benoni CBD.
The Actonville precinct has been identified as a nodal point by the EMM’s Township Regeneration Strategy, Business plans and project plans (2013) and is referred to as the Actonville/Wattville Complex node. As such, this indicates that the precinct contains a diverse land use structure (social amenities, economic activities and housing typologies) supported by the required nodal elements.
The underlying socio-economic profile of the precinct depicts a population of 12 548 dominated by females and those within the age categories of 15—34 years. The educational level in this precinct is fairly low with secondary schooling being the dominant level. Even so, 32% of
274 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
14.1.2 Policies, Plans and Projects The CoE Medium Term Revenue and Expenditure Framework (MTREF) set aside R141 million for economic function corridors in order to re- The Gauteng government seeks to enhance economic growth and industrialise the city. development through establishing an innovative, green and inclusive economy that aims to provide accessibility and connectivity to The Ekurhuleni Reginal Spatial Development Framework highlighted the infrastructure, employment, income and participation. The Gauteng following urban design guidelines in respect of the Benoni node that can Economic Growth and Development Strategy is, therefore, a strategic influence the precinct. These include: document that provides recognition of the following five pillars: The establishment of further residential development; Widening pedestrian pavements and beatification of main shopping Transforming the provincial economy through improved efficiency streets. (Economic dimension); Sustainable employment creation (economic dimension); Furthermore, since the EMM’s Township Regeneration Strategy, Increasing economic equity and ownership (equality dimension); Business plans and project plans (2013) identified the Actonville precinct Investing in people (social dimension); and as part of the “Actonville/Wattville Complex node”, the Actonville precinct Sustainable communities and social cohesion (social dimension). is at an advantage in terms of catalytic projects that can be considered for support by the Neighbourhood Development Partnership Grant For the purpose of attaining economic development, the Ekurhuleni (NDPG capital grant). Growth and Development Strategy (GDS 2055) outlines the transition of the city from fragmentation to sustainability. In pursuit of this mandate, the city seeks to create viable urban integration, accelerate employment 14.1.3 Socio-Economic Characteristics creation, promote environmental friendliness, and achieve social empowerment and effective corporate governance. The socio-economic characteristics of the precinct consist of population demographics which include: The CoE’s economic plan for realising the GDS 2055 strategic imperatives to have a ‘delivering city’ by 2020 entails: Total population, number of households and household size; Education levels; Manufacturing revitalisation (including black industrialisation); Employment Status; Acceleration of the Integrated Development Zone (IDZ)/ Special Annual household income distribution; Economic Zone (SEZ) programme; Economic sectors. Land availability for strategic development; Support of Small, Medium and Micro Enterprises (SMMEs) through The data analysed in respect of the aforementioned aspect is derived public procurement; from StatsSA 2011 and Quantec 2019. The data was collected using the Implementation of township economy strategy; “small areas”, sub-places and main places, where necessary, to provide Enabling a public transport system; an expanded understanding of the Actonville precinct and in the context Massive public infrastructure investment; of the City of Ekurhuleni. Promoting localisation and production; and Skills, capability development and workplace stabilisation.
275 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
14.1.4 Socio-Economic Assessment In terms of the small areas covering the Actonville precinct, there is a total population of roughly 12 548 (49.9% male and 50.1% female). The This section provides a comprehensive analysis of the socio-economic total number of households is 2 674, making an average 4.7 household status of the Actonville precinct and its surrounds. The analysis is based size. The immediate surroundings comprise of a population of 7 431 on the 2011 Census, which is the latest statistic available. The data and the total number of households 1 757, with an average household presented herein is based on the small areas located within the precinct size of 4.2 (Stats SA, 2011). boundary. The precinct is mainly dominated by residents aged between 15—34 and 35—60 years, accounting for 36% and 30% respectively. Children 14.1.4.1 Major Policies, Plans and Projects between the ages of 0—14 years make up 25% of the population, while the elderly (61+) account for 9%. The immediate surroundings consist The Ekurhuleni Metropolitan Spatial Development Framework (2015) mainly of the youth (15—34 years), making up 44% of the total identified the precinct as a priority area in terms of the Capital population, followed by the 35—60-years age group and children aged Investment Framework for poverty eradication and housing development between 0—14 that account for 26% and 24% respectively. This is an projects. indication that the population residing within the precinct and its surrounds are economically active. The key Ward Priority projects relating to the precinct include the: Refurbishment of infrastructure of Actonville flats including water II. Education and sewer pipes; Education plays a fundamental role in social upliftment and economic Redevelopment of the Actonville/Wattville hostel; development as it enables members of society to improve their living Rehabilitation of the Actonville swimming pool by 30 March 2019. standards while playing a crucial role in the economy. The education status provides significant information about employment and income Additionally, the EMM’s Township Regeneration Strategy, Business distribution. Approximately 31% of the population residing in the precinct plans and project plans (2013) identified the Wattville Erf 3130 as a high only have secondary school education, while 27% have completed priority area for residential development, consisting of an estimated matric, 21% only have primary schooling and 8% have tertiary education. budget of R32.7 million, in which R20 million has been allocated in the The immediate surrounding areas share similar statistics. The sub- Medium-term Revenue Expenditure Framework (2017/2018) for the standard education level of the precinct can have an impact on the 2018/2019 financial year. This project was established to provide 1 000 employment and annual household income of the communities residing housing opportunities for residents of the informal settlements in Harry within the precinct. Gwala. The project will have an impact on the precinct, since the site is located in the south within the precinct’s immediate surroundings. III. Employment Status
The table below demonstrates the employment status of people residing 14.1.4.2 Socio-Economic Profile within the precinct and its surrounds.
A comprehensive socio-economic profile of the precinct and the Table 23: Employment Status immediate surrounding areas is outlined in this section. Employment Status Precinct (%) Immediate I. Population
276 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Surroundings (%) 492 18,4% 338 19,2% 480 18,0% 259 14,7% Employed 32% 30% 311 11,6% 119 6,8% Unemployed 12% 13% 152 5,7% 46 2,6% Upper income Discouraged work-seeker 2% 4% 42 1,6% 8 0,5% Other (not economically 9 0,3% 3 0,2% active) 23% 25% 9 0,3% 1 0,1% Not applicable 31% 28% 1 0,0% - - Unspecified Total 100% 100% 2 674 100,0% 1 757 100% Total Source: Stats SA, 2011 Source: Stats SA, 2011
As indicated above, 32% (4 047) of the population within the precinct are A significant proportion of households (62.3%) fall under the middle- employed and 12% are unemployed. Of the 4 047 that are employed, class category. This is followed by low-income earners that account for 29% are employed within the formal sector and 2% within the informal 29.7%, while a small proportion of households, accounting for only 8%, sector. The immediate surrounding areas share similar characteristics. fall under the upper-income category. This is an indication that this Despite the precinct and its immediate surroundings being dominated by precinct is populated by middle-low income earners. people aged between 15—34 years, a large proportion of the population are not economically active. This means that the 23% that are not Concerning the immediate surrounding areas, 59% fall under the middle- economically active have not looked for employment opportunities for a income category, while 37.1% are low-income earners, while only 3% fall significant period of time. This could be attributed to disability, either under the upper-income category. long- or short-term, or continuous absence as a result of familial commitments. V. Employment Sectors
The table below denotes the different types of employment sectors within IV. Income Distribution the precinct. The economic factors are outlined in terms of the “main Household income influences the ability of households to acquire place” category using Quantec statistic data for the 2017 year end. sufficient goods and services, thus strengthening their economic well- being. As such, the table below is an illustration of the annual household Table 25: Economic Sectors income within the Actonville precinct and its immediate surrounds. Industry Benoni Main Table 24: Household Income Distribution Place (%) Agriculture, forestry and fishing 1,2% Precinct Immediate Surroundings Categorisation Mining and quarrying 0,8% 352 13,2% 266 15,1% No income Manufacturing 12,5% 65 2,4% 89 5,1% Low Income 91 3,4% 75 4,3% Electricity, gas and water 0,4% 286 10,7% 221 12,6% Construction 6,4% 384 14,4% 331 18,8% Middle income Wholesale and retail trade, catering and 24,6%
277 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
accommodation services Transport, storage and communication 5,7% General government 21,0% Finance, insurance, real estate and business Community, social and personal services 5,1% services 18,9% Total 100,0% General government 11,3% Source: Quantec, 2019
