PRIMROSE PRECINCT DRAFT PRECINCT PLAN
1 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN PREPARED FOR: PREPARED BY:
Metropolitan Spatial Planning Division The Main Change, 28 Devonshire Avenue, City Planning Department 20 Kruger Street (Cnr. Main), Glenwood, Ekurhuleni Metropolitan Municipality Maboneng, 2001 Durban Ground Floor, Markem Building Johannesburg 4001 10 Margaret Ave Kempton Park Tel: +27 (0)11 592-0510/ 0511 Tel: +27 (0)31 202 - 9550 Fax: +27 (0)86 566-0003 Fax: +27 (0)31 202 - 9551 Tel: +27 (0)11 999-4934 Email: [email protected] Email: [email protected] Email: [email protected] www.iyer.co.za www.iyer.co.za
2 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN 00 DOCUMENT QUALITY CONTROL
PROJECT / DOCUMENT DETAILS PROJECT NAME / TITLE PRIMROSE PRECINCT PLAN REPORT TITLE DRAFT PRECINCT PLAN PHASE OF PROJECT PROCESS PHASE 4 DOCUMENT DATE 13/02/2017 DOCUMENT REVISION NO. 00 CLIENT EKURHULENI MUNICIPALITY CLIENT REPRESENTATIVE Mr Martin Bekker / Ms Lebo Radebe AUTHORS DETAIL COMPANY IYER ROLE IN PROJECT SIGNATURE / INITIALS OF PRINCIPLES ADDRESS AND CONTACT DETAILS 28 DEVONSHIRE GLENWOOD DURBAN 4001
P.O. BOX 17390 4013 T +27 31 202 9550 F +27 31 202 9551 PREPARED BY REBEKAH VARATHAN Author, Planning Technologist
ORIG. DATE PREP. JANUARY 2017 ASSISTED BY
CHECKED BY KAMALEN GOUNDEN Project Director, Planning Lead DATE CHECKED APPROVED BY NATHAN IYER Programme Director, Planning Lead DATE APPROVED
DOCUMENT ISSUE / REVISION RECORD DOC REV No. ISSUED TO DATE OF ISSUE ISSUED BY
Mr Martin Bekker/ Ms Lebo Radebe 13/02/2017 IYER 00
3 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN 00 TABLE OF CONTENTS
SECTION A - INTRODUCTION & BACKGROUND 6.3 Quality Urbanism - Land Ownership 54 Introduction 8 Intent And Structure Of Report 9 7.0 SOCIAL INCLUSIVITY 55 Purpose Of Report & Project 10 7.1 Demographic Infographic 56 Structure Of The Report 11 7.2 Social Inclusivity - Population With No Schooling 57 7.3 Social Inclusivity - Education 58 SECTION B - CONTEXT 7.4 Social Inclusivity - Access To Emergency Services 59 Policy Context - SPLUMA 13 7.5 Social Inclusivity - Access To Health Services 60 Policy Context - MSDF 14 Policy Context - RSDF 15 8.0 SUSTAINABLE SERVICES 61 Key Professional Studies 16-17 8.1 Sustainable Services - Water Infrastructure Capacity 62 Development Proposals : Site Context 18 8.3 Sustainable Services - Sewer Infrastructure Capacity 63 Development Proposals: Germiston Extension 48 19 Development Proposals: Germiston Extension 47 20 SECTION D - DEVELOPMENT PERSPECTIVE Development Proposals: Primrose Extension 20 21 9.1 Synopsis - Lynch Analysis 65 Development Proposals: Germiston Extension 40 22 SECTION E -CONCEPTUAL VISION SECTION C - SITUATIONAL ANALYSIS 10.1 Introduction 67 1.0 Site Overview - Study Area 24 10.2 Concept Vision And Position 68 1.1 Site Overview - Photographic Assessment 25 - 28 10.3 Unpacking The Key Strategies - Philosophical Movement 69 - 71 1.2 Site Overview - Waters Edge Estate 27 10.3 Summary Of Strategies - Strategy 1-9 72 - 74 1.3 Site Overview - Stakeholder Engagement 30 10.3 Alternative Layout To Ext 40 75 Position Statement: Sustainable Urbanism 31-33 10.3 Conceptual Vision 76
2.0 GLOBAL CONNECTIVITY SECTION F - DEVELOPMENT FRAMEWORK 2.1 Global Connectivity - Regional Movement 34 11.1 Develop Movement Structure 78 2.2 Global Connectivity - Internet Access 35 11.2 High Street & Economic Opportunities 79 11.3 Residential Densification 80 3.0 GREEN SYSTEMS 36 11.4 Improving The Public Realm 81 3.1 Green Systems - GPEMF 37 11.5 Develop A Medical Precinct 82 3.2 Green Systems - Bioregional Plan 38 11.6 Optimise Land For Recreational Opportunities 83 3.3 Green Systems - Sensitive Zones 39 11.7 Future Residential Densification & Town Centre Expansion 84 3.4 Green Systems - Biodiversity Open Space System 40 11.8 Overall Development Framework 85 3.5 Green Systems - Active And Passive Open Spaces 41 3.6 Green Systems - Mining 42 SECTION G - IMPLEMENTATION FRAMEWORK 12.1 Introduction 87 4.0 SUSTAINABLE TRANSPORT 43 12.2 Implementing Phase 1 89-94 4.1 Sustainable Transport - Existing 44 12.3 Implementing Phase 2 95-102 4.2 Sustainable Transport - Future 45 SECTION H - CONCLUSION 5.0 PRODUCTIVE SYSTEMS 46 3.1 Conclusion 111 5.1 Productive Systems - Land Use 47 5.2 Productive Systems - Formal Economic Land Use 48 5.3 Productive Systems - Employed Workforce 49 5.4 Productive Systems - Spatial Economic Assessment 50
6.0 QUALITY URBANISM 51 6.1 Quality Urbanism - Zoning 52 6.2 Quality Urbanism - Land Value 53
4 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN 00 LIST OF FIGURES
Figure 1.1: Regional Location 8 Figure 3.35: Land Use 47 Figure 7.8: 3D View 2 - Phase 1 94 Figure 1.2: Primrose Within CCA 9 Figure 3.36: Formal Economic Land Use 48 Figure 7.9: Phase 2 95 Figure 1.3: Report Structure 11 Figure 3.37: Employed Workforce 49 Figure 7.10: Movement 96 Figure 2.1: SPLUMA 13 Figure 3.38: Quality Urbanism 50 Figure 7.11: Ownership 97 Figure 2.2: MSDF 14 Figure 3.39: Zoning 52 Figure 7.12: Erven 97 Figure 2.3: RSDF 15 Figure 3.40: Land Value 53 Figure 7.13: Built Form 98 Figure 2.4: Human Settlements Subject Properties 16 Figure 3.41: Land Ownership 54 Figure 7.14: Public Space 99 Figure 2.5: Mining Belt Development Potential 17 Figure 3.42: Social Inclusivity 55 Figure 7.15 Overall Vision 100 Figure 2.6: Site Context 18 Figure 3.43: Demographic Infographic 56 Figure 7.16: 3D View 1 - Phase 2 101 Figure 2.7: Germiston Extension 48 19 Figure 3.44 Population With No Schooling 57 Figure 7.17: 3D View 2 - Phase 2 102 Figure 2.8: Germiston Extension 47 20 Figure 3.45: Education 58 Figure 8.1: Overall Development Framework 111 Figure 2.9: Primrose Extension 20 21 Figure 3.46: Emergency Services 59 Figure 2.10: Germiston Extension 40 22 Figure 3.47: Health Facilities 60 Figure 3.1: Site Context 24 Figure 3.48: Sustainable Services 61 Figure 3.2: Landmarks And Gateways 25 Figure 3.48: Water Infrastructure 62 Figure 3.3: Landmarks 25 Figure 3.50: Sewer Infrastructure 63 Figure 3.4: Gateways 25 Figure 4.1: Lynch Analysis 65 Figure 3.5: Public Buildings And Streetscape 26 Figure 5.1: Charette Pictures 67 Figure 3.6: Public Buildings 26 Figure 5.2: Charette Concept 68 Figure 3.7: Streetscape 26 Figure 5.3: Retain Status Quo- Gautrans Option 69 Figure 3.8: Informal Trade And Urban Decay 26 Figure 5.4: Shamrock Road 70 Figure 3.9: Informal Trade 27 Figure 5.5: Section Of Shamrock Rd 70 Figure 3.10: Urban Decay 27 Figure 5.6: Diversion Of Routes 71 Figure 3.11: Informal Settlements 28 Figure 5.7: Movement Intent 72 Figure 3.12: Informal Settlements Pictures 28 Figure 5.8: High Street Precedent 72 Figure 3.13: Site Pictures 28 Figure 5.9: Typical Section 73 Figure 3.14: Waters Edge Estate 29 Figure 5.10: Hospital Precedent 73 Figure 3.15: Waters Edge Estate Site Pictures 29 Figure 5.11: Sketches 73 Figure 3.16: Stakeholder Engagement 30 Figure 5.12: Facility Cluster 74 Figure 3.17: Sustainable Cities Diagram 31 Figure 5.13:Alternate Proposal 75 Figure 3.18: Global Connectivity 33 Figure 5.14: Conceptual Vision 76 Figure 3.19: Regional Movement System 34 Figure 6.1: Movement Framework 78 Figure 3.20: Internet Access 35 Figure 6.2: Hub Precedent 79 Figure 3.21: Green Systems 36 Figure 6.3: High Street 79 Figure 3.22: GPEMF 37 Figure 6.4: Residential Densification 80 Figure 3.23: GPEMF Primrose 37 Figure 6.5: Public Realm 80 Figure 3.24: Bioregional Plan 38 Figure 6.6: Hospital Precinct 82 Figure 3.25: Bioregional Plan Inset 38 Figure 6.7: Recreational 83 Figure 3.26: C-Plan 39 Figure 6.8: Informal Settlement 84 Figure 3.27: E - Boss 40 Figure 6.9: Development Framework 85 Figure 3.28: Access To Open Spaces 41 Figure 7.1: Phase 1 88 Figure 3.29: Mining Belt Study 42 Figure 7.2: Typologies 89 Figure 3.30: Mining Constraints 42 Figure 7.3: Sections 90 Figure 3.31: Sustainable Transport 43 Figure 7.4: Paving 91 Figure 3.32: Existing Local Connectivity 44 Figure 7.5: Rietfontein Rd 91 Figure 3.33: Future Local Connectivity 45 Figure 7.6: High Street Intent 92 Figure 3.34: Productive Systems 46 Figure 7.7: 3D View 1 - Phase 1 93 5 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN 00 LIST OF ACRONYMS
EMM Ekurhuleni Metropolitan Municipality CCA Customer Care Areas C-PLAN Conservation Plan CBA Critical Biodiversity Area CCA Customer Care Areas GDARD Gauteng Department Of Agriculture And Rural Development E-BOSS Environmental Biodiversity Open Space System FAR Floor Area Ratio GIS Geographic Information System HA Hectares ICT Information And Communications Technology IRPTN Integrated Rapid Public Transport MSDF Metropolitan Spatial Development Framework NMT Non-Motorised Transport NUSP National Upgrading Support Programme PT Public Transport RSDF Regional Spatial Development Framework SAPS South African Police Services SDF Spatial Development Framework SLP Sustainable Livelihood Programmes SPLUMA Spatial Planning And Land Use Management Act STATS SA Statistics South Africa
6 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION INTRODUCTION &A BACKGROUND
7 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN A INTRODUCTION & BACKGROUND INTRODUCTION
When considering the dynamic and fast paced nature of modern cities, the need for ensuring integrated and well co-ordinated development within city environments has never been so imperative. The ever increasing challenges associated with urbanization and climate change, for example, pose an immense demand for well thought out and researched planning and development proposals today, in order to ensure the success of cities in the future.
