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Northern Growth Area Precinct Plan 2015/16

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Northern Growth Area Precinct Plan 2015/16 NORTHERN GROWTH AREA PRECINCT PLAN 2015/16 Final Draft: June 2016 NORTHERN GROWTH AREA PRECINCT PLAN Report Developed For: Mbombela Local Municipality Report Developed By: Khanyisa Joint Venture Mbombela Northern Growth Area Page 1 TABLE OF CONTENTS 3 Conclusion ..................................................................................... 24 4 DEVELOPMENT PROPOSALS ..................................................... 25 1 INTRODUCTION ............................................................................. 3 4.1 Development Principles .............................................................. 25 1.1 Background .................................................................................. 3 4.2 Development Concept ................................................................ 25 1.2 Study Area ................................................................................... 3 4.3 Development Conditions ............................................................ 27 1.3 Methodology ................................................................................. 3 4.4 Movement Framework ................................................................ 27 2 STATUS QUO ASSESSMENT ........................................................ 5 4.5 Land Use Framework ................................................................. 29 2.1 Planning and Regulatory Environment.......................................... 5 4.5.1 Land Use Framework .......................................................... 29 2.1.1 Spatial Development Framework ........................................... 5 4.5.2 Proposed Zoning ................................................................. 31 2.1.2 Land Ownership .................................................................... 5 4.5.3 Land Use Parameters ......................................................... 32 2.1.3 Zoning ................................................................................... 5 4.5.4 Land Use Budget................................................................. 32 2.2 Land Use Patterns ........................................................................ 8 4.6 Social Services ........................................................................... 33 2.2.1 Current Land Use .................................................................. 8 5 IMPLEMENTATION PRIORITIES .................................................. 34 2.2.2 Development Trends / Initiatives ........................................... 8 5.1 Service Upgrades ....................................................................... 34 2.3 Access and Transport ................................................................. 12 5.2 University Node .......................................................................... 34 2.3.1 Roads and Access .............................................................. 12 5.3 Roads Infrastructure ................................................................... 35 2.3.2 Public Transport .................................................................. 12 5.4 Public Transport Infrastructure ................................................... 35 2.3.3 Freight ................................................................................. 12 5.5 Social Services ........................................................................... 35 2.4 Economic Context ...................................................................... 14 6 CONCLUSION ............................................................................... 35 2.5 Population Distribution ................................................................ 14 2.6 Infrastructure .............................................................................. 17 2.6.1 Water .................................................................................. 17 2.6.2 Sanitation ............................................................................ 17 2.6.3 Electricity ............................................................................. 18 2.6.4 Solid Waste Disposal........................................................... 18 2.7 Natural Environment ................................................................... 19 2.7.1 Geotechnical Conditions ...................................................... 19 2.7.2 Environmental Sensitivity .................................................... 19 Mbombela Northern Growth Area Page 1 LIST OF FIGURES Figure 1: Layout: Fresh Produce Market .................................................. 8 Figure 2: Mpumalanga University Layout Plan ......................................... 9 Figure 3: Proposed Boschrand Heigts Development ................................ 9 Figure 4: Extract: Water Master Plan Oct 2014 ...................................... 17 Figure 5: Extract: Master Plan Sewer System Oct 2014 ......................... 18 Figure 6: Land Use Budget: Areas ......................................................... 33 Figure 7: Potential University Node ........................................................ 34 LIST OF TABLES Table 1: Precinct Planning Methodology ................................................. 3 Table 2: GDP ........................................................................................ 14 Table 3: Employment ............................................................................ 14 Table 4: Ecosystem Area Classification ................................................ 20 Table 5: Proposed Zoning..................................................................... 31 Table 6: Land Use Management ........................................................... 32 Table 7: Land Use Budget .................................................................... 33 Table 8: Population Estimate ................................................................ 33 Table 9: Social Facilities ....................................................................... 34 Table 10: Implementation: Social Facilities ......................................... 35 Mbombela Northern Growth Area Page 2 1 INTRODUCTION 1.1 Background Task Steps Deliverable Following the approval of the Mbombela Spatial Development Framework Analyse Key Identify main opportunities Status Quo Report in 2012, a need has been identified to do more detailed precinct planning Informants and constraints for certain key nodes and growth areas. This is necessary to put in place Identify local environmental, guidance for land use management, and also set development parameters social and economic needs to guide services and roads planning. Identify land use planning, policy and ownership The area north of Nelspruit CBD and the Riverview node is currently limitations experiencing development pressure and include two major development Identify Structuring Identify main public Movement Framework Elements transport interventions projects, i.e. the Mpumalanga University and Fresh Produce Market. It was Identify interchange zones as such deemed necessary to prepare a precinct plan for the area. Clarify movement routes Confirm pedestrian connections 1.2 Study Area Identify transport infrastructure The study area consists of the undeveloped / partially developed area north Identify and Local Identify conceptual land use Land Use Framework of Riverside, the two special project sites (University and Market), as well Land Use zones as areas for potential residential development to the south east of the Components Consider housing typologies University. and densities Identify / local land uses The study area is indicated on the map overleaf, consisting of the growth Develop Design Develop design guidelines Design Guidelines Guidelines and specifications area, special projects and surrounding context. Urban Management Identify key urban Urban Management management areas and Guidelines issues Support & Approval Stakeholder comments Approved Precinct 1.3 Methodology Municipal approval Plan processes The overall methodology to be followed in the preparation of the precinct Table 1: Precinct Planning Methodology plan is the following: Mbombela Northern Growth Area Page 3 Mbombela Northern Growth Area Page 4 2 STATUS QUO ASSESSMENT 2.1 Planning and Regulatory Environment 2.1.1 Spatial Development Framework 2.1.2 Land Ownership The Mbombela SDF (2012) provides for development growth in a northerly Land ownership in the area is a mix of public and private ownership. The direction, north of Riverside Park. It also sets an urban edge, which will University site and a few other land areas near the University are in public have to be considered in view of especially the Market development. ownership, while the remainder of the study area is predominantly in private ownership. The University Site is located to the north east of Riverside Park. The University site is designated for educational purposes in terms of the SDF, The ownership distribution in the study area is shown on the second map in line with proposals to upgrade the existing college to become a fully- overleaf. fledge university campus. Residential accommodation for students will have to be considered in terms of the precinct plan The area designated for the Fresh Produce Market is not located within the 2.1.3 Zoning proposed urban edge, and this specific development is not indicated. This will have to be corrected in terms of the precinct plan. Undeveloped land are currently still zoned for agricultural purposes. New zoning will be assigned to relevant farm portions in terms of formal
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