Community, social and personal services 18,4% The tertiary and secondary sectors play a vital role in the local economy Total 100% of the precinct. Although general government is the main economic Source: Quantec, 2019 contributor (21%), the manufacturing industry is also a vital component The tertiary and secondary sectors play a fundamental role in of the economy as it contributes 18.7%. This is followed by the finance employment creation, while there is limited employment within the industry which accounts for 18.6%. The contribution of the agriculture primary sector. The main sectors that contribute to employment creation and mining sectors are relatively insignificant. is the wholesale, retail, catering and accommodation industry (24.6%), followed by the finance, insurance, real estate and business services 14.1.4.3 Development Rights (18,9%) as well as community, social and personal services (18.4%) industries. The primary sector does not contribute significantly to the The precinct is located in close proximity to the industrial activities in local economy. Boksburg East Industrial area and industrial activities in the south of Benoni. As such, given the extent of these industrial uses, there are no VI. Gross Value Added new industrial activities that have been proposed, rather, the expansion The table below denotes the distribution of economic sectors as outlined of these industrial areas in accordance to the following general by Quantec statistic data, using Benoni as the “Main Place” for Actonville guidelines is recommended: precinct. Establishment of buffers to industrial areas to limit visual and Table 26: Gross Value Added physical impact on the surrounding areas; High residential density development to provide workers with Industry Benoni Main Place (%) housing opportunities close to the workplace; Agriculture, forestry and fishing 0,4% Ensuring that industrial facilities are located near logistics hubs to facilitate freight handling. Mining and quarrying 2,0% Manufacturing 18,7% Concerning residential developments in the immediate surrounding Electricity, gas and water 2,5% areas of the precinct, the Ekurhuleni Department of Human Settlements, Construction 4,2% in terms of the Human Settlement Business plan for Region D (2016), Wholesale and retail trade, catering and identified Wattville ERF 3130 as an urban renewal project, consisting of the following land use categories: accommodation 15,7%
Transport, storage and communication 11,7% Residential 2 erven (113 stands); Finance, insurance, real estate and business 18,6%
278 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Residential 3 and 4 consisting of three stands each, yielding 1 000 units. II. Tenure Status
The graph below represents residential tenure status. A significant This site is situated in the southern parts of the precinct, thus having a percentage of the households (55%) in the precinct reside in rented units, direct link to the precinct and industrial areas located in the south of while 30% own properties that are fully paid. Moreover, 48% of the Benoni, as well as the industrial areas located in Apex, east of the households in the immediate surroundings own properties that are fully precinct. paid, whereas 39% are renting. This is an indication that the precinct
consists of more rentals in contrast to total ownership. However, property
ownership is most common within the immediate surroundings. 14.1.4.4 Residential Property Market
The analysis of the residential property market within the precinct and its Figure 2: Property Ownership by Age immediate surroundings is outlined hereunder. Tenure Status I. Type of Dwellings The table below illustrates the main type of dwellings in the Actonville 55% 60% Actonville precinct and its immediate surrounding areas. 48% 39% Immediate As outlined, the precinct consists of 71% houses, with 90% being 40% 30% Surroundings located in the immediate surroundings. Additionally, 20% are apartments/flats and 8% are backyard dwellings. This could suggest 20% that the majority of households reside in freehold stands as opposed to 11% 8% sectional schemes. 3% 4% 1% 1% 0% Table 27: Type of Main Dwelling Rented Owned but Occupied Owned and Other not yet paid rent-free fully paid off off Type of Main Dwelling Precinct Immediate Surroundings Table 28: Tenure Status Houses 68,6% 91,4% Source: Stats SA, 2011 Flat or apartment in a 24,9% 0,8% block of flats Townhouses 0,5% 0,4% 14.1.4.5 Retail Market
Backyard dwellings 5,6% 4,9% The Actonville precinct consists of numerous businesses, retail facilities Informal dwelling 0,2% 1,1% and markets. This includes a variety of shops, commercial traders, food Other 0,3% 1,4% outlets, supermarkets, filling station and pharmacies. The table below Total 100% 100% provides the types of economic activities within the precinct. Source: Stats SA, 2011
279 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
14.1.4.6 Industrial Market Table 29: Economic Activities within the Actonville Precinct The Ekurhuleni Growth and Development Strategy 2025 indicated that Business Categories Description the old industrial areas within the precinct have caused environmental Food outlets Bismillah Chicken Tikka & Fast Food constraints such as air, noise and visual pollution, as well as derelict buildings, etc. As a result, adequate measures need to be undertaken to A2A Wattville/Actonville persuade the governmental mandate towards the promotion of Marhaba Pizzas & Fastfood industrialisation in this region. Uzmas Fast Food Shops and Actonville Bottle Store The Ekurhuleni Regional SDF indicated that industrial areas are mainly businesses located along the Actonville area. However, there are no industrial activities within the boundary of the precinct, instead the precinct is Pharmacies Actonville Pharmacy located near the Boksburg East Industrial on the west and various Medicare Pharmacy industrial activities occur in the north, outside the precinct boundary in Wholesalers and Top Line Super Cash & Carry Benoni South as well as along the Apex area on the east. These Supermarkets Islamic Meat Market activities directly influence the precinct by contributing to the local Jabula Supermarket economy and employment creation.
Mayerdoa Supermarket
Dilly’s Super Market 14.1.4.7 Residential Market stock Siraj Meat Market Naikers Fruit & Veg The Lighthouse Property Suburb Report (2019) outlined the residential Hussein’s Supermarket market stock for properties within the Actonville precinct and the areas Fahims Mini Supermarket immediately surrounding it. The graph below illustrates the different types of residential market stock of small areas covered within the precinct and its Shoprite Actonville surrounds. Jameelah Supermarket Bismillah Supermarket Aysha’s Supermarket Ferzanas Supermarket & Halal Takeaway
Automotive Services Sonny’s Actonville Midas/Spares Centre Filling Station Engene Usaid Service Station
In terms of the immediate surrounding areas, there are minimal economic activities. There are only a few fast food outlets and supermarkets.
280 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Figure 3: Residential Market Stock in Actonville and Surroundings Residential Market Stock
99.9% 100% 100.0% 80.0% 60.0% Freehold 40.0% Sectional Schemes 20.0% 0.9% 0.0% Actonville Immediate Precint Surroundings
Source: Lightstone property suburb report, 2019
As indicated, the precinct and its surrounds consist mainly of freeholds as opposed to sectional schemes. Interestingly, 99.9% of properties are freeholds, although 55% of the households within the precinct occupy rented units and 41% occupy owned units. This could suggest that the precinct is primarily characterised by low-density residential units/houses as opposed to high-density residential units/houses such a block of flats.
281 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
III. Property Market Period (February 2018—January 2019) IV. Period of Ownership The figure below denotes the different age categories of existing owners, The graph below demonstrates the period of property ownership within recent buyers and recent sellers within the precinct. The majority of the precinct. The existing owners (70%) have resided in the precinct for recent sellers are pensioners (52%) when compared to other age more than 11 years and have also become the dominant recent sellers, groups. The youth play a significant role in recent property purchases accounting for 61%. The same is experienced in the surrounding areas; accounting for 42%. The middle-aged also play a fundamental role as people who have lived within the area for over 11 years are the existing they are the existing owners as well as the recent property purchasers, owners and main recent property sellers. accounting for 32% and 36% respectively. Although it is evident that the precinct attracts young people, properties are mainly owned by people Figure 5: Period of Ownership for Existing Owners and Recent between the ages of 36—65+ years. Sellers
Period of Property Ownership Figure 4: Property Ownership by Age Existing owners
Age of Property Owners Existing Owners Recent Sellers Recent Buyers 70% Recent Sellers 70% 61% 60% 52% 60% 50% 42% 44% 50% 36% 40% 32% 40% 30% 28% 30% 30% 21% 20% 12% 14% 8% 8% 20% 12% 10% 4% 10% 8% 8% 10% 10% 0% Youth(18-35) Middle Aged(36- Mature(50-64) Pensioner(65+) 0% 49) Less than 5 5-7 years 8-10 years 11 years + years Source: Lightstone property suburb report, 2019 Source: Lightstone property suburb report, 2019 Regarding the surrounding areas, the Lightstone Suburb Report (2019) indicated that the existing property owners are mainly pensioners, V. Residential Registration accounting for 64%, while the middle-aged (38%) are the recent buyers and the matured are recent sellers. The table below demonstrates residential property registration for freehold and sectional scheme units
282 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 30: Residential Property Registration price occurring between 2018 and 2019. There has, however, been a Year Actonville precinct Surrounding suburbs slow increase of the median sale prices in the last decade at the Sectional Freeholds Sectional Freehold surrounding areas. This shows that properties located within the in surrounding areas are lower than the prices of properties within the 2008 3 28 - 29 precinct.