Acknowledging this reality and the role that good urban design can play in ensuring functional and well performing urban environments, the Ekurhuleni Metropolitan Municipality (EMM) has embarked on an exercise to prepare Precinct Development Plans for several key areas within the Municipality.
An underlying aim behind this was: 1. To prepare a formal spatial policy document that can guide future PRIMROSE development and capital investment within the study areas as part of the overall “Package of Plans” of the Municipality. 2. To establish a focused framework that can seek to provide an implementation platform for the proposed Urban Design Policy that was being developed concurrently by the Municipality.
IYER was appointed by the Ekurhuleni Metropolitan Municipality (EMM) to provide professional services for the preparation of several Precinct plans as part of this initiative. This report serves as the Draft Precinct Plan Report for one of these precincts, namely the Primrose Precinct.
As reflected in the adjacent map, the EMM comprises 6 regions of which the study area in question (Primrose) is located within region A in the central western portion of the Municipal Area, within the Germiston Customer Care Area (CCA).
FIGURE 1.1 REGIONAL LOCATION Plan reflecting the Regional location of Primrose in the context of the Municipality’s CCA.
8 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN A INTRODUCTION & BACKGROUND INTENT & STRUCTURE OF THE REPORT
As the regional location map has highlighted, the Primrose study area is located within the Germiston CCA in the western edge of the Municipality covering an approximate area of 615 Hectares (Ha). Johannesburg was shaped through its rich mining heritage which had a bearing on Primrose.Primrose formed as a spatial extension of Germiston. More specifically, the Primrose precinct formed due to the east-west mining development within Gauteng, in addition to this the first major infrastructure which connected the mining settlements are found within Primrose i.e. Main Reef Road and the railway. Primrose realised from this.
Currently Primrose serves as a residential town with a linear strip of economic activity along Rietfontein Road. Primrose was a thriving node which faced rapid degeneration over the years. A key factor influencing the need for a precinct plan for Primrose is the dilapidation of the residential units and the increase in urban decay. This is addressed in detail under the Conceptual Vision section of the report.
The study area has two distinct districts which are clearly differentiated above and below Pretoria Road. To the north of Pretoria Road a dominance of single residential units are present whereas, below Pretoria Road, informal settlements are densely compacted within Simmer and Jack Gold Mine and Rose Acres.
Primrose is situated to the north of Germiston, serving as a link between Germiston, the northern national roads, industrial areas of Elandsfontein and Befordview. Primrose itself has a strong road network. Running north-south through the middle of the study area is Shamrock Road, serving as a local high-street. Main Reef Road is located at the south of the study area serving as an east-west connector. Pretoria Road is a main arterial route serving as a connector which separates the study area into formal and informal residential settlements. Within the formal residential structure of Primrose, linear east-west linkages are present with short north-south linkages creating an internal grid iron pattern movement network.
Three development proposals fall within the Primrose Precinct which are predominantly residential. These are Germiston Extension 47 and 48 as well as Primrose extension 20, respectively located along Pretoria Road and Main Reef Road. FIGURE 1.2: PRIMROSE WITHIN CCA Plan reflecting Primrose within the CCA and the major road networks
9 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN A INTRODUCTION & BACKGROUND PURPOSE OF REPORT & PROJECT
This report serves as the Status Quo and Conceptual Vision Report of the The final plan or framework will, however, seek to provide the following Primrose precinct and forms part of the process of developing a precinct for the Primrose Area: development plan for the area. 1. A Land Use Framework, reflecting basic package of broad uses The Status Quo and Conceptual Vision Report is aimed at assessing the and activities - this should serve as an addendum/overlay to the current state of the study area and any proposed developments with existing Town Planning Scheme clauses for the precinct, and • TO ANALYSE THE CURRENT SITUATION WITHIN THE and around it, so as to identify any existing and emerging key Strengths, should identify the range of land uses and activities that would be Weaknesses, Opportunities and Threats of the area. The findings of the supported for the precinct. IDENTIFIED SITE IN TERMS OF LAND USE, ECONOMIC status quo and strategic assessment thus serve as the basis upon which 2. Additional Development Guidelines, indicating FAR proposals, ACTIVITY, SOCIO-ECONOMIC ACTIVITY, HOUSING, well thought out proposals for the precinct development plan and visions building heights, etc. ENVIRONMENTAL MATTERS AND TRANSPORTATION. may be made for the area. 3. A Proposed Subdivision Plan (where applicable), including the • TO DEVELOP STRATEGIES FOR REDEVELOPMENT. delineation of relevant public and related servitude areas. Various aspects of the site and its context such as the Ecological, 4. Consolidation Guidelines, where applicable. • TO DEVELOP A DEVELOPMENT FRAMEWORK PLAN Transportation, Socio Economic perspective and other spatial aspects 5. A Movement & Circulation Framework, specifying different FOR SPATIAL TRANSFORMATION OF THE PRIMROSE are assessed as part of the Status Quo and Conceptual Vision Report. types of access and movement routes, Non-Motorised Transport PRECINCT. In order to obtain a firm foundation upon which a range of interventions (NMT) routes & facilities, traffic calming measures, parking aimed towards improving the Precinct’s performance may be developed. accommodation, etc. 6. Urban Form Guidelines, reflecting building envelope areas,desired The intent in the preparation of the Precinct Plan for Primrose, is to building frontage lines, and areas requiring specific architectural firstly prepare a formal spatial policy document that can guide future response. development and capital investment within the Precinct as part of the overall Municipal “Package of Plans”.
Secondly as part of the process of preparing the Precinct Plan, the intention is to also develop a focused framework that can provide an implementation platform for the proposed Urban Design Policy being developed concurrently by the Municipality. Ultimately, the Precinct Plan is intended to define the desired development direction of the precinct area, and recommend a range of projects, either public, private or both within the Primrose Precinct.
The Precinct Planning process envisaged for the current project is viewed as an ongoing process of local area collaboration and planning, rather than merely a series of independent products.
10 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN A INTRODUCTION & BACKGROUND STRUCTURE OF THE REPORT
The adjacent graphic reflects a summary of the overall structure of this report. As the opening section of the report, Section A provides an SECTION A overall introduction and background to both the project and study area INTRODUCTION & BACKGROUND in question.
Section B goes on to present a contextual assessment of the study area, specifically looking at the Policy context, key development proposals, SECTION B namely Germiston Extension 47 & 48 and Primrose Extension 20 as well CONTEXTUAL ASSESSMENT as any professional studies conducted on the area so as to identify any possible impact or influence they might have on the Primrose precinct.
Section C constitutes the bulk component of this report as it provides SECTION C the analysis of the Study Area in line with the key Sustainable Cities SITUATIONAL ANALYSIS principles that are largely underpinned by the Sustainable Urbanism school of thought. These principles have been devised by Iyer as a strategic assessment tool that is also based on criteria extracted from best practices in Urban Planning and Design with a focus on the South SECTION D African context. DEVELOPMENT PERSPECTIVE
Section D provides a development perspective for Primrose, based on an overall synopsis of findings of the strategic assessment. Key strengths, weaknesses, threats and opportunities are presented in the form of a SECTION E lynch analysis as the basis upon which a conceptual vision and strategy CONCEPTUAL VISION for the precinct may be developed.
Section E serves as the section in which the Conceptual Vision and SECTION F Strategy is presented for the Primrose Precinct. DEVELOPMENT FRAMEWORK Section F builds on the conceptual vision , by breaking down the vision into various components and illustrates this in the form of a model. SECTION G Section G is the implementation framework which identifies the catalytic projects for the precinct and breaks them further into project phases. IMPLEMENTATION
Lastly, section H presents a motivation for the development framework and a concluding statement. SECTION H FIGURE 1.3: REPORT STRUCTURE CONCLUSION Graphic illustrating report structure
11 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION CONTEXTUAL ASSESSMENTB
12 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXTUAL ASSESSMENT POLICY CONTEXT: SPLUMA
The Precinct Plan for Primrose is informed by a range of spatial GOOD ADMINISTRATION policy informants, at different levels. Key amongst these are the policy All spheres of government must ensure an integrated approach to land principles contained in the recently promulgated Spatial Planning and use and land development and all departments must provide their sector Land Use Act 16 of 2013 (SPLUMA), which also provides the legislative inputs and adhere to the prescribed requirements during the preparation backing to the current initiative. or amendment of SDFs. This principle is the fulcrum of this framework largely because the implementation of the spatial planning vision and The five founding principles as set out in Section 7 (a) to (e) of SPLUMA objectives is not only highly dependent upon a strong coordinating role that apply throughout the country and to all SDFs covered in these of central government but is also predicated upon good governance Guidelines (including Precinct Plans) are: mechanisms, incorporating meaningful consultations and coordination with a view to achieving the desired outcomes across the various SPATIAL JUSTICE planning spheres and domains. Past spatial and other development imbalances must be redressed through improved access to and use of land by disadvantaged In addition to adhering to these broader principles, the Precinct Plan communities and persons. for Primrose should take policy guidance from existing Metropolitan and Regional Planning Frameworks (MSDF and RSDF) that exist for the area. SPATIAL SUSTAINABILITY It should be stressed, however, that these levels of framework planning Spatial planning and land use management systems must promote the do not necessarily provide strategic guidance to the Precinct itself, but principles of socio-economic and environmental sustainability through; rather a broader context around which the concept for the Precinct Plan encouraging the protection of prime and unique agricultural and; could be developed. promoting land development in locations that are sustainable and limit urban sprawl; consider all current and future costs to all parties involved FIGURE 2.1: SPLUMA INFOGRAPHIC in the provision of infrastructure and social services so as to ensure the Graphic highlighting the SPLUMA principles creation of viable communities.
EFFICIENCY Land development must optimize the use of existing resources and the accompanying infrastructure, while development application procedures and timeframes must be efficient and streamlined in order to promote growth and employment.
SPATIAL RESILIENCE Securing communities and livelihoods from spatial dimensions of socioeconomic and environmental shocks through mitigation and adaptability that is accommodated by flexibility in spatial plans, policies and land use management systems.
13 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXTUAL ASSESSMENT POLICY CONTEXT: MSDF
In order to obtain an overview of the land use intentions for the study known as Region A of Ekurhuleni. Whereby the airport (as core to an Primrose has the opportunity of capitalizing on its close proximity to area, it is necessary to first consider the Municipal Spatial emerging Aerotropolis), is also within this region. This will have a level of Germiston. Development Framework (MSDF) for Ekurhuleni. The plan below depicts influence on development within the study area. Primrose thus has the the broad land use intentions for Primrose and surrounding areas. opportunity of providing key supporting services for the Aerotropolis.
The recently approved MSDF (2015) for the City of Ekurhuleni A primary node, Germiston, lies to the south and in close proximity emphasizes the role of the Primrose precinct as an urban development to Primrose, which acts as a catalyst for growth within Primrose. and mixed use precinct. The Primrose precinct is a part of what is Industrial uses also infiltrate the study area from the north and south.
FIGURE 2.2: EMM : MSDF Graphic highlighting the MSDF
14 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXTUAL ASSESSMENT POLICY CONTEXT: RSDF
The Primrose Study Area falls within Region A of EMM.
The development of Regional Spatial Development Framework (RSDFs) is to empower the EMM to transform the vision of the metropolitan municipality into reality.
The RSDF (2015) identifies strong general mixed Use to the south of the Study Area, the core having activity node mixed use bordered by high density residential and low density residential to the extreme north of the study area.
FIGURE 2.3: REGION A RSDF Graphic highlighting the
15 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXTUAL ASSESSMENT KEY PROFESSIONAL STUDIES
This section of the report unpacks the key professional studies in the 3. PRIMROSE EAST DEVELOPMENT PLAN 5. HUMAN SETTLEMENTS DEPARTMENT - ASSESSMENT OF THE area which either have a direct or indirect impact on Primrose. DEVELOPABILITY OF LAND IN THE EKURHULENI MINING BELT The Primrose East development plan was conducted in 2000 by “The 2014 1. PRIMROSE CORRIDOR STUDY African Planning Partnership” and is currently active. The purpose of this study was to develop a vision for the area and provide future land Due to the excessive housing backlog within EMM, the Human The Primrose corridor study was conducted in 1996 by “Urban use management. Settlements Departments has embarked in finding suitable land within Dynamics Town and Regional Planners” and is currently active. The The objectives of the plan are as follows: the mining belt region to meet the demand for this housing. The main objectives of the study are as follows: • To determine the problems and development issues within the area municipality has appointed Metroprojects to conduct an analysis on • Restructure the urban and economic development along • To compile a land use management plan for the area various mine parcels within the mining belt to determine the potential Rietfontein Road • To formulate a vision for the area which will stabilize the area for surface land development. A key region within this study area is • To improve accessibility and sustain the historic and economic • To be community driven the Primrose Precinct. The plan below depicts the potential subject activities within the area • To consider issues such as urban renewal, densification and properties, derived from the shapefile named : “subject properties” from • To revitalize the area and provide urban renewal transportation the Mining Belt Study. The properties are currently privately owned. • To increase growth in the area through increased economic • To formulate of action plans for implementation The southern region of the Primrose precinct has been identified as land linkages The above plan utilised an excellent approach of participatory planning to be developed whether for residential uses or for economic uses in • To create opportunities for new developments and attract people to by including the community in providing their concerns and desires. terms of the findings of the study. invest and locate in the area. The study area falls outside the study area of the current Primrose Precinct Strategic Assessment and therefore does not have a direct The above study has identified correct objectives that were fitting for bearing on this report, however the objectives and strategies can be 1996 and to this current day. It is evident however that the study was used to guide the strategies of Primrose and allow for the alignment of not successful in realizing its objectives as the study area has increased land uses. in urban decay and degeneration, it has also been unsuccessful in attracting investment and people to the area. Therefore this study has little to no bearing on this study but can be used to inform new strategies 4. DEPARTMENT OF HUMAN SETTLEMENTS - NATIONAL UPGRADING SUPPORT and objectives for the Primrose Study Area. PROGRAMME (NUSP) - AURECON
The National Department of Human Settlements has appointed Aurecon 2. INFRASTRUCTURE AND COMMUNITY SERVICES BACKLOG STUDY to provide Participatory Based Planning Support for informal settlement REPORT upgrading in Ekurhuleni Metropolitan Municipality. Through this National Upgrading Support Programme (NUSP) project, this project aims to This backlog study quantifies the need for infrastructure creation, provide technical assistance in developing settlement level analysis and operations and maintenance, upgrading, renewal and disposal from Upgrading Plans, and Sustainable Livelihood Programmes (SLP) for 01 July 2015 through to 30 June 2030 for all infrastructure and 33 informal settlements. One of the 33 identified settlements is Rose community services currently delivered by the Ekurhuleni Metropolitan Acres located to the east of the precinct. AURECON is currently in the Municipality. Assessment and Categorisation phase.
Although the report is informative it does not directly refer to the Although an informal settlement is located to the west of Primrose it has Primrose Precinct and therefore can not be taken into consideration. not been considered under the NUSP.
FIGURE 2.4: HUMAN SETTLEMENTS SUBJECT PROPERTIES Plan illustrating subject properties for analysis
16 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXTUAL ASSESSMENT KEY PROFESSIONAL STUDIES 6. MINING BELT ASSESSMENT - IYER (2016)
The Mining Belt Study, recently undertaken by Iyer, concluded with a development potential plan based on a multi criteria analysis that factored opportunities and constraints. A portion of the Mining Belt Study area covers the Primrose Study Area. The outcome of the Mining Belt Study revealed key development insights for the Primrose area. The analysis identified the highest potential for a corridor type of development along Johann Rissik road extending to the interchange of Pretoria Road.
The map further radiates potential, although to a lesser degree, from the interchange of Main Reef Road and Johann Rissik Road dissipating towards the western periphery of the Primrose Study Area.
PRIMROSE
FIGURE 2.5 : MINING BELT DEVELOPMENT POTENTIAL Plan illustrating Primrose’s location within mining belt.
17 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXT DEVELOPMENT PROPOSALS: SITE CONTEXT
The adjacent plan depicts development proposals within the Primrose Precinct. There is a great need for residential opportunities within Primrose due to the staggering amount of informal settlements located in close proximity to the Town Centre. Primrose Extension 20, Germiston Extension 47 and 48 are predominantly residential proposals. Germiston Extension 40 is an industrial and business proposal. The developments provides for an array of uses within Primrose. A detailed study is required to determine the exact number of informal settlements within Primrose and whether PRIMROSE EXTENSION these residential developments cater for all people located within the informal settlements. The above proposals lie below Main Reef Road/ Pretoria Road in the less formal residential area and former shallow undermining areas.
These development proposals will be individually assessed in detail within this section of the report.
GERMISTON EXTENSION 47 GERMISTON EXTENSION 40
GERMISTON EXTENSION 48
FIGURE 2.6: SITE CONTEXT Development proposals within Primrose.
18 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXT DEVELOPMENT PROPOSALS: GERMISTON EXTENSION 48
The Human Settlements Department of EMM has an objective to provide 4230 housing units for the settlement of Makause. In order to do this, Germiston Extension 47 and 48 have been proposed. Large portions of the sites have mining constraints therefore encouraging the concept of densification.
These developments follow the following principles: • Suitable land uses in relation to the area, • User friendly urban environment, PRIMROSE EXTENSION • Residential units close to boulevards • The careful positioning of residential blocks, and • Appropriate Landscaping.
It is proposed that a gross density of 187 units per hectare will be needed to provide for the 4230 units. The gross densities achieved for single storey detached unit subsidized housing is 25units/ha and for double storey row housing (4 units) is 88 units/ha and 188 units/ha for 6 units.