2009 - 24 - 23 Table 31: Median Sales Prices for Residential Properties 2010 - 35 - 14 Year Actonville Precinct Surrounding suburbs Sectional Freeholds Sectional Freehold 2011 - 25 - 14 Median Price 2008 2012 - 37 - 16 R330 000 R355 000 - R65 000 2009 2013 - 45 - 12 - R385 000 - R25 800 2010 2014 - 33 - 14 - R400 000 - R210 000 2011 2015 - 37 - 11 - R465 000 - R271 000 2012 2016 - 34 - 12 - R460 000 - R230 000 2013 2017 - 41 - 13 - R474 000 - R230 000 2014 2018 - 37 - 14 - R450 000 - R270 000 2015 2019 - 2 - 2 - R500 000 - R100 000 Source: Lightstone property suburb report, 2019 2016 - R600 000 - R286 500 In the last decade, freehold properties have been registered more 2017 - R550 000 - R275 000 frequently when compared to sectional schemes. This is confirmed by the main type of dwelling being houses. Most freehold registrations were 2018 - R650 000 - R360 000 in 2013 and 2017. Concerning the surrounding areas, there have not 2019 been any sectional title registrations in the last decade. - R750 000 - R380 000 Source: Lightstone property suburb report, 2019 VI. Median Prices of Residential Sales
The table below illustrates the average sales price of freeholds and 14.1.4.8 Institutions, Social Services and Facilities sectional schemes between the periods of 2008—2019. The promotion of sustainable human settlements is vested upon the Freehold properties are more expensive than sectional schemes. The provision of adequate social amenities which include educational and prices of freeholds within the precinct and its surrounds have been health facilities, churches, recreation and sports facilities. These escalating over the past decade, with the main increase in the median
283 GAPP Consortium Ekurhuleni Urban Design Precinct Plans amenities strengthen integration and social cohesion in communities, facilities Hakeem Masoom Bhikha Medical Centre is located thus attracting further residential and economic investment. As such, the along Moodley Street. types of social amenities located in the precinct and its immediate Mary Moodley Clinic is located along Khan Crescent. surrounds include: Community The Actonville Community Hall is located along the Table 32: Social Amenities within the Precinct Area Centre Khan Crescent Type of social Description and location Public The taxi rank is located along Reading Road. amenity Transport Educational Kingsway Intermediate School is located along Source: Kayamandi Development Service, 2019 Facilities Solanki Street. In terms of the immediate surrounding areas, there are several Liverpool Secondary School is located along Bhattay educational facilities and churches, namely: Isaac Makau Primary Street. School, Old Apostolic Church, Saint Luke’s Church and AEC Church in Wattville. The Kingdom Hall of Jehovah’s Witness is located in Actonville Benoni Primary School is located along Cradock Extension 4 east of the precinct boundary. Street. Actonville Primary School along Mayet Drive and Karolia Street. 14.1.5 Key Findings — Socio-Economic Assessment Pioneer Primary School is located along Thaiman Street. This section details the socio-economic key findings of the Actonville precinct. Key Socio-Economic Outcomes: Etwatwa Secondary School is located along Nkomo
Avenue. The StatsSA, 2011 “small areas” data indicated a total population of Sports and The Actonville Swimming pool and the Actonville 12 548, dominated by females (50.1%), with a total number of 2 674 Recreation Spurs Cricket Club are located along Mayet Drive. households, making up a 4.7 household size. The population is The Actonville Circle Cricket Ground is located along relatively young, considering 36% are the youth (18—34 years), Reading Road. followed by the matured (35—60 years) and children below the age Library The Actonville Library is located along Chan of 14 years. Crescent. The majority of the population have secondary schooling (31%), Police Station The Actonville Police Station is located along Singh while 27% have completed matric and 8% have higher education. Street. A moderate segment of the population is employed (32%), while Post Office Actonville Post Office 12% are unemployed and 23% are not economically active. Churches St. Joseph’s Church is located along Alice Street. The majority of the households fall under the middle-class category Masjid-un-Nur is located along Soma Street. (62.3%), while 29.7% are low-income earners and 15.1% have no Restored Word Fellowship is located along income. Langeberg Street. The secondary and tertiary sectors are the main employment Health Sunshine Hospital is located along Soma Street. contributor and significantly add to the local economy, particularly
284 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
the wholesale and manufacturing industries, and the finance and 14.2 SOCIO-ECONOMIC DEVELOPMENT POTENTIAL ANALYSIS general government sectors. In terms of social amenities, the precinct consists mainly of This section details the socio-economic development potential of the Actonville precinct, based on the following property markets: educational facilities and churches. There are also facilities such as Retail and other Mixed-use markets; a police station, a library, a clinic and hospital and a taxi rank, etc. Industrial Markets; Office Market; Key outcomes on property markets: Residential Market;
Institutional, social services and community facilities; The precinct area comprises mainly of houses, although 55% rent Other Specialised uses. their properties as opposed to total ownership. The residential market stock is primarily made up of freeholds, accounting for 99.9%. 14.2.1 Retail and Other Mixed-use Markets In terms of property ownership, the recent buyers are generally the youth and the middle-aged, while the recent sellers are pensioners. 14.2.1.1 Supply synopsis: Retail And Mixed-use Markets The middle-aged, matured and pensioners are existing owners.
The existing owners that have lived in the precinct for over 11 years The retail market encompasses various economic activities both in the accounts for 70% and 61% of the recent sellers who also resided in formal and informal sectors. This includes: the precinct for over 11 years. Shops and businesses; In the last decade, freeholds have been registered more in the Food outlets; precinct and in its immediate surroundings when compared to Pharmacies; sectional schemes. Wholesalers and Supermarkets; Automotive Services; and This precinct, therefore, attracts a large segment of the youth and Filling Stations. middle-aged. Resources should be mobilised as a strategic intervention to accelerate the number of young property owners. The Actonville precinct comprises mainly of supermarkets and shops in contrast to other economic activities. The informal traders are primarily Key findings on the retail and industrial markets: situated on pavements outside the main supermarkets. It is therefore There are numerous supermarkets within the precinct; essential to identify and enhance economic opportunities that would The precinct is located in the proximity to the Boksburg East benefit the local businesses and residents within the precinct and its Industrial in the west and near the industrial activities in the south of immediate surroundings. Benoni. These activities have a lot of influence on the Actonville
Precinct. 14.2.1.2 Development Potential and Demand Implications: Retail
The revitalisation of the precinct is entrenched upon unlocking development potential deemed necessary to attract investment, provide
285 GAPP Consortium Ekurhuleni Urban Design Precinct Plans economic opportunities and curb unemployment. The precinct is part of Moreover, mixed use development could be entrenched to allow the Ekurhuleni Metropolitan Municipality’s Township Regeneration residential flats on the upper floors, with shops and retail facilities as Strategies, as such it is imperative to outline the underlying development well as restaurants on the ground floor. This would not only promote potential of the precinct, particularly with a focus on the retail and other efficient use of land, but also create convenience in accessing mixed-use markets. The retail development potential entail: economic activities. To ensure long term viability of mixed use developments, it is The Township Regeneration strategy proposed the establishment of imperative to ensure the enforcement of by-laws in order to hold a public square and an informal market adjacent to Sunshine landlords accountable for keeping the buildings clean and safe. It is Hospital. This initiative could facilitate growth and development essential to guarantee the provision of 24/7 security within these within the precinct. buildings. This would minimise possible criminal activities such as As such, a formal and informal trade market could be residential and business burglaries that may occur. accommodated on the hard open space/parking lot space situated Some of the existing local supermarkets distribute goods to shops at the corner of Khan Crescent and Soma Street as recommended and businesses located outside the precinct. It could advantageous by the Actonville/Wattville Township Regeneration Plan. This open if these supermarkets are provided with incentives to act as space is adjacent to the existing social amenities and thus easily distribution centres for the local spaza shops and informal traders. accessible and convenient to the general public. The types of These supermarkets could supply spaza shops and informal traders economic activities that could be accommodated may include local with merchandise at bargain prices as a means to potentially restaurants, shops and regulated informal traders that could serve provide the informal traders with the opportunity to have enough the local residents that would be utilizing the services of the surplus funding to be able to afford small rental shops and thus Sunshine Hospital, Library, Civic Centre-Actonville Municipal operate at a small scale within the precinct. Offices, Mary Moodley Clinic and so forth. Due to the precinct encompassing old buildings, it is crucial to The influx of foreign nationals and their acquisition of rental spaces involve the private sector in renovating and sub-dividing old for business purposes within the precinct have, to a certain extent buildings into small rental spaces for small companies and shops resulted in the decay of local businesses, particularly small super operating at a small scale to serve the local residents. markets. As such, interventions are needed to revamp the local There is a need to mobilise resources to empower Small Medium businesses, thus provide the local business owners with a sense of and Micro Enterprises. In order to ensure the feasibility of these ownership and belonging. enterprises, it is vital that local entrepreneurs are provided with the There is a variety of shops and businesses along Mayet Drive and relevant education regarding financial planning and business Readings Road. As such, mixed use developments should be management. This would guarantee that these businesses create permitted alongside these activity roads in order to ensure much value in the local economy as opposed to merely resulting in needed convenience and accessibility. It is however imperative to “making ends meet”. encourage pedestrianism, in order to ensure that the local residents To further accelerate the local economic growth and development, it have flexible movement options between residential, social is also indispensable to ensure that the precinct attracts external amenities and economic activities. The idea is to enable and investments, such as nationwide retailers and other mixed-use promote the underpinning spatial integration components for markets. These can include clothing retail stores such as Jet, Pep minimising the utility of time, distance and costs spent to accesses Store, Mr Price, etc. as well as cash build, Fruits & Veg and essential facilities. Cambridge Food.
286 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
A shopping centre has been previously proposed for the Wattville beneficial to relocate this market to a more accessible space to area, east of Dube Street in Sigeawu Lane. allow flexible pedestrian movement, on the vacant land located on However, for the purpose of enhancing integration between the central fragment of the precinct, just east of the taxi rank. Actonville and Wattville, a Township Business Hub is There is a need to involve the private sector in renovating retail recommended. This could be entrenched to focus on providing business buildings as this could create an appealing environment economic activities, targeting specifically the aspiring innovative that attracts investors. local entrepreneurs that seek to provide strategic and tactic solutions pertaining to the social ills faced by the residents of both Actonville and Wattville areas. This could include businesses 14.2.1.3 Synopsis of Land Use and Demand: Retail focusing on safety and security, technology start-up businesses, cellular repair and service, hair salons, etc., shopping/retail facilities, The proposed land use for the retail market includes: food manufacturing and so forth. The emergence of these businesses could potentially pioneer in providing meaningful Establish a regulated market at the corner of Khan Crescent and contribution to the local economy, while also finding ways to Soma Street to create access and convenience for users of the enhance employment creation, particularly for the Wattville area. surrounding social amenities. In terms of enhancing the informal economy, it is essential to take Encourage mixed use developments along Mayet Drive and cognitive measures to enforce by-laws for this market and also Reading Road to promote spatial integration in a sense that provide the informal traders with trading licences. The informal accelerate convenience, thereby reducing time, distance and traders should be enforced to ensure cleanliness of the area in travelling costs pertaining to accessing economic opportunities. which they operate. The enhancement of informal economy would Ensure long term viability of the mixed use development through potentially complement the formal sector, while also providing enforcing by-laws to ensure that landlords take a responsibility for consumers with cheaper products/goods at a relatively smaller keeping the buildings safe and clean. scale. Often, this could include the trading of immediate/readymade Ensure that the existing supermarkets become distributors to the consumable goods as well as cheaper services such as local spaza/tuck shops as well as informal traders. shoes/clothing repairs, informal hairdressing, salons and so forth. Enforce informal trading by-laws to regulate manage and ensure Informal trading could also be promoted and to allow, particularly that the informal traders take responsibility in cleaning the areas in those running informal restaurants such as the Chesa-Nyama, could which they operate. be provided with containers so that the prepared food is stored in a Establish a Township Business Hub along the south western parts clean and secure environment. Moreover, there is also a need to of the precinct, towards the Wattville area, focusing specifically on promote pedestrianism within the precinct to create flexible providing innovative solutions for challenges facing the local movement and ensure that residents are able to access the retail residents. and informal markets within walking distance from their residential Involve the private sector in renovations and sub-division of old properties. This level of access could provide residents with various buildings to provide small affordable rental spaces for companies options when shopping. and businesses operating at a small scale. Additionally, the Actonville weekend flea market is currently located Empower SMME’s by providing skills development and training to near the roundabout along Reading Road. This market is centred accelerate the viability of their businesses to ensure a long-term more on being reached by vehicles, which does not necessary impact in the local economy. provide universal access to the public. It would therefore be
287 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Improve the local retail business while also attracting nationwide ensuring that this area not only becomes consumption-based, but also retail facilities such as Pep Stores, Mr Price, Jet, Cash build, etc. develops a capacity to enhance production and the distribution of goods. Promote pedestrianism to allow flexible movement between retail The development potential for the industrial market includes: facilities, informal markets as well as residential and social The establishment of a light industrial park should be considered in amenities. order to accelerate skills development and ownership. This could Provide informal traders with containers to operate in a more harness the development potential of the economically active dignified space, particularly for those active in the informal population, particularly since the precinct is dominated by youth. restaurant business (i.e. Chesa Nyama) The industrial park could include industrial activities such as Involve the private sector in renovating retail business buildings as warehousing, packaging, etc., with the aim of not causing this could create an appealing environment that attracts investors. environmental, air and noise pollution to the surrounding residential activities. The aim should be to create a competitive and attractive 14.2.2 Industrial Market environment for investors. In this way, creativity and innovation should be the sustaining factors essential to benefit the local residents within the precinct and those residing within its immediate 14.2.2.1 Supply Synopsis: Industrial surrounds. In this regard, the industrial market should offer goods and services that respond to the residents’ needs, while also There is an insufficient industrial market within the precinct boundary. providing employment opportunities. Industrialization however surrounds the precinct boundary. It is therefore The types of industrial activities that could be accommodated essential to acknowledge the role these industrial areas play within the include: precinct, especially in terms of employment creation. The provision of o Fast moving consumer goods (i.e. manufacturing of food industrial opportunities could address the underlying factors confronting products); the area. o Manufacturing of household furniture; o Manufacturing of consumer electronics; o Vehicle workshops; 14.2.2.2 Development Potential and Demand Implications: Industrial o Textile/Clothing production; and o Print production. The precinct has the potential to accommodate some light Furthermore, the green economy industry should be highly industrialisation. It is, therefore, vital to unlock the development stimulated for employment creation and economic growth. This opportunities of this sector in order for it to contribute extensively could be attained through enforcing some green economy towards the local economy. The development of industrialisation can aim strategies, especially the upcycling of old materials such as to enhance food security through food production outlets, persistent furniture, unused tyres, crates and bottles. This would contribute to employment creation and competitiveness in terms of the production and the economy, while also creating employment and sustainable distribution of goods within the precinct and the entire region. livelihoods, particularly for those that have no source of income. Additionally, there is an existing recycling spot near the sports field Industrial development within the precinct can be enhanced through facilities. The Department of Environmental Affairs in partnership mobilising resources for infrastructure development to establish valuable with the current owner of the area, could work in collaboration to industries and ultimately create sustainable employment creation. It is, create environmental awareness campaigns to educate the therefore, important to establish a viable and vibrant economy by
288 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
community about waste management, as opposed to merely The precinct does not encompass a large office market. As such, there is employing people to collect waste and thereby distributing recycling a need to make provisions for affordable rental spaces to attract minimal dustbins with different plastic colours to separate waste. This could investment opportunities beneficial to the small scale entrepreneurs be placed through-out industrial areas and the main economic residing within the precinct. activities within the precinct. This could in turn provide revenue for those with low skills and no sources of income. Bearing in mind that the precinct is situated in the vicinity of 14.2.3.2 Development Potential and Demand Implications: Office Boksburg East Industrial and the industrial areas within the south of Benoni, it is evident that industrialisation can be conducted in such The development potential for the office market entails: a way that it complements the existing industrial firms. The precinct consists of old neglected buildings that could be Industrialisation within the precinct would be beneficial if developed revitalised for office spaces. These buildings could be renovated in proximity to public transport. In this way, this industry would be and sub-divided into smaller affordable units for local companies accessible to both employees and consumers. operating at a small scale. There is a need for the formation of affordable office spaces for local entrepreneurs and small companies along Mayet and Singh 14.2.2.3 Synopsis of Land Use and Demand: Industrial Streets. It is also necessary to provide office spaces for skills development The future land use for the industrial market includes: and training entities such as the National Youth Development Fund (NYDA) and Small Enterprise Development Agency (SEDA). This Establish a light industrial park on the vacant land near the railway could assist in developing a skilled labour force, while also providing encompassing of light industrial activities such as manufacturing of business knowledge and harnessing the full potential of emerging consumable goods, household furniture, textile/clothing production, local entrepreneurs, particularly the youth. etc. Moreover, there is a need for the establishment of office spaces for Establish viable and competitive industries that promote creativity lawyers and doctors consulting rooms, etc. These offices could be and innovation through the use of green economy (i.e. upcycling). permitted at the centre of the precinct near the social amenities. To Establish collaboration between the private sector/owners of the a certain extent, these types of development generate traffic. It recycling area situated within the precinct and the Department of would be imperative to ensure that the necessary parking spaces Environmental Affairs to unlock the underpinning economic benefit are allocated to each office as well as adequate access to the associated with recycling. offices that would not impede traffic flow. Promote industrialisation in proximity to the public transport system.
14.2.3.3 Synopsis of Land Use and Demand: Office 14.2.3 Office Market The proposed land uses for the office market includes: Involve the private sector in the renovation and sub-division of 14.2.3.1 Supply Synopsis: Office buildings to provide affordable rental spaces for local companies operating at a small scale;
289 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
A need exists for affordable office spaces along Mayet and Singh Greenfield developments, promote safety and security within their Streets; establishments. For mobilizing resource to support local entrepreneurs, particularly the youth, it is vital to create office space for support organisations such as the NYDA and SEDA in the vicinity of the social amenities 14.2.4.2 Development Potential and Demand Implications: Residential along Khan Crescent; and Offices for local lawyers and doctors consulting rooms, etc. should The future development potential for residential markets consists of: be permitted along major activity routes for visible access, whilst ensuring the necessary parking spaces are allocated to not impede The precinct consists mainly of houses when compared to blocks of traffic flow. flats and town houses. This area did not escape challenges concerning the mushrooming of informal settlements. As such, the development potential of the residential marked should be 14.2.4 Residential Market concentrated towards addressing the housing backlog and ultimately providing adequate housing options. It is evident that there is a need to establish high-density residential 14.2.4.1 Supply Synopsis: Residential developments to address the current and anticipated housing demand. The residential market consists of: High-density residential developments could be beneficial in terms Approximately 2 674 households, with an average of 4.7 household of promoting efficient use of land. Subsequently, these size, dominated by the youth and the matured population (35—60 developments should be in proximity to public transport, social years) which account for 36% and 30% respectively. Moreover, amenities and economic activities to create accessibility to places of although it is evident that the precinct is dominated by an employment and recreational occupations. economically active population, the education level and employment Due to the precinct consisting of low-medium income earners, it is status is relatively low. This could suggest that a significant imperative to develop social housing units on the unused parking lot proportion of the households fall under the low- to middle-income situated east of the Sunshine Hospital along Khan Crescent and categories, awarding these households the opportunity to qualify for Soma Street. The parking space is sufficient and well-located in subsidised housing; close proximity to the social amenities and economic activities. As The precinct consists of 71% of houses and over half of the such, the suggested residential units would reduce the housing households rent the dwelling that they occupy; backlog within the precinct, thus providing affordable The residential market stock consists of 99.9% freeholds, in which accommodation for residents residing in the Actonville and Wattville the majority of buyers are the youth and the middle-aged Area. respectively, while over 50% of the recent sellers are pensioners Furthermore, it is proposed that the vacant land situated east of the and have lived in the precinct for more than 11 years; and sports facilities along Seedat Street, Knysna Street and Tulbach Crime is one of the main attributes to property sales. As a result, the Street be developed as medium density units. This area provides development of a sustainable residential market is primarily convenience and accessibility to social amenities, particularly sports dependent on the provision of safety within the precinct. It is, facilities. therefore, necessary to ensure that each development, particularly The establishment of mixed-use residential developments along Mayet Drive and Readings Avenue is deemed necessary to create
290 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
convenient movement between residential, economic activities and There is need for the development of high-density residential units social amenities. along Khan Crescent and Soma Street, Seedat Street, Knysna As part of the Township Regeneration Plan, a 6 story high density Street and Tulbach Street, targeting low-medium income earners; residential building is proposed along Moodley Street, as part of the The establishment of mixed-use residential developments along Actonville Phase 1(project 3) initiative. This development would be Mayet Drive and Reading Road; in the vicinity of all the social amenities, as well as adjacent to the The proposed residential developments could potentially address economic activities and public transportation. It is recommended the current as well as the anticipated housing backlog within the that rental units be provided to provide more affordable housing precinct, that have resulted in the mushrooming of informal options for local residents and those that are residing within the settlements along the railway line; immediate surroundings. It is fundamentally important for the municipality to acquire land There are informal settlements situated in the peripheral of the along the railway line in order to provide further housing typologies railway line. These settlements are characterised by illegal for destitute households residing in Actonville and the Wattville electricity connections, pollution and crime. The development of Area; affordable residential units could root out further mushrooming of Establish an infill development along the railway line could possible informal settlements, combat crime and improve the quality potentially eradicate the existing informal settlements in order to of lives of the destitute households within the precinct. provide dignified residential areas for the impoverished households. An infill housing development could be considered upon the acquisition of land along the unutilised railway reserve owned by Transnet. This development could potentially provide housing 14.2.5 Institutional, Social Services and Community Facilities options for residents of the Actonville and Wattville area, thus providing a spatial integration element to link the two townships. By 14.2.5.1 Supply Synopsis: Social Services so doing, it is essential to ensure that proposed development encompass pedestrian walks that could allow movement between The precinct consists of numerous social amenities. These include: residential, businesses and social amenities. It is necessary for the municipality to acquire this land to prohibit the reinstatement of the Educational facilities; railway line and the anticipated land invasion as currently the Sports and Recreation facilities; railway line is underutilised. A Library; These developments would retain the status quo of the precinct and A Post Office; therefore keep a sense of community alive. It is essential, however A Police Station; that these developments encompass 24/7 security, to ensure safety Community Hall; and a sense of belonging for residents. Churches;