Germiston Extension 48 is located on vacant land in the southern portion of the Primrose precinct. Extension 48 will aim to achieve 1824 housings units. The proposal will contain Type A and B housing typologies, as well as a crèche, church and business opportunities.
Type A and B are four storey residential block units, the typologies are : • Type A: 32 - 45m2 two bedroom units. • Type B: 16 - 24m2 bachelor units. • Type B: 16 - 45m2 two bedroom units.
FIGURE 2.7: GERMISTON EXTENSION 48 Layout of Germiston Extension 48
19 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXT DEVELOPMENT PROPOSALS: GERMISTON EXTENSION 47
As previously mentioned the EMM wishes to formalize the informal settlement of Makause and in doing so has identified Germiston Extension 47 and 48 housing projects. These developments will follow the principles of Breaking New Ground. Extension 47 will set out to complete 1504 residential units in its entirety. Extension 47 is within Rose Acres and is bordered by Pretoria Road. This development will also contain a crèche as well as a taxi rank, community hall, will foster business opportunity and provide for action soccer facilities. Residential units will comprise the same housing typology as Germiston Extension 48.
FIGURE 2.8: GERMISTON EXTENSION 47 Layout of Germiston Extension 47
20 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXT DEVELOPMENT PROPOSALS: PRIMROSE EXTENSION 20
Primrose Extension 20 is located on the eastern edge of the Primrose precinct. The proposed development will include an array of different housing typologies which will ultimately result in 1630 units and which also includes business and educational facilities. A number of open spaces are further proposed for the development with the intention of providing the residents with access to open space. The proposed road network links to the existing road network and will allow for connectivity, access and walkability within and beyond the area. Bordering the development to the west is Germiston Extension 47, which ties in with the proposed uses.
In summary, the development proposals of Germiston Extension 47 & 48 and Primrose Extension 20 will ideally achieve the following number of units: • Germiston Extension 47 = 1504 units • Germiston Extension 48 = 1824 units • Primrose Extension 20 = 1630 units • Total Number of Units = 4958 units.
Assuming that each unit caters for 4 people per household, it can be said that the above proposals will cater for 19 832 people.
FIGURE 2.9: PRIMROSE EXTENSION 20 Layout of Primrose Extension 20
21 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN B: CONTEXT DEVELOPMENT PROPOSALS: GERMISTON EXTENSION 40
The adjacent plan denotes the development proposal of Germiston Extension 40. This proposal is approximately 31 Hectares and is made up of 36 Erven of this 32 Erven are allocated to industrial uses , one Erf for business use and the rest for access control and access.
Germiston Extension 40 is located directly below Germiston Extension 47. The proposed uses of Germiston Extension 40 are in conflict with the residential uses proposed in close proximity (Germiston Extension 47). Due to this the residents from the informal settlements of Makause are opposing the development of Extension 40. The residents feel that is far greater need for formal housing in the area than industrial. The development has been submitted to the Development Tribunal for consideration and approval.
Due to the status being unapproved at present, the preferred conceptual plan does not take this development into consideration however an alternative layout has been prepared should the development be approved and is indicated at the end of Section E.
FIGURE 2.10: GERMISTON EXTENSION 40 Layout of Germiston Extension 47
22 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION SITUATIONAL ANALYSISC
23 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.0 SITE OVERVIEW - STUDY AREA
The adjacent plan denotes a broad contextual analysis of the Primrose 1. PROPOSED DEVELOPMENTS Precinct. • Primrose lies between Bedfordview and Germiston. Within 2. WATERS EDGE ESTATE BEDFORDVIEW Primrose are two large informal settlements, these are the Makause 3. INDUSTRIAL NODE 4 settlement and a settlement within Simmer and Jack Gold Mine 4. MEDICAL NODE SHAMROCK RD (Number 6). Old Main Reef /Pretoria Rd allow for Primrose to 5. CIVIC/SOCIAL FACILITIES be divided into two distinct characters, that is formal residential settlement and informal. CLUSTER • Within Primrose is a beautiful lake contained within the Waters 6.INFORMAL SETTLEMENTS Edge Estate (Number 2), this is private property and access to the lake is only provided to those within the estate. This will be looked at in detail under section 1.2 of this document. • Located on the south-eastern portion of the Precinct is an industrial zone (Number 3).Located on the extreme north-east of Primrose is a medical node, this comprises the Elizabeth Arden institute and the Life Rose acres Clinic (Number 3). • Along Pretoria Road is a civic/social facilities cluster this comprises 5 a clinic, public pool and fire-station (Number 5). • To the extreme north-east is a medical node this comprises the Life 1 Roseacres Clinic and the Elizabeth Arden Institution (Number 4). • The proposed developments for Primrose are depicted on the 2 adjacent plan (Number 1), this covers the south-eastern portion 6 of the Study Area and will drastically change the urban fabric of Primrose. The three residential developments, Germiston Extension 47 and 48 and Primrose Extension 20 are either approved or in the process of being approved and will therefore be considered further 3 on in the status quo analysis, however Germiston Extension 20 will not as the project is submitted to the Development Tribunal and the outcome is unknown. 6 1
MAIN REEF ROAD FIGURE 3.1 SITE CONTEXT Plan indicating site characteristics of Primrose. GERMISTON
24 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.1 SITE OVERVIEW - PHOTOGRAPHIC SITE ASSESSMENT
In order for one to understand the context and insights of Primrose it is 2 vital to carry out a site analysis. This analysis focuses on the urban fabric 1 3 4 and key issues relating to Primrose as seen from ground level.
The site analysis conducted for Primrose focused on the following criteria: • Focal Points and landmarks • Informal Trade • Public Buildings • Gateways • Urban Decay • Streetscapes and Views FIGURE 3.3: LANDMARKS • Quarry and Natural Features Pictures 1 - 4 illustrating the identified landmarks LANDMARKS • Informal Settlements and within Primrose • Historical Buildings.
The adjacent plan highlights the landmarks and gateways identified. It must be noted the numbers on the below map is indicative of the vicinity in which pictures were taken and not a precise location.
1 2
2 1
2 4 3 4
1
3 GATEWAYS 3
FIGURE 3.4: GATEWAYS FIGURE 3.2: LANDMARKS & GATEWAYS Pictures 1 - 3 illustrating the identified gateways Plan indicating the gateways and landmarks within Primrose
25 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.1 SITE OVERVIEW - PHOTOGRAPHIC SITE ASSESSMENT
This section looks at public buildings and street views within Primrose. Primrose has an array of public institutions such as a clinic, police 1 2 3 station, schools, a refuge center for abandoned babies, churches and a public library. Although Primrose has sufficient public amenities, it is apparent from the adjacent pictures that the clinic precinct needs an upgrade to cater for pedestrians.
Regarding the streetscape within Primrose, this varies and is clearly evident from the pictures. The south of Shamrock Road has lush greenery bordering the road whereas on Rietfontein Road (picture 2) and Beaconfield Road (picture 3) this transitions to little to no trees and 4 unkempt pavements. 5 6
FIGURE 3.6: PUBLIC BUILDINGS Pictures 1 - 6 illustrating public buildings within Primrose PUBLIC BUILDINGS
3
6 4 5
2 1 1 2
3
1 2
3 FIGURE 3.7: STREETSCAPE FIGURE 3.5: PUBLIC BUILDINGS & Pictures 1 - 3 illustrating streetscape within STREETSCAPE STREETSCAPE Primrose Plan indicating the buildings and streetscape.
26 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.1 SITE OVERVIEW - PHOTOGRAPHIC SITE ASSESSMENT
Informal trade is found throughout Primrose, especially along Pretoria Road. The type of informal trade also differs throughout Primrose from a 1 2 3 table on the street to a make shift structure operating as spaza shops.
A pressing issue within the Primrose Precinct is degeneration and urban decay. The pictures at the bottom of the page clearly depict the severity of urban decay within Primrose. Buildings are derelict, vandalized and in some instances, vacant. Rundown facades are visible in many areas of Primrose.
In addition to the above the issue of backyard dwellers has been brought up in stakeholder engagements and was identified during the FIGURE 3.9 : INFORMAL TRADE site reconnaissance. Whilst it is a perceived concern that this condition INFORMAL TRADE is occurring in the Study area, one could assume there is a need for Pictures 1 - 3 illustrating informal trade alternative residential accommodation within Primrose or that the landowners are viewing this as an opportunity supplement their income through rentals. The very nature that these activities are “illegal”, indicates that this is a contravention and an appropriate enforcement needs to take place. 1 2 3
2
5 2 3
6 4 1 4 5 6
1 3
FIGURE 3.8: INFORMAL TRADE & URBAN DECAY FIGURE 3.10 : URBAN DECAY Plan indicating informal trade and urban decay Pictures 1 - 6 illustrating urban decay URBAN DECAY
27 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.1 SITE OVERVIEW - PHOTOGRAPHIC SITE ASSESSMENT
An equally serious and pressing issue within the southern region of Primrose is the huge amount of informal settlements. There are 1 2 3 two respective settlements, Rose Acres, also known as the Makause settlement , and the informal settlement within Jack and Simmer. The Makause settlement has a staggering 5200 households, these households spill onto the adjacent main roads as seen in Picture 2. The development of Primrose Extension 47 and 48 looks at catering formal housing for Makause however currently no developments are underway in dealing with the informal settlements within Simmer and Jack.
Moving away from the south of Primrose the housing typologies become more formal and traditional in the suburban sense. Multi storey buildings are found around Rietfontein Road whereas single storey residential FIGURE 3.12: INFORMAL units are located above Rietfontein Road. Business typologies also differ SETTLEMENTS PICTURES INFORMAL SETTLEMENTS from warehouses to mixed use buildings viewed in Picture 3. Primrose Pictures 1 - 3 illustrating informal settlements also has rich heritage and many attractive historic buildings which can be seen in Pictures 5 and 3.