Health facilities; and
14.2.4.3 Synopsis of Land Use and Demand: Residential A public transport facility.
The future land use for the residential market entails: Considering the population threshold of the precinct, there is sufficient provision of social amenities. There is however a need to refurbish the The precinct consists of ample open spaces that could be existing facilities and thus ensure that these facilities are adequately developed for residential purposes. utilised.
291 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
hardware devices and software applications as well as transitional 14.2.5.2 Development Potential and Demand Implications: Social access. Services Access to internet would also ensure that those that seek to further their studies are not only subjected to accessing the traditional The development potential for social services entails: education facilities, rather could also pursue studies via long distance e-learning. This initiative would progress towards The immense challenges faced by township residents are attributed enhanced skills development. to the lack of access to social amenities resulting in more time and Moreover, this could further provide the benefits of ensuring that money spent on travel costs. It is thus necessary to ensure that the residents, particularly the youth have access to information and a precinct encompasses a variety of social amenities within a broader market perspective for local entrepreneurs patterning to the recommended walking distance. However, it is vital to note that selling of goods and services as well as publicising the economic these amenities are also utilized by the residents of the surrounding activities stirring within the precinct in order to attract people from suburbs. the surrounding suburbs and thus bring vibrancy to the local It is therefore imperative to ensure that the precinct comprehend the economy. This is a clear indication that to a certain extent, adequate most essential amenities that are accessible to residents within the social amenities could have a positive impact in the economy and precinct and those residing within its immediate surroundings, therefore improve the quality of life for local residents. particularly the Wattville Township. In terms of establishing an Early Childhood Development Centre, it Moreover, the provision of additional amenities within the precinct is imperative to acknowledge the fact that there is a minimal would not only be limited to improving the quality of life, similarly provision of pre-schools within the precinct. As such, it is crucial to accelerate neighbourhood integration and social cohesion. develop this centre in an area that could be easily accessible to the As the world is transitioning towards a more digital economy, it is residents of the Actonville and Wattville area. In this regard, this fundamental that the precinct be geared upon spaces that promote facility could be developed on the open space located south east of a knowledge based platform that seeks to enhance innovation and the precinct, towards the Wattville area. This green parcel would creativity. In this regard, the types of social amenities provided therefore encompass the aforementioned facility, as well as an within the precinct, would provide convenience, uplift and empower urban park to retain a portion of the existing park. the residents. The establishment of urban parks would have a positive impact The social amenities that could be provided, given the population within the precinct, particularly if placed in suitable locations that are threshold of the precinct, include: easily accessible to the public as well as promoting a sense of o An ICT (Information and Communication Technologies) Access safety and belonging. point located within a library; In persuasion of enhancing integration, the establishment of some o Early Childhood Development Centre; of the urban parks could be directed along the railway reserve in o Urban parks (including equipment). order to create a connection between the two townships temporary The library infrastructure is already existing and sufficiently being (Actonville and Wattville). If managed and maintained properly, utilized. In order to pursue a further socio-economic benefit within these parks could embrace social cohesion and contribute towards this facility, it is necessary to ensure that the ICT access point community safety. For this reason, urban park furniture and playing provides a more comprehensive digital platform encompassing equipment should be provided to accelerate usability and internet access, communication technology, cloud computing, attractiveness. Apollo street lights should also be installed to
292 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
contribute towards promoting a more defensible space in these 14.2.6 Other Specialised Uses parks. Furthermore, there is also a need for the revamping of the sports Just outside the precinct boundary lies the Glenshaft Pan which is facilities along Mayet Drive and Seedat Street. This improvement considered to be a natural water body in Ekurhuleni. The pan is situated could allow for the provision of various sports activities within the near the sewerage disposal facility along the Ranger View Road/R23 precinct including the refurbishment of the Actonville swimming surrounded by a large, open grass area and is currently polluted by pool. This sports facility could also complement the Actonville domestic waste. This may be attributed to the informal settlement Cricket Club, creating much needed accessibility and convenience located near the site. between sports facilities and residential developments. These facilities should be provided with the necessary training equipment This water body has a direct influence on the precinct. It is thus accessible for the public. Security and operating hours should necessary to ensure it is preserved in order to limit pollution, which could however be put in place to ensure consistence and safety of the impact negatively on the health of the residents, particularly children. users of these facilities. Since the pan forms part of the broader regional open space, it is Given the population threshold of the precinct and its immediate necessary to a conduct a feasibility study to assess the potential for surroundings and based on the community needs, a Multi-Purpose mixed use development and recreational purposes. This development Centre could be developed along the unutilized sports facilities could be conducted on the surrounding vacant land situated north of the located east of the precinct to provide a magnitude of indoor sports pan along Birmingham Road and Caledon Street. However, a 500m activities as well as any other community services. buffer should be taken into consideration, as the Waste Water Treatment To ensure sustainability of the above-mentioned facilities, it is vital Works is located east of the suggested portion. to permit access to the general public as well as ensuring regular maintenance and the provision of adequate security. 14.2.7 Recommendations and Areas of Intervention
14.2.5.3 Synopsis of Land Use and Demand: Social Services The key retail market recommendations include: Establish a regulated market at the corner of Khan Crescent and The future land use for the social services market entails: Soma Street to create access and convenience for users of the surrounding social amenities; Develop an ICT Access point located within a library; Encourage mixed use developments along Mayet Drive and Develop an Early Childhood Development Centre; Reading Road to promote spatial integration in a sense that Develop a Local/neighbourhood park (including equipment); accelerate convenience, there1by reducing time, distance and Redevelop the sports facilities along Mayet Drive and Seedat Street travelling costs pertaining to accessing economic opportunities; and equip with the necessary training equipment. Ensure long term viability of the mixed use development through Establish a multi-purpose centre along the existing sports facilities enforcing by-laws to ensure that landlords take a responsibility for to increase the magnitude of indoors sports activities keeping the buildings safe and clean; Ensure regular maintenance and provide adequate security for the Ensure that the existing supermarkets become distributors to the facilities. local spaza/tuck shops as well as informal traders;
293 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Enforce informal trading by-laws to regulate manage and ensure The key office market recommendations include: that the informal traders take responsibility in cleaning the areas in which they operate; Involve the private sector in the renovation and sub-division of Establish a Township Business Hub along the south western parts buildings to provide affordable rental spaces for local companies of the precinct, towards the Wattville area, focusing specifically on operating at a small scale; providing innovative solutions for challenges facing the local A need exists for affordable office spaces along Mayet and Singh residents; Streets; Involve the private sector in renovations and sub-division of old For mobilizing resource to support local entrepreneurs, particularly buildings to provide small affordable rental spaces for companies the youth, it is vital to create office space for support organisations and businesses operating at a small scale; such as the NYDA and SEDA in the vicinity of the social amenities Empower SMME’s by providing skills development and training to along Khan Crescent; and accelerate the viability of their businesses to ensure a long-term Offices for local lawyers and doctors consulting rooms, etc. should impact in the local economy; be permitted along major activity routes for visible access, whilst Improve the local retail business while also attracting nationwide ensuring the necessary parking spaces are allocated to not impede retail facilities such as Pep Stores, Mr Price, Jet, Cash build, etc.; traffic flow. Promote pedestrianism to allow flexible movement between retail facilities, informal markets as well as residential and social The key residential market recommendations include: amenities; The precinct consists of ample open spaces that could be Provide informal traders with containers to operate in a more developed for residential purposes; dignified space, particularly for those active in the informal There is need for the development of high-density residential units restaurant business (i.e. Chesa Nyama); and along Khan Crescent and Soma Street, Seedat Street, Knysna Involve the private sector in renovating retail business buildings as Street and Tulbach Street, targeting low-medium income earners; this could create an appealing environment that attracts investors. The establishment of mixed-use residential developments along Mayet Drive and Reading Road; The key industrial market recommendations include: The proposed residential developments could potentially address the current as well as the anticipated housing backlog within the Establish a light industrial park on the vacant land near the railway precinct, that have resulted in the mushrooming of informal encompassing of light industrial activities such as manufacturing of settlements along the railway line; consumable goods, household furniture, textile/clothing production, It is fundamentally important for the municipality to acquire land etc.; along the railway line in order to provide further housing typologies Establish viable and competitive industries that promote creativity for destitute households residing in Actonville and the Wattville and innovation through the use of green economy (i.e. upcycling); Area; and Establish collaboration between the private sector/owners of the Establish an infill development along the railway line could recycling area situated within the precinct and the Department of potentially eradicate the existing informal settlements in order to Environmental Affairs to unlock the underpinning economic benefit provide dignified residential areas for the impoverished households. associated with recycling; and Promote industrialisation in proximity to the public transport system. The key social services recommendations include: Develop an ICT Access point located within a library;
294 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Develop a small Crèche/Early Childhood Development Centre; Develop a Local/neighbourhood park (including equipment); and Redevelop the sports facilities along Mayet Drive and Seedat Street and equip with the necessary training equipment. Establish a multi-purpose centre along the existing sports facilities to increase the magnitude of indoors sports activities Ensure regular maintenance and provide adequate security for the proposed facilities.
The key recommendations for other specialised uses include:
Clean-up and limit pollution of domestic waste on Glenshaft Pan; and Conduct a feasibility study to assess the potential for mixed development surrounding vacant land situated north of Glenshaft pan along Birmingham Road and Caledon Street.
14.2.8 Conclusion
This section provided the socio-economic development potential analysis for the Actonville precinct specifically pertaining to the retail and residential markets, social amenities and other specialised uses. This aimed to outline the factors associated with enhancing economic growth and development within in the precinct, while also outlining the importance of attracting potential economic investment opportunities and seeking to create a viable economy and residential market that aims to serve the local residents.
295 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15 ANNEXURE 4: INFRASTRUCTURE AND SERVICES 709 mm per annum. Storm depths for different durations and recurrence OVERVIEW intervals are presented in the table below.
Table 33: Storm rainfall depths for different durations and recurrence 15.1 CONTEXT AND STATUS QUO intervals
An assessment was undertaken of the following infrastructure and Storm duration Recurrence Interval (1 in … years) services components: Stormwater, Water, Sewer, Electricity, ITC & (hrs) 10 20 50 Telecommunications, and Waste Management. 1 43,1 mm 51 mm 62,6 mm 2 55,3 mm 65,4 mm 80,2 mm 24 106,1 mm 125,6 mm 154,0 mm 15.2 SERVICES STATUS
15.2.1.3 Existing infrastructure 15.2.1 Stormwater Refer to Diagram 132: Existing stormwater pipes in Actonville Refer to Diagram 131: Catchment delineation and general drainage directions The total length of stormwater pipes in Actonville in the data base is 3260 m of pipe. The diameters range between 300 mm and 450 mm. The Actonville lies in a relatively flat area that drains to the south east. The existing pipes all consist of concrete. Reportedly there are no problems area falls within the Vaal catchment area. with stormwater infrastructure.
15.2.1.1 Area
The surface area of the Actonville Precinct is approximately 174 ha. The general drainage direction is indicated in orange in the corresponding diagram.
15.2.1.2 Rainfall
Refer to Table 33: Storm rainfall depths for different durations and recurrence intervals
Rainfall data was obtained from the research report and software Design Rainfall and Flood Estimation as produced by the University of KwaZulu Natal and published by the Water Research Commission (2002). The Mean Annual Precipitation in the Actonville Precinct was found to be
296 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 131: Catchment delineation and general drainage directions
297 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 132: Existing stormwater pipes in Actonville
298 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15.2.2 Water
Refer to Diagram 133: Water reticulation network
15.2.2.1 Existing infrastructure
The existing water reticulation pipes in Actonville vary in diameter between 75mm and 200mm. Some of the water pipes in Actonville were installed in the 1950s and are more than 65 years old. The Benoni Reservoir, with a capacity of 30Mℓ services the Actonville area.
The condition of existing water pipes is in a poor condition and there are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE. The chief area engineers also indicated that there are regions that experience low water pressure.
299 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15.2.3 Sewer
Refer to Diagram 134: Existing Sewer Pipe Network in the Actonville Precinct
15.2.3.1 Existing infrastructure
The precinct is supplied with existing waste water infrastructure with a piped network that connects to the regional waste reticulation system.
The existing waste water pipes in the Actonville vary in diameter between 150mm and 300mm. The existing sewer pipes consist of baked clay (or “vitro clay”) and concrete pipes for diameters smaller than 250 mm and larger than and equal to 250mm diameter respectively. The age of the existing sewer infrastructure is very old with parts of the system over 65 years old.
The condition of existing sewer pipes is in a poor condition and there are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE.
Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats works is situated in Vosloosrus and falls within the DD6 drainage district. Built in 1972 and upgraded on several occasions over a period of time, the works was designed to treat 83 mega-litres per day (Mℓ/day) of wastewater from the Actonville, Vosloorus, Tsakane, Duduza and Brakpan areas. The first three modules consist of conventional biological filtration, while the fourth module has an activated sludge reactor.
The activated sludge module includes primary sedimentation, in-line flow balancing, a three-stage Bardenpho activated sludge reactor and secondary clarification. The effluent from all four modules flows through the maturation ponds into the Natalspruit and finally into the Klip River. All the sludge, including the thickened activated sludge, is stabilised in mixed, heated digesters from where it is applied on drying beds or on land. Local farmers cultivate instant lawn, utilizing some of the dried sludge.
300 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 133: Water reticulation network
301 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 134: Existing Sewer Pipe Network in the Actonville Precinct
302 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15.2.4 Electricity 15.2.5 Telecommunications and ICT
Modern day communities thrive on telecommunications to the extent that 15.2.4.1 Existing Electrical System and Capacity the UN has declared access to information a basic human right. To date most communities get access to radio and television easily. However, The Actonville Precinct is a well-established and mature area with access to data and voice service is still out of the reach of most ordinary comprehensive electrical infrastructure and services. However, the South Africans due to excessive prices and contracts system. It is however capacity of the network is not sufficient for the growing demand as the expected that services will become more affordable and accessible due to switchgear at the sub-station in Birmingham Street is old and requires the availability of more fibre networks, GSM masts and the release of the replacement. Aside from the replacement of the switchgear, no additional hardwire last mile for multiple service providers. equipment is required in the form of substations, distribution lines and cables, or mini substations. To facilitate this, the development proposal must allow for space for the last mile reticulation and provide bulk containment by way of servitudes for Large concentrated developments and power intensive commercial and sleeves to link switching stations along the major roads. Feeds to industrial developments will need to be evaluated individually and an individual streets from the switching stations should also be allowed for. application for the additional demand processed by the CoE Energy Department. The Actonville precinct has a mature existing network which is available for most development opportunities. The equipment is expected to be well maintained and ready for connection. Telecommunications facilities can 15.2.4.2 Upgrades and/or Expansions Required easily be expanded to meet demand growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time With regard to maintenance, the electrical equipment is maintained and implications. serviced regularly as per municipal guidelines and as such there are no major issues with maintenance of the system. The CoE Energy Department takes responsibility for the network systems before the 15.2.6 Waste Management metering point. This includes the electrical infrastructure such as switch rooms, substations, mini-substations, overhead lines, etc. Refer to Diagram 135: Waste Management
The waste management hierarchy is the overall framework that guides the 15.2.4.3 Key Projects/Interventions waste management objectives of South Africa. There are five options in the hierarchy arranged in descending order of priority. The purpose of the With regard to future development the CoE, as well as developers, must waste management hierarchy is to reduce the amount of waste entering ensure registration of new servitudes for new distribution lines, landfills, although this is the cheapest option there are a number of factors substations, mini-substations, ring main units and any related equipment. that makes this option increasingly undesirable such as the impacts on the Minimal new reticulation to be expected for new developments as most environment, land availability and the costs involved in expanding and development proposals should be able to connect to services running rehabilitating these sites. along or close by.
303 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15.2.6.1 Waste Management for Region D 1. Waste Avoidance and Reduction Refer to Table 34: Solid Waste Services Framework Table 35: Landfill site servicing the Kwa-Thema Precinct Refer to Diagram 136: Waste Landfill Site servicing the Actonville Precinct 2. Re-use Waste management in Region D is undertaken by the CoE and is a comprehensive service comprising waste collection, and waste disposal 3. Recycling and landfill management. The Solid Waste Management department is organised in three (3) service regions, namely the Eastern, Southern and Northern regions. The regions are further subdivided into twelve (12) depot areas, each with its own management, operational staff, and resources. 4. Recovery The depots are spread across the municipality, and normally disposes waste at the nearest landfill site. There are five 5 municipal landfill sites in Ekurhuleni (Waste Management Plan: Guidelines for the management of 5.Treatment and Disposal Solid Waste in Region A, Nov 2012).