Lastly, Primrose was a mining town and reminiscence of this is present. Defunct mines lie within the south of Primrose and take up huge tracts of land. Regeneration of this land is vital. 1 2 3
1 4 5 6
2
3
FIGURE 3.11: INFORMAL FIGURE 3.13: SITE PICTURES SETTLEMENTS Pictures of various form, historical buildings and Plan indicating informal settlements. mine dumps. 28 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.2 SITE OVERVIEW - WATERS EDGE ESTATE
A site visit was conducted specifically at Waters Edge Estate due to its position as a central attraction, the following observations were made: • The area is gated with high walls for security purposes. 1 • A great deal of investment has been put into the internal development of the property. • Security is a major concern due to theft and hijacking • There is a lot of potential within the area and it’s highly desirable for public use - family and picnic areas etc, however, considering the 2 points above it presents challenges to consider proposals to open exclusively for public. It seems the owner wishes to retain and control access. • In addition to the above the owner intends to build more townhouses, as well as a convention center. 2 • One of the positives is that the owner wants to contribute positively to the town and if managed appropriately he is willing to consider some proposals for public access. • The owner intends on developing a snorkelling and diving area along the western region of the site. The houses in this area are in a poor state which opens up the opportunity to redevelop and renew. • An initial suggestion was to try opening up visual vistas to Water’s Edge lake. As one is unable to view Waters Edge lake from Rietfontein Road it was suggested that ‘Clear Vu’ fencing be used along Pretoria Road. This will allow for a visual corridor along 3 Pretoria Road. The owner cited security as a possible hindrance FIGURE 3.14: WATERS EDGE ESTATE however, he was amenable to explore this possibility in detail Plan indicating the various activities within the design. estate 7 5 After conducting the site visit it would be ideal to open up Waters Edge Lake to the public, however due to security reasons this may prove challenging. There are other opportunities to explore short/medium term opportunities as well as future potential to explore opportunity within the development for public use and enjoyment. 4
8 6
FIGURE 3.15: WATERS EDGE ESTATE SITE PICTURES Pictures of various activities
29 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 1.3 SITE OVERVIEW - STAKEHOLDER ENGAGEMENT
The adjacent table highlights comments from key stakeholders within Primrose.
The comments highlight the need for a precinct plan within Primrose. Issues of urban decay and crime are pressing issues within Primrose and are stressed by the stakeholders. A key outcome from this engagement is the enthusiasm and willingness of the stakeholders to engage and contribute to the rejuvenation of Primrose to regain its thriving character.
FIGURE 3.16: STAKEHOLDER ENGAGEMENT Tabulation of stakeholder comments
30 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS POSITION STATEMENT: SUSTAINABLE URBANISM
Sustainable Urbanism presents a wider view of sustainability. Whilst embracing the notions of ecological, economic, and social development, Sustainable Urbanism seeks to move toward a more collective view of sustainability. This goes beyond the traditional understanding, with often a focus solely on the un-built, and the fixation with parts of the system, such as green architecture in isolation of other issues impacting on sustainability.
There is a fundamental need to understand the collective impact of city form, its shape, footprint, make-up, and ultimately the performance of places in delivering sustainability. The nature and pattern of cities has a most significant bearing on sustainability. Therefore a much wider set of objectives needs to form part of the sustainable cities debate. There are several factors that are essential to achieving sustainable urbanism, these include:
GLOBAL CONNECTIVITY Global connectivity considers the Municipalities connections to the wider system, in terms of both physical and non-physical connections. Physical connections refer to direct linkages to District, National, Provincial and international influences, whilst the non-physical connects are virtual connections made via Information and Communications Technology (ICT) networks. For a place to be competitive and enjoy economic benefits and standing provincially, nationally and internationally it is required to be well connected in both physical and nonphysical manner.
PRODUCTIVE SYSTEMS Productive systems identify the economic uses which contribute to the productivity of an area. Two primary systems are identified in terms of the Sustainable City; • Economic Production - the production of jobs and income; • Agricultural Production - securing food production. FIGURE 3.17: SUSTAINABLE CITIES DIAGRAM Diagram indicating the interlinking components GREEN STRUCTURE towards achieving a sustainable city (Iyer) Protecting, enhancing and rehabilitating the ‘Green Structure’ ensures
31 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS POSITION STATEMENT: SUSTAINABLE URBANISM that a place recognises the need for positive integration of green space needs of the most vulnerable - women, children and the elderly. within their spatial planning. The development of a green system requires more than the protection and enhancement of the existing SUSTAINABLE SERVICES natural system but includes the development of urban market gardens, Developing ‘Sustainable Services’ requires green engineering and green roof’s and urban planting, for example. application to common services. It requires more than the introduction of a ‘Green Building’ within a wasteful, unsustainable setting. It requires the SUSTAINABLE TRANSPORT development and introduction of more efficient use of energy through ‘Sustainable Transport’ includes motorised as well as non-motorised alternative energy, the collection of residential rainwater, the better use means of movement. Developing ‘Sustainable Transport’ ensures of existing stormwater runoff into communal water schemes, recycling that wide range of transport networks and modes are available to the measures as well as the introduction of urban market gardens. population. An efficient, reliable and cost-effective public transport network inclusive of non-motorised links such as bicycle routes and Each of the Sustainable Urbanism pillars outlined above is explained pedestrian paths will ensure a well developed ‘Sustainable Transport’ in detail in the following situational analysis. The pillars of Sustainable system. Private cars are not excluded from the system, however, they are Urbanism do not have priority over each other, and need to be not given priority. understood as mutually reinforcing criteria to achieve sustainability. These represent a network of intersecting concerns and objectives as QUALITY URBANISM previously depicted in the Sustainable Cities diagram. Quality urbanism ensures that environments are compact, inclusive and diverse. It seeks to ensure a diverse set of land uses and facilities are located within a compact living environment, enabling a better work, live, play neighbourhood. Creating a quality, successful urban environments ensure a sense of community, pride and a sense of place for people.
SOCIAL INCLUSIVITY Planning for ‘Social Inclusivity’ requires neighbourhoods/environments that cater for the needs for all, as an example, the elderly at the same time providing facilities for the young. If the elderly and the young are well provided for, the rest of the community should have adequate provision. The elderly and the young are understood as the most vulnerable within the communities, therefore caring and planning ‘Social Inclusivity’.
An important aspect of Social Inclusivity deals with ensuring equality and equal access to opportunities for all residents within the municipality. This needs particular emphasis in the context of post-apartheid cities and regions. As an example, a key aspect of Social Inclusivity is providing for the
32 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 2.0 GLOBAL CONNECTIVITY
Cities and Towns that perform well are those which are globally connected.
Global connectivity refers to both physical and non-physical connections or dimensions. Physical connections may be identified as major structuring elements such as roads, and rail that enhance connectivity to opportunities, whereas the nonphysical connectivity refers to digital connectivity.
It is important to enhance access and connectivity at a national and regional scale. Key in this regard is linkage within the space economy. Strategic global connectors such as Ports and Airports are critical to global connectivity. Regional road and rail connectivity is paramount to the increased performance and sustainability of a city.
Secondly, a key aspect of global connectivity is ensuring non-physical connectivity through access to next generation digital connectivity to increase participation within the wider global economy. This is also critical in contributing to enhancing access to knowledge, growing the skills and education of base of cities. Global connectivity is an essential quality of sustainable urbanism.
FIGURE 3.18: GLOBAL CONNECTIVITY Graphics indicating examples of elements associated with Global Connectivity (Iyer).
33 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 2.1 GLOBAL CONNECTIVITY - REGIONAL MOVEMENT SYSTEM
Primrose is positioned on the western portion of EMM adjacent to the City of Johannesburg.
The study area is located between key National Routes namely: the N3, N12 and N17.
There are no rail linkages within the study area however a railway borders the southern region of Primrose - near Germiston. This is an integral station in connecting Primrose with the greater EMM. This will be discussed under the Existing Local Connectivity section.
As previously mentioned, Primrose has a strong road network. Three main roads allow for connectivity within and to the surrounding areas of Primrose. These roads are Shamrock Road which runs north-south connecting Primrose to the N12 and to Germiston. Rietfontein Road is a key structuring components of Primrose as it serves as a local economic corridor and Pretoria Road serves as a connector to the greater EMM.
Two airports are in close proximity to Primrose these are, O.R. Tambo International Airport which is 10km north east of Primrose and Rand Airport which is 6km south of Primrose, in Germiston.
Importantly, future IRPTN Routes transect the middle of the study area running north-south.
FIGURE 3.19: REGIONAL MOVEMENT SYSTEM Plan indicating current regional connectivity of the Primrose study area.
34 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 2.2 GLOBAL CONNECTIVITY - INTERNET ACCESS
Global connectivity is an essential quality of sustainable urbanism. Internet access is considered at the forefront of global connectivity and rapid access to knowledge.
The adjacent plan depicts a dot density analysis of access to internet within Primrose. The data was obtained from STATSA 2011, although this does not necessarily reflect the current reality in 2016 it is important to note the general trend and where key points of intervention lie.
There is a clear difference between the north and south of Primrose. The north of Primrose has reasonable access to internet with households gaining access from work , cellphones and home, whereas the south of Primrose has predominantly no access to cellphones with a minority gaining internet access from cellphones.
Overall internet access within Primrose is 15% from cellphones, 8% from work, 5% from elsewhere, 13% from home and 59% have no access to internet.
In order to create equality between the north and south of Primrose, interventions need to occur where no access to internet drops from 59%. This can be achieved by providing free Wi-Fi hot spots at the social facilities within Primrose.
FIGURE 3.20: ACCESS TO INTERNET Plan indicating a dot density of access to internet.
35 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS
3.0 GREEN SYSTEMS
Enhancing the Green Structure of cities is paramount to sustainable urbanism. It is important to understand the inextricable relationship between human well-being and the natural environment. The positive integration of green space within cities, and planning for the various dimensions of green space is an absolute fundamental of sustainable urbanism.