A range of service levels are rendered to customers depending on the nature of the consumer. A framework was developed as part of the asset Diagram 135: Waste Management Hierarchy management planning process, as shown in the following table:
1. Waste Avoidance and Reduction: This step aims for goods to be Table 34: Solid Waste Services Framework designed in a manner that minimises their waste components. Also, the reduction of the quantity and toxicity of waste generated Level of Collection Services Disposal Services Cleaning of public during the production process is important. Service areas 2. Re-use: Re-using an article removes it from the waste stream for 5 Daily waste removal N/A N/A use in a similar or different purpose without changing its form or from site properties 4 Twice weekly waste N/A N/A 3. Recycling: Involves separating articles from the waste stream and removal from site processing them as products or raw materials. 3 Weekly waste removal N/A N/A 4. Recovery: Involves reclaiming particular components or materials, from site or using the waste as a fuel 2 Weekly kerbside waste Disposal of N/A removal hazardous waste 5. Treatment and Disposal: waste enters the lowest level of the at landfill site hierarchy to be treated and/ or disposed of, depending on the 1 Communal waste Disposal of Cleaning public safest manner for its final disposal collection point garden and Non- areas and refuse hazardous waste bins at landfill site 0 None None None Source: CoE, 2012
304 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
and transportation from transfer sites to landfill sites have been outsourced In the precinct, it is presumed level 5 services are rendered to retail, to private waste management contractors under strict performance criteria manufacturing and food outlets, while most of the residents enjoy a weekly (CoE, 2012). waste removal service from site. Other non-residential customers include commercial and industrial, institutional, and business. Weltevreden landfill site is the landfill site that services Region D i.e. waste generated in Region D is disposed of at the Weltevreden landfill site. It is presumed that there is provision of plastic bags and bulk containers in Rietfontein landfill has an estimated remaining useful life of 18 years (CoE, the informal settlements and areas of high traffic volumes such as trading 2012). areas, shopping centres and taxi ranks. A private recycling facility is being operated in the open area adjacent to The five (5) operational municipal landfill sites in EMM are Platkop, the sports facilities, to the east of the soccer stadium. It is proposed that Rietfontein, Weltevreden, Rooikraal, and Simmer and Jack. The areas of the CoE enter into negotiations with the operator to extend and formalise the precinct are serviced by Rietfontein landfill site which has the following this facility to form part of the CoE waste management operations in the lifespan statistics (CoE, 2012). area.
Table 35: Landfill site servicing the Kwa-Thema Precinct
Landfill Area Prepared Un- Total Remaining facility serviced space prepared space useful life (remaining – space (m3) (years) 2010) Benoni Welte- 17 668 311 919 10 581 18 vreden 862 LFS Source: CoE, 2012
Depending on landfill permit conditions, the landfill can accept specific waste types. Generally, though all landfills accept the following waste types: domestic, garden refuse, tyres, building rubble, contaminated foodstuffs, ash and light industrial.
According to the Waste Management Plan: Guidelines for the management of Solid Waste in Region A, Nov 2012 report eight waste transfer sites are also operated where waste is collected, compacted and loaded for transport in order to optimize the payloads of trucks. A further number of approximately thirty-four (34) garden refuse/ mini transfer sites are also utilised. The operation of the municipal landfill and transfer sites,
305 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Diagram 136: Waste Landfill Site servicing the Actonville Precinct
306 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15.3 KEY FINDINGS – ENGINEERING SERVICES GSM backbone already available with minimal expansion cost and time implications. Refer to Table 36: Service and Infrastructure Consolidated Key Findings
The key findings relating to Infrastructure and Engineering Services include:
. The condition of existing water and sewer pipes is in a poor condition and there are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE. The chief area engineers also indicated that there are regions that experience low water pressure. . All existing stormwater pipes are of concrete; . The clearance of stormwater pipes might be required in certain areas, as reportedly there are lack of maintenance-related blockages (from litter); . The condition of the electrical equipment and substations can be classified as satisfactory although the switch gear is old and in urgent need of replacement; . Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats works is situated in Vosloosrus and falls within the DD6 drainage district; . The informal settlements do not have reticulated water, sanitation, or electrical services; . Actonville CBD is serviced by the Weltevreden landfill site, located to the south of the precinct; . ICT and telecommunications currently occurs via copper and wireless systems, no fibre optic services the precinct.
The Actonville precinct has a mature existing network which is available for most development opportunities. The equipment is expected to be well maintained and ready for connection. Telecommunications facilities can easily be expanded to meet demand growth using fibre, hardwire and
307 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Table 36: Service and Infrastructure Consolidated Key Findings
SERVICES CURRENT CAPACITY CURRENT BACK LOG
WATER Water infrastructure is in place. The existing water reticulation pipes in Actonville vary in None diameter between 75mm and 200mm. Some of the water pipes in Actonville were installed in the 1950s and are more than 65 years old.
The condition of existing water pipes is in a poor condition and there are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE. The chief area engineers also indicated that there are regions that experience low water pressure.
The Benoni Reservoir, with a capacity of 30Mℓ services the Actonville area.
STORM WATER Stormwater infrastructure is in place. The total length of stormwater pipes in Actonville in the None data base is 3260 m of pipe. The diameters range between 300 mm and 450 mm. The existing pipes all consist of concrete.
SEWER The sewer network is in place. The existing waste water pipes in the Actonville vary in None diameter between 150mm and 300mm. The existing sewer pipes consist of baked clay (or “vitro clay”) and concrete pipes for diameters smaller than 250 mm and larger than and equal to 250mm diameter respectively. The age of the existing sewer infrastructure is very old with parts of the system over 65 years old.
The condition of existing sewer pipes is in a poor condition and there are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE.
Waste water from Actonville CBD gravitates to the Vlakplaats Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT). The Vlakplaats works is situated in Vosloosrus and falls within the DD6 drainage district. Built in 1972 and upgraded on several occasions over a period of time, the works was designed to treat 83 mega-litres per day (Mℓ/day) of wastewater from the Actonville, Vosloorus, Tsakane,
308 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Duduza and Brakpan areas. The first three modules consist of conventional biological filtration, while the fourth module has an activated sludge reactor.
ELECTRICITY The Actonville Precinct is a well-established and mature area with comprehensive electrical None infrastructure and services. However, the capacity of the network is not sufficient for the growing demand as the switchgear at the sub-station in Birmingham Street is old and requires replacement. Aside from the replacement of the switchgear, no additional equipment is required in the form of substations, distribution lines and cables, or mini substations.
Large concentrated developments and power intensive commercial and industrial developments will need to be evaluated individually and an application for the additional demand processed by the CoE Energy Department.
With regard to maintenance, the electrical equipment is maintained and serviced regularly as per municipal guidelines and as such there are no major issues with maintenance of the system. The CoE Energy Department takes responsibility for the network systems before the metering point. This includes the electrical infrastructure such as switch rooms, substations, mini-substations, overhead lines, etc.
With regard to future development the CoE, as well as developers, must ensure registration of new servitudes for new distribution lines, substations, mini-substations, ring main units and any related equipment. Minimal new reticulation to be expected for new developments as most development proposals should be able to connect to services running along or close by.
TELECOMMUNIC The Actonville precinct has a mature existing network which is available for most Backlog in access to data and voice ATIONS development opportunities. The equipment is expected to be well maintained and ready for service connection. Telecommunications facilities can easily be expanded to meet demand growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications.
WASTE A range of service levels are rendered to customers depending on the nature of the MANAGEMENT consumer. A framework was developed as part of the asset management planning process, Illegal dumping as shown in the following table: Provision of services in informal settlements
309 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
Level of Collection Services Disposal Services Cleaning of public Service areas 5 Daily waste removal N/A N/A from site 4 Twice weekly waste N/A N/A removal from site 3 Weekly waste removal N/A N/A from site 2 Weekly kerbside waste Disposal of N/A removal hazardous waste at landfill site 1 Communal waste Disposal of Cleaning public collection point garden and Non- areas and refuse hazardous waste bins at landfill site 0 None None None Source: CoE, 2012
It is presumed that there is provision of plastic bags and bulk containers in the informal settlements and areas of high traffic volumes such as trading areas and shopping centres.
Weltevreden landfill site is the landfill site that services Region D i.e. waste generated in Region D is disposed of at the Weltevreden landfill site. Rietfontein landfill has an estimated remaining useful life of 18 years (CoE, 2012).
Landfill Area Prepared Un- Total Remaining facility serviced space prepared space useful life (remaining – space (m3) (years) 2010) Benoni Welte- 17 668 311 919 10 581 18 vreden 862 LFS Source: CoE, 2012
A private recycling facility is being operated in the open area adjacent to the sports facilities, to the east of the soccer stadium.
310 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
15.4 ENGINEERING PLAN GSM backbone already available with minimal expansion cost and time implications. 15.4.1 Electrical Network and Capacity 15.4.3 Road connection from Seedat St in an easterly direction No response has yet been received on the status of power infrastructure from the Boksburg energy planning team. It is however expected, as A request has been sent to CoE Energy Department to enquire about the common with other precincts that the equipment is under regular repair possibility of extending a road extending from Seedat St in an easterly and maintenance and can be considered good for use for purposes of this direction crossing over Birmingham St, which would bisect the sub-station exercise. A meeting has been arranged to discuss is matter. located along Birmingham St. At this stage, it seems that it is unlikely that they will cede servitude as they are using this as their access for delivery The available capacity is unknown at the moment and any requirements and collection of heavy equipment, which often takes hours navigating in will be submitted for confirmation with the respective office. The Actonville and out. A meeting has been arranged to discuss this matter. Precinct is a well-established and mature area with comprehensive engineering infrastructure and services. The capacity is expected to be 15.4.4 Illegal connections sufficient for current demand and small commercial and residential developments. Large concentrated developments and power intensive Regarding the problem of Illegal electrical connections, the CoE Energy commercial and industrial developments will need to be evaluated and an Department has acted before and taken out the illegal connections, but the application for the additional demand processed by the energy problem is once they leave they get reconnected. Often officials are not department. allowed access and threatened.