At an ecological level, it is important to understand the significance of protecting natural systems as systems in their own right, and not just in terms of the resources that these provide. Therefore the essential starting point is the restoration and enhancement of natural functioning systems and the preservation of those elements considered irreplaceable.
The green structure should include open space opportunity for passive and active recreation. This is tied directly to enhancing human well- being, health and liveability.
Another dimension of the green structure is the incorporation of productive open space within cities. This includes urban agriculture in suitable areas. The overall concept of sustainable urbanism is dependent on the positive integration of high-quality urbanism with an integrated green structure.
FIGURE 3.21: GREEN SYSTEMS INFOGRAPHIC Graphics indicating elements that relate to the Green Systems element.
36 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 3.1 GREEN SYSTEMS - GAUTENG PROVINCIAL ENVIRONMENTAL MANAGEMENT FRAMEWORK
The GDARD is the local Competent Authority (CA) responsible for agricultural affairs, environmental protection and nature conservation within Gauteng. The purpose of the GPEMF regulations is to assist environmental impact management including EIA processes, spatial planning and sustainable development. The main aim is to guide sustainable land use management.
Figure 3.23 depicts Primrose in the context of the Gauteng Provincial Environmental Management Framework (GPEMF). From this image it is evident that Primrose comprises of the following GEMPF Zones: • Zone 1: Majority of the Study Area falls within this zone. This zone recommends intensification and densification in order to establish a more effective and efficient city region that will minimise urban sprawl into rural areas. This zone will assist in realising the outcomes of sustainable urbanism for Primrose and will be addressed in the strategies section of this report. • Zone 2: This zone relates to the areas surrounding Waters Edge Estate’s Lake. Here development is at a minimal and encourages tourism and recreational activities, this provides great opportunity for Primrose as recreational and tourism opportunities lack. • Zone 3: This zone falls outside of the Study Area. • Zone 4: This zone falls outside of the Study Area. • Zone 5: Here non-polluting industrial and commercial activities are encouraged. In the case of Primrose currently industrial uses are low to somewhat non-existent. The zone to the extreme south of the above image has a future residential development assigned to it; in FIGURE 3.22: GPEMF addition to this land earmarked as industrial within Primrose has Image depicting the GPEMF, extracted from defunct mines. the GPEMF (2014)
FIGURE 3.23: GPEMF PRIMROSE Plan reflecting Primrose in the context of the GPEMF
37 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 3.2 GREEN SYSTEMS - BIOREGIONAL PLAN
The above image depicts the Critical Biodiversity Areas and Ecological Support Areas from the recently approved Bioregional Plan (2015) for the Ekurhuleni Municipality. 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.
Within Primrose is Critical Biodiversity Area 2 this area identifies cultivated landscapes which retain importance for supporting threatened species. The natural state should be preserved as far as possible in order to provide ecological support to threatened species.
The light green areas are within the Other Natural Area of the Bioregional Plan, these areas are outside the sphere of the Bioregional Plan, therefore no management objectives, land management recommendations or land-use guidelines are provide.
Lastly, the gray areas are the No Natural Remaining areas, this means FIGURE 3.25: BIOREGIONAL that these areas are permanently modified or degraded areas which are PLAN INSET not required as Ecological Support Areas, including intensive agriculture, Inset depicting Primrose. urban development, industry; and infrastructure.
The Bioregional Plan provides clear guidelines on the land uses compatible with the identified area. These guidelines allow developers to gain an understanding on how development can be steered to provide ecological support; with this in mind the strategies and development framework will therefore consider the appropriate land uses. (Please refer to the EMM Bioregional Plan 2015 for further recommendations and guidelines).
FIGURE 3.24: BIOREGIONAL PLAN Plan extracted from the Bioregional Plan 2015.
38 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 3.3 GREEN SYSTEMS - SENSITIVE ZONES
The adjacent plan depicts the Gauteng Department of Agriculture and Rural Development (GDARD) C -Plan. In addition to the C-Plan data the plan illustrates floodlines and hydrological data.
The north of Primrose has little to no environmentally sensitive land, besides the Waters Edge lake as a Critical Biodiversity Area (CBA) - Important Area and a hydro protection zone, worth retaining at all costs in the landscape.
Within Simmer and Jack Gold Mine a 100yr floodline is present which is accompanied by a 10m buffer. This is important to note given the vast number of people living immediately adjacent to it, and must be observed as a strict setback line for both environmental and safety reasons.
Within the Primrose Extension 20 development a floodline is present and also needs to be taken into consideration in future planning.
FIGURE 3.26: EKURHULENI C-PLAN Plan reflecting -C Plan proposals for the site (Primrose) in question
39 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 3.4 GREEN SYSTEMS - EKURHULENI BIODIVERSITY OPEN SPACE SYSTEM
The adjacent plan depicts EMM’s Environmental Biodiversity Open Space System (E-BOSS).
The E-BOSS reiterates Waters Edge lake as a hydro protection zone, thus emphasizing the need to protect this water body.
The local open space node located to the north of Primrose is a ridge which acts a natural separator between Bedfordview and Primrose.
FIGURE 3.27: EKURHULENI E-BOSS Plan reflecting E-Boss proposals for the site (Primrose) in question.
40 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 3.5 GREEN SYSTEMS - ACTIVE & PASSIVE OPEN SPACES
The adjacent plan represents access to open spaces within Primrose. The location of open spaces were determined with the use of zoning data, local open space nodes as well as through visual analysis.
Access points were taken from points of entry to the open space and thereafter calculating walkability of 5-10 min.
Access to open space is considered good in the northern central region of Primrose. Although the lake at Waters Edge has been considered as open space it must be noted that this is private open space and is not accessible to the public but only to those living within the estate, or those utilities its offering such as diving/boating club activities.
Adjacent to the Primrose South African Police Services (SAPS) lies open space which is currently used as a parking area for taxis. Opportunity exists to rehabilitate this space into public space in future.
In addition, a make shift soccer field is found within the Rose Acres informal settlement providing moderate open space accessibility to the settlement.
FIGURE 3.28: ACCESS TO OPEN SPACES Plan reflecting access to passive and active open spaces within the Primrose
41 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 3.6 GREEN SYSTEMS - MINING
As mentioned activity in Primrose developed as a result of the mining nature of Gauteng. This has left constraints to the south of Primrose, whereby shallow undermining lies within the south as well as a mine dump and tailings. The plan to the right depicts the mining lease areas within Primrose. The data used to generate the map was obtained from EMM.
In addition, it is evident that the mining lease areas correlate with the subject properties of the Mining Belt Study. This study has conducted an in depth analysis to determine the development potential of the land. The map below was extracted from the Mining Belt Study and represents the conclusion in terms of development. The study area has a mix of good, fair and not suitable development potential. The study concluded that industrial, commercial and residential uses may be developed on this land.
FIGURE 3.29: MINING BELT STUDY Plan reflecting mining constraints within Primrose.
In addition to the above, with consideration of the depth contours of the reefs, the Government Mining Engineer has imposed the following restrictions on mining land : • Where the depth is between 0 and 90m: no development may occur • Where the depth is between 90m and 120m: commercial and industrial developments may be considered • Where the depth is between 120m and 240m: single storey housing may additionally be considered • The number of storeys that may be developed, as well as the height of walls must be in line with the depth contours.
FIGURE 3.30: MINING Plan reflecting mining constraints within Primrose.
42 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 4.0 SUSTAINABLE TRANSPORT
Environments that perform well for people are those, which provide maximum choice and accessibility. Choice refers to movement at both pedestrian and at vehicular levels. A key objective of sustainable urbanism is providing for improved public transport use and a shift away from the dependence of individual private travel.
Sustainable transport consists of strengthening or replacing current transport systems of an area with more fuel-efficient and environmentally safe alternatives such as a bus or rail rapid transport systems, cycling or pedestrian oriented movement. Sustainable transport systems would make a positive contribution to the environmental, social and economic sustainability of the communities they serve.
A key component of sustainable transport is the provision and support for NMT systems. In mixed-use urban environments, given the proximity of residences to employment opportunities, NMT represents an extremely viable option for local access.
The shift from private transport to public transport is vital in achieving sustainability relating to reducing emissions and improving air quality.
Sustainable transport is a key facet of sustainable urbanism.
FIGURE 3.31: SUSTAINABLE TRANSPORT INFOGRAPHIC Graphics indicating elements that relate to the Sustainable Transport element
43 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 4.1 SUSTAINABLE TRANSPORT - EXISTING LOCAL CONNECTIVITY & ACCESSIBILITY
The study area has a strong road network and is strategically located between the national routes N12 and N3. Within Primrose, Shamrock Road, Main Reef Road and Pretoria Road act as the main regional connectors into the area.
Internal east-west linear linkages are present with short north-south linkages giving way to a grid iron pattern movement network within the Primrose residential region (north).
Pretoria Road is the main movement network within Primrose and acts as an unintended natural barrier between the north and south.
Primrose has two formal (in terms of its structure) taxi ranks with the third located on the outside of the northern section of the boundary. Although two taxi ranks are located within Primrose, accessibility within a 5-10 min walkability range is concentrated in the central region and the extreme east of Primrose and not throughout Primrose.
In addition, and of great significance within Primrose is a critical link connecting the informal settlements to the Germiston rail station. This is an informal pedestrian link which runs alongside the Rose Acres settlement as well as a mine, this link requires formalization.
FIGURE 3.32: EXISTING LOCAL CONNECTIVITY & ACCESSIBILITY Plan reflecting the physical internal connectivity characteristics of Primrose.
44 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 4.2 SUSTAINABLE TRANSPORT - FUTURE LOCAL CONNECTIVITY & ACCESSIBILITY
The future movement network within Primrose is depicted on the adjacent plan. The IRPTN will run along Shamrock Road, emphasizing its function as a high street and allowing for connectivity within Primrose and connectivity to greater EMM. Two IRPTN stops have been proposed for Primrose, one of these stops will be at the intersection of Shamrock Road and Pretoria Road and the second stop will be located in the southern region of Primrose also on Shamrock Road. Although two stops are located within Primrose, walkability from these stations does not cover the majority of Primrose, with only the central northern region and the southern central region having coverage.