It is therefore anticipated that no additional equipment is required in the 15.5 Water and Sanitation Network and Capacity form of substations, distribution lines and cables as well as mini substations. The water and sewer pipelines in Actonville are more than 65 years old, and as a result the water pipelines are generally in poor condition as there 15.4.2 Upgrades and/or Expansions Required are frequent leaks and bursts. These pipes have surpassed their design life and should be replaced systematically by the CoE. It has also been The Actonville Precinct equipment is maintained and serviced regularly as indicated by CoE that there are some areas that experience low water per municipal guidelines and as such there is not to be any issues with pressure. Based on demand, hydraulic models should be run and the maintenance of the system. The CoE Energy Department takes results evaluated to see whether pipe diameters should be increased in responsibility for the network systems before the metering point. This some areas. includes the electrical infrastructure such as switch rooms, substations, mini-substations, overhead lines, etc. It seems that there are no planned Any proposed development around Glenshaft Pan needs to be done in an upgrades/ capacity enhancements planned in the area. environmentally sensitive manner, specifically with regard to ground water. Groundwater can be drained with subsoil drainage to manage excess The Actonville precinct has a mature existing network which is available water. Depending on the topography, pumps may be required. However, for most development opportunities. The equipment is expected to be well the wetland needs to be protected and retained as it plays a critical role in maintained and ready for connection. Telecommunications facilities can flood control and purifies surface water. Development proposals will need easily be expanded to meet demand growth using fibre, hardwire and to take the wetland buffer into account and design the site development plan/ layout accordingly.
311 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
16 ANNEXURE 5: STAKEHOLDER INPUT Two consultative design charettes were then held in March 2019, one for the public sector and the other for the private sector. The separate This section consolidates input gained from various stakeholder charettes were undertaken so that the team could get a better engagement process and takes into consideration projects and concerns understanding of the individual concerns of each of the different interest as identified through the various wards. This section applies to the precinct groups. itself as well as surrounding areas that may impact upon the precinct. The design charette was divided into two sessions. The first part of the session was a presentation of the Situational Analysis (initial research 16.1 THE STAKEHOLDER ENGAGEMENT PROCESS findings and key issues in and around the precinct). The second part of the session, presented a ‘hacking block’: a plan indicating development The project team met with Council Officials and interested and affected potential that encourages individuals, the ‘Technical Forum’ (comprising parties regarding the Actonville Wattville Rail Reserve Precinct Plan the client body, officials from the relevant regional offices, and throughout the planning process. The invitation was extended to all departmental representatives) to elicit a response and thus directing the interested and affected parties including all CoE planning departments, plan to a more final development framework plan. including Human Settlements, Parks, Spatial and Transportation Planning etc. In addition, various community organisations, members of the The design charettes were organised by City of Ekurhuleni’s Spatial community, and private sector were consulted. Planning Department with assistance from the GAPP Consortium. The attendees (comprising members of the client body, officials from the The intention is to give a project overview and share to ensure that the relevant regional offices, and departmental representatives) the ‘Technical views of all stakeholders are taken into consideration in the precinct Forum’ were present at the first charette. The second charette was planning process. attended by the interested and affected parties from the public sector and parastatals.
16.2 PRECINCT TECHNICAL FORUM AND DESIGN CHARETTES Findings from the Charettes served the basis of the Development Framework preparation of the precinct, to test if the approach to precinct A series of consultative design workshops / charettes were held in the was appropriate, and to ensure that the key issues were addressed. preliminary stages of the precinct planning, during the initial research work, status quo definition and beginning precinct plan concepts. 16.3 ADDITIONAL STAKEHOLDER ENGAGEMENTS The intent of these workshops was to establish a means of consultation with key local (Departmental) role-players who would likely be involved in Additional stakeholder meetings were held throughout the process with the implementation of the relevant Precinct Plan. The workshops focused individual interested and affected parties. on understanding the issues in and around the precinct. This was through a design charette approach was undertaken as it comprises a period of intense effort to give a design solution to the precinct, allowing for an 16.3.1 Actonville Community Police Forum – 9 April 2019 inclusionary approach to preparing the precinct plan. The Professional team presented to the Actonville Community Police Forum. The following points encompass the salient topics to emerge from the meeting:
312 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
. The importance of the relationship between the formal and . The Policing forum welcomed the presentation and are concerned informal economies was emphasised; about the increased crime and addressing crime was important for . Various additional community stakeholders were made known to the precinct plan; the project team; . The CPF is considering implementing a neighbourhood watch . The Actonville Saturday market was mentioned; initiative, which they are calling “street Blocks Initiative”, based on . The importance of the ‘fine-grain’ urban fabric of Actonville was the premise that small collections of neighbours join forces to be emphasised; vigilant on behalf of their immediate neighbours; . The need for early childhood centres and crèches was mentioned; . The community were concerned about the K110 proposals and . Considerations around smaller units for rent. the implications of this; . The community also wanted to know when the precinct plan would The issues raised were taken into account in the development of the be implemented, the CoE planning team stated that this is a vision precinct plan.
and would be put on the IDP budget and would guide the private
sector on development; 16.3.3 Gauteng Department of Roads and Transport – 2 May 2019 . The community wanted time to review the plans and give comment, so the presentation was distributed to the Community A meeting was held with the Gauteng Department of Roads and Transport Forum mailing list for further comment concerning the K110 Reading Road) traversing the precinct
Notes of meeting:
16.3.2 Lemon Pebble Architects and Urban Designers - . It was found that the K110 (Reading Road) traversing the precinct Tanzeem Razak of Lemon Pebble Architects and Urban Designers is a has been identified as a mobility route to protected in terms of the long-term resident of Actonville, with a personal association with the Gauteng Infrastructure Act; precinct and a thorough professional understanding of the area. Ms. . The time frames of implementation of this road has not been Razak was also involved in research work in Actonville with students from prioritised, and thus it may only be considered on 30 -50 year the University of Venda in 2016. horison;
We met at the offices of Lemon Pebble in April 2019. The following key . The Urban Designers were concerned about the economic points came out of the discussion: sensitivities, pedestrian movement between the Actonville CBD and the hostels north and south of this proposed road, the lack of . Numerous buildings of heritage value were highlighted to the access to the CBD and north when most of the intersections are project team; closed to favour mobility, as this is the main desire lines; . The importance of pedestrianisation in Actonville was . The Urban Designers requested that this section of the road be emphasised; downgraded so that it preserves the pedestrian movement and access that generates the rich economy, but the GDRT, said that
313 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
it was not possible as it was protected in terms of the precinct plan, and the professional stated that this wasn’t in infrastructure act, however, this hasn’t been tabled with planners, the ambit of the precinct plan but would see what could be urban designers and the community and should be further done in the budget available and pursued; The taxi associations would be invited to the Public Open Day, . GDRT suggested that additional intersections in terms of the TRH as there were no set projects in place and would be subject to RAM standards be agreed to in the future; further detailed design. . GDRT also stated that when detailed design of this road is undertaken then further stakeholder engagement would occur. Agreed that the precinct plan be distributed to be reviewed by the Department of Transport and the Department would share further information available on public transport.
16.3.4 Transnet – 6 May 2019
16.3.6 CoE Sports and Recreation, Arts and Culture (SRAC) meeting The project team met with Gideon van Niekerk from Transnet Property in May 2019 at the offices of GAPP Architects and Urban Designers. The – 30 May 2019 meeting was in connection with the disused Transnet rail reserve that traverses the site. Notes of meeting and outcomes:
The outcome of the meeting was that Transnet would be open to being . SRAC stated that there is an increased need for sports facilities in approached regarding the strategy towards the rail reserve from a precinct the area; plan perspective. It was agreed that various possible scenarios be shared . The precinct plan proposes consolidation of facilities of the with them for comment and further discussion in the short medium and long-term. Actonville Sports Fields and recommended that the underutilised landholding north of the cricket fields be developed and the tennis The precinct plan proposals around the rail reserve were communicated courts be moved into the land available around the cricket pitch. with Mr. van Niekerk in June 2019. SRAC stated that the tennis courts were recently upgraded, which was driven by the ward councillor and development of this site would be of concern. It was agreed that if a development 16.3.5 CoE Department of Transport – 27 May 2019 opportunity occurred and the tennis courts could be reinstated Notes of meeting and outcomes: nearer the cricket pitch, or in the longer term, when the tennis courts require resurfacing then SRAC would be comfortable with . Department of Transport recommended: this approach. . It was also recommended that strategic approaches to provision Supporting transport studies to understand the pedestrian are limited and that a study be undertaken on existing provision of numbers in the precinct, the traffic issues, parking services and where the needs should be targeted in terms of local approaches, and taxi facility needs undertaken as part of the and regional facilities.
314 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
16.4 CONCLUSION
A large number of engagement events has allowed for a diverse set of inputs and comments into the Actonville Wattville Rail Reserve Urban Design Precinct Plan, adding to its relevance as a key planning document to guide development in the area. By following this multi-levelled approach to stakeholder engagement, the concept of co-production has enabled the project team to gain insight into the dynamics and realities of the precinct far beyond what they could have done on its own.
315 GAPP Consortium Ekurhuleni Urban Design Precinct Plans
316