The future housing developments of Primrose Extension 20 and Germiston Extension 47 are well outside the walkability coverage and this requires attention in future from a transport and station planning perspective.
The K106 runs east-west, parallel to the PWV14. The PWV 14 route will serve as a facilitator for greater connectivity and accessibility within Primrose in future. Opportunity exists to connect the K113 to the PWV14 allowing for a major intersection and therefore opening up opportunity for potential further economic development. This could ideally tie into the economic opportunities found south of Primrose, in the Germiston industrial area.
In addition and concern is the future K113 Route which will run through Primrose town centre, splitting the town into two parts, this could lead to disjuncture and it is therefore recommended that this be reconsidered. This disjuncture could stifle the future growth/function of the Precinct.
FIGURE 3.33: FUTURE LOCAL CONNECTIVITY & ACCESSIBILITY Plan reflecting the future physical internal connectivity for Primrose.
45 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 5.0 PRODUCTIVE SYSTEMS
Sustainable cities are productive cities. Cities facing economic decline and with limited growth, are likely to have an unsustainable future. Securing production relates to economic production (the production of jobs and incomes) as well as agricultural production (securing food production).
Economic production involves the development of new businesses and providing for jobs to create an employed and healthy population. Healthy cities require the development of productive economic regions. Given the significance of global competition, it is vital that Cities innovate and adapt to changes in the market. Defining the competitive edge of particular regions and their infrastructure advantages are paramount to successful cities. It is vital therefore to retain, secure and expand, the productive capacity of cities, whilst adapting to new opportunities as a result of global markets and competition.
Agricultural production relates to securing access and availability of food. This includes ensuring that the all urban residents have access to a wide range of types of food in adequate quantities. Ensuring that areas are set aside for productive agricultural use within proximity to urban settlement is critical to food security.
Sustainable cities are diverse in land use providing for a range of opportunities. One of the most important of these is access to economic opportunity.
FIGURE 3.34 : PRODUCTIVE SYSTEMS Graphics indicating elements that relate to the Productive Systems element.
46 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 5.1 PRODUCTIVE SYSTEMS - LAND USE
The land use data used to generate the adjacent land use plan was derived from the 2013/11/07 EMM database 2013 v8 shapefile using the ‘derived land use’ attribute which was further categorized according to subjective land uses. In addition to this, a limitation is that few land uses have been adjusted in the course of time to depict what is currently on the ground.
Primrose is predominantly residential with a variety of other uses. Clearly illustrated on the plan is a linear strip of business running along Rietfontein Road creating an economic/activity corridor as well as along Shamrock Road.
Vacant land comprises a large portion of the southern region of Primrose. The vacant land is quarries and mines that now lie fallow. Within this southern region these are large dense informal settlements in Simmer and Jack Gold Mine and Rose Acres also known as the Makause settlement. The aforementioned development proposals will seek to formalize these settlements by providing formal housing. These developments are presently residential with few Erven catering for social, business, worship, education and open space uses.
On the south-eastern corner of Primrose are a variety of light manufacturing and industrial uses offering employment opportunities in the precinct.
As previously mentioned, the lake at Water’s Edge Estate is privately owned, however this area has the potential to serve as a gateway destination for Primrose. More importantly Waters Edge Estate will provide a new identity that sets Primrose apart from other town centres.
The land uses within Primrose allows for a productive system as it provides economic opportunities with the activity street along Rietfontein Road. This corridor has a mix of economic land uses.
FIGURE 3.35: LAND USE Plan reflecting the proposed land-uses within the study area.
47 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 5.2 PRODUCTIVE SYSTEMS - FORMAL ECONOMIC LAND USES
The adjacent plan denotes formal economic land uses extracted from the previous land use plan. The plan clearly depicts strong economic opportunities within the north of Primrose.
Once again Rietfontein Road and part of Shamrock Road are clearly depicting corridor properties. According to the MSDF (2015) this corridor fits the description of an activity street corridor. It must therefore be developed in line with the characteristics of an activity street.
The western edge of Old Main Road also highlights strong industrial and business uses. In addition the south western edge of Primrose also has strong industrial uses. All three housing development proposals cater for future business opportunities.
FIGURE 3.36: ECONOMIC LAND- USES Plan reflecting the economic land-uses within the study area.
48 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 5.3 PRODUCTIVE SYSTEMS - EMPLOYED WORKFORCE
The previous formal economic land use plan clearly highlights the areas of economic opportunities and job opportunities. The adjacent plan depicts the employed workforce within Primrose. According to Census (2011), the workforce relates to those between the ages of 15-64 who are employed.
The highest concentration of employed workforce are within the informal settlements of Rose Acres. Simmer and Jack Gold Mine settlement also has a high concentration of employed workforce. Within Primrose there is a low concentration of employed workforce, this is due to the low single residential units, simply meaning low density = less people = low concentration of employed people. The opposite is the reality of the informal settlements high density of people = many people = high concentration of people employed. Thus, employment in this instance appears to be a function of density.
FIGURE 3.37: EMPLOYED WORKFORCE Plan reflecting the concentration of people within and around the study area, that are employed.
49 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 5.4 PRODUCTIVE SYSTEMS - SPATIAL ECONOMIC ASSESSMENT
“Primrose is a service node, an area in transition, not structured to It is also important that this improvement of linkages between the In addition to this specific projects to be supported include: receive appropriate investment. The future transforming, linking, servicing informal / low income residential sector and the formal business • NMT Infrastructure (with associated retail opportunities) and residential role of primrose must be agreed on. To fulfill this role the sectors occurs, allowing those to the south of Pretoria Road to gain • Taxi Ranking Facilities (with associated retail opportunities) land-use framework must be radically altered. For future sustainability, access to a range of retail, business and social services. It is evident • High density residential development skills development and job creation will be the key.” that densification is much needed in Primrose especially in the • Business development hubs / hives northern areas where low residential densities are present. These low • Informal markets The preceding statement has been extracted from the Spatial Economic residential densities suggests that significant residential densification • Urban agriculture. Assessment conducted by STRATPLAN. The following section aims to can be achieved. This densification will improve economic/business briefly summarize the findings of this report. sustainability. The spatial economic assessment has highlighted key findings which define Primrose. The Conceptual Vision for Primrose will identify “Primrose is a service node” “To fulfill this role the land-use framework must be radically altered” strategies which align with these findings and will ultimately strive to address and restructure the current spatial economic functions of As an intermediary service node Primrose is idealistically located • Densification and intensification - Residential zones between Primrose. between Bedforview and Germiston. A range of retail and related Rietfontein Road and Pretoria Road must accommodate mixed services are located primarily along Rietfontein Road whilst schools, use development, specifically allowing for high density residential (Please refer to the full spatial economic assessment for a detailed medical facilities, retirement villages and recreation facilities are located developments analysis). to the north of Rietfontein Road • Improved space utilisation - The use of public sector land, including the major transport depot, must be reconsidered and “An area in transition” provision must be made for transport, economic (e.g. business hubs, informal markets, etc), social and recreation infrastructure Primrose is an area in transition. Historically, middle class residential • Strong NMT linkages - Strong NMT linkages must be established areas located north of Primrose were the primary catchment, however between settlement to the south of Pretoria Road and the Primrose this has now changed to the informal settlements to the south of Center Primrose being the primary catchment area. These settlements are • Accommodate transport infrastructure - In order for Primrose found to have densified over the years and has become a key spatial to fulfill a larger regional role public transport systems must be feature of the area. In addition, in many instances as to with Primrose assessed and reconfigured where necessary. Appropriately located high streets and CBD’s decline due to decentralised malls, in the vicinity ranking facilities must be provided. there are Eastgate and the Pick n Pay centre on Shamrock Road which provide safety and security which attract many of the locals. The gated “For future sustainability skills development and job creation will be key” Waters Edge Estate is also an indication of the transition occurring within Primrose. From a Public Sector investment perspective it is suggested that a strong focus on empowerment, skills development, entrepreneurial support, “The future transforming, linking, servicing and residential role of small business development and related activities is key. primrose must be agreed on”
It was suggested that Primrose spatially transforms, for which the market catchment radically changes to better service the new formal and informal residential developments.
50 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 6.0 QUALITY URBANISM
Quality Urbanism is about establishing the timeless qualities of ‘good urbanism’ that create opportunity, facilitate choice, and promote safety. This has at its basis the development of places that work for all people which is an essential ingredient of sustainable cities.
A key aspect of quality urbanism is encouraging density, compactness and complexity. This is a foundation for sustainable urbanism. Apart from land being understood as a scarce resource, density and compact environments are generative in nature and can yield a wider range of urban opportunity.
Density and compactness leads to complexity allowing a greater mix of land uses, shared spaces and services, and reducing the cost of infrastructure. The goal is to promote a particular pattern of fine grain urban form which is complex in profile, and which reduces the negative impacts of sprawl.
Mixed use environments increase the choices available to people, having the ability to live and work in an area. Providing the ability to access local needs is an essential aspect of sustainable urbanism.
FIGURE 3.38: QUALITY URBANISM Graphics indicating elements that relate to the Quality Urbanism.
51 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 6.1 QUALITY URBANISM - ZONING
The adjacent plan depicts diverse zonings. Primrose is dominated by mining (50%) in the southern region. Although it is zoned for mining, currently informal settlements and vacant land are present on the ground. In addition to the above, proposed residential developments are located within this zone, some of which are approved but yet to be proclaimed. The zoning status will then change.
Residential zoned land makes up 30% of Primrose which is located north. There is a clear pattern with the zoning, above Pretoria Road residential (30%) and business (6%) are present whereas below Pretoria Road mining and industry (2%) are present.
The opportunity exists to densify the corridor as well as residential zones in order to achieve greater sustainable urbanism in the future.
0% 50%
AGRICULTURE MINING
6% 4%
BUSINESS CIVIC AND SOCIAL 30% 2%
RESIDENTIAL INDUSTRIAL 4% 0% FIGURE 3.39: ZONING OPEN SPACE TRANSPORT Plan reflecting the current zoning that applies to 4% the site in question. OTHER
52 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 6.2 QUALITY URBANISM - LAND VALUE
The adjacent plan depicts land value per square meter within Primrose. This information was gained of the EMM shapefile named: ‘active parcels’, using the ‘market value’ attribute.
It is clearly evident from the plan that the highest land value is found on Rietfontein Road and Shamrock Road where an economic corridor is present.
The majority of residential units fall within the R 500-R1000/sqm land value, whilst the lowest land value R1-R100/sqm is located on the southern portion of Primrose, namely Jack and Simmer and Gold Mine as well as the future site of Primrose Extension 20.
FIGURE 3.40: LAND VALUE Plan reflecting land value within the study area in question.
53 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS
6.3 QUALITY URBANISM - LAND OWNERSHIP
The adjacent plan depicts land ownership within Primrose. Most of the study area is privately owned. Few large tracts of land scattered within the study area are owned by the municipality, with a clustering along Shamrock Road. This could aid in the future development on these sites.
The study area is made up of smaller privately owned land parcels, which could stifle future development as multiple land owners would have to be consulted should land need to be acquired for redevelopment opportunity.
In addition, the adjacent plan reflects the development proposals of Primrose Extension 20 as well as Germiston Extension 47 and 48. As previously mentioned these developments are a result of a Department of Human Settlements initiative to create housing therefore the three developments will ultimately belong to the department. Currently, Primrose Extension 20 is owned by the said department, whereas Germiston Extension 47 and 48 are in the process of being transferred to the Department of Human Settlements. This information was telephonically acquired from an employee within the City Planning Department of EMM.
FIGURE 3.41: LAND OWNERSHIP Plan reflecting land ownership within the study area in question.
54 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS
7.0 SOCIAL INCLUSIVITY
Enhancing social inclusivity is a cornerstone principle of sustainable urbanism.
There are many aspects to social inclusivity, at the broadest level; this deals with the notion of people centered cities, whereby citizens have an active role in shaping their futures. Participation in decision-making is, therefore, an essential aspect of social inclusivity.
The physical environment is an important influence in social well being and in fostering inclusivity. A fundamental part of social inclusivity is ensuring equity in the distribution of opportunity for all residents. Successful urban places are those that adequately address the needs of the widest range of society, with a particular emphasis on those with limited means - including the young and the old. A key determining feature of socially inclusive environments is the ability of an environment to cater for the youngest, and at the same time, oldest members of society.
Creating physical environments that enhance quality of life, and which affords equal opportunities and enables integration is paramount to sustainable cities.
FIGURE 3.42: SOCIAL INCLUSIVITY Graphics indicating elements that relate to the Social Inclusivity.
55 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 7.1 SOCIAL INCLUSIVITY - DEMOGRAPHIC
An analysis of the local small area layer from STATS SA data reveals that the study area is multicultural, with English, Zulu and Afrikaans being the most spoken languages. Primrose has a fairly young population with 76% being below the age of 60.
Employment levels are average within Primrose with 45% employed. The majority of those employed fall within a low income bracket. Only 2% of Primrose have a higher education i.e. higher than matric.
It is critical that new opportunities are catered for in Primrose to alleviate the low employment rates.
An economic study is currently underway for the Primrose Precinct, the results from this report will have a significant bearing on the adjacent statistics and will therefore be updated once the report is finalised.
FIGURE 3.43 : DEMOGRAPHIC INFOGRAPHIC Infographics reflecting the demographic profile of the study area in question.
56 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 7.2 SOCIAL INCLUSIVITY - POPULATION WITH NO SCHOOLING
The adjacent plan represents the population within Primrose that has no schooling at all. The data was gained from STATSA (2011) ‘educational level’ category.
The highest concentrations of people with no schooling are at Jack and Simmer Gold Mine and Rose Acres, where informal settlements are located. The lack of schooling could be linked to the economic status of those within the settlement.
FIGURE 3.44 : NO SCHOOLING Plan illustrating the concentration of people without any formal schooling.
57 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 7.3 SOCIAL INCLUSIVITY - EDUCATION
The adjacent plan illustrates the population within Primrose with a higher education (higher than matric). The data used to generate this map was gained from STATSA (2011) a dataset entitled ‘highest educational level passed’.
As previously mentioned only 2% of the population within Primrose have a higher education which is clearly depicted in the adjacent plan. There is a low concentration of people with higher education within Primrose however a high concentration of people with higher education are located to the north of Primrose in the Bedfordview region with the greatest concentration in Solheim.
The key is to ensure new educational opportunities and social facilities are provided for people to improve on the current situation.
FIGURE 3.45: EDUCATION Plan illustrating the concentration of people with an education post Matric.
58 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 7.4 SOCIAL INCLUSIVITY - ACCESS TO EMERGENCY SERVICES
The adjacent plan illustrates population density within Primrose and relative access to emergency services i.e. police stations and fire stations.
Primrose has one active police station located on Pimula Road, which is accessible to the majority of Primrose residents. A fire station which is also active is located on Pretoria Road which serves the majority of Primrose as well.
The highest concentration of people within Primrose are located at Rose Acres informal settlement, which is in close proximity to the fire station, however they are outside the walkability measures of the police station.
New facilities must be appropriately planned for new densities that are proposed for the area.
Due to the high levels of crime within Primrose police presence is essential. Although a police station is present it is critical that efficiency and capacity is available to deal with the required demand for policing in the area.
FIGURE 3.46 : EMERGENCY SERVICES Plan illustrating the location and access to emergency services within and around the site
59 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 7.5 SOCIAL INCLUSIVITY - ACCESS TO HEALTH FACILITIES
The adjacent plan depicts population density and their relative access to health services within Primrose.
Primrose has two medical facilities. The Life Roseacres Clinic is located to the extreme north-east of the study area and is a private institution which serves those with a medical aid or those that are able to afford the cash fee. The hospital serves the Primrose population as well as those who receive a referral from Katelehong hospital.
The Wannenburg Clinic is a government institution located on the LIFE ROSEACRES CLINIC corner of Mimosa Road and Pretoria Road. This serves Primrose and the highest concentration of people located at Rose Acres informal settlement.
The medical facilities within Primrose are theoretically able to serve the poor with the presence of Wannenburg Clinic as well as those who are financially stable and able to afford private hospital fees at Life Roseacres Clinic.
Tambo Memorial Hospital situated in Boksburg, approximately (15 WANNENBURG CLINIC min) from Primrose is a regional public hospital. This hospital has the capacity to cater for the surrounding areas including Primrose. The hospital caters for the informal settlements within the area as well as the informal settlements within Primrose.
FIGURE 3.47 : HEALTH FACILITIES Plan illustrating the location and access to health facilities within and around the site in question.
60 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 8.0 SUSTAINABLE SERVICES
Understanding that the planet’s resources are finite and limited is a primary starting point for sustainable urbanism. Sustainable services are based on the use of appropriate forms of energy, minimizing waste and adaptive use and harvesting of by-products.
There are various aspects to enhancing sustainable services such as reducing carbon emissions through energy efficiency and the introduction of new technologies such as solar panels, wind turbines etc.
Other dimensions include reducing the consumption of water and including the harvesting of rainwater. Reducing waste and promoting a culture of recycling is an important aspect of sustainable urbanism.
Developing more compact and dense environments as part of sustainable urbanism also assists by maximizing the use of services. As part of good urbanism, the incorporation of green architecture in reducing the energy requirements through passive design is also an important aspect of sustainability.
FIGURE 3.48 SUSTAINABLE SERVICES Graphics indicating elements that relate to the Sustainable Services (Iyer).
61 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 8.1 SUSTAINABLE SERVICES - WATER INFRASTRUCTURE SUPPLY
The adjacent plan represents the water infrastructure capacity provided by EMM GIS department.
The data provided indicates the broad capacity of the service provider, Rand Water. According to the data Rand Water has no spare capacity.
It must be noted that detailed capacities for Primrose are currently unavailable.
FIGURE 3.49: WATER INFRASTRUCTURE Plan reflects the capacity of the existing water infrastructure within the study area in question.
62 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN C: SITUATIONAL ANALYSIS 8.2 SUSTAINABLE SERVICES - SEWER INFRASTRUCTURE CAPACITY
The adjacent plan represents sewer infrastructure capacity provided by EMM GIS department.
The entire study area has spare sewer capacity. It is unknown at this stage what the spare capacity is translated into the number of units or GLA. This will occur as a separate project at a later stage.
In relation to electricity capacity, at the time of production of this report no information was available.
FIGURE 3.50: SEWER INFRASTRUCTURE Plan reflects the capacity of the existing sewer infrastructure within the study area.
63 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION DEVELOPMENT PERSPECTIVED
64 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN D: DEVELOPMENT PERSPECTIVE 9.1 SYNOPSIS - LYNCH ANALYSIS
The adjacent plan represents a synopsis of the status quo analysis:
• Primrose is predominantly residential with low-medium density units located north. • Urban renewal opportunities exist along Rietfontein and Shamrock Road to enhance the development spine. • Nodal/Gateway opportunities exist at the intersection of Pretoria and Shamrock Road as well as in the vicinity of the social facility clusters along Pretoria Road. • Along Pretoria Road a busy social facilities cluster is present, this is made up of a fire station, public swimming pool and a clinic. Opportunity exists to enhance pedestrian linkages, as well as a formal taxi stop. • A medical node is present to the north-east of Primrose, this comprises Avril Elizabeth Childrens Home and Life Roseacres Hospital. • Opportunity exists to densify around Waters Edge Estate in order to gain views of the lake. • Large tracts of vacant land are present along Main Reef Road , and opportunity exists to rehabilitate the land. • Shallow undermining areas of 90-120m allow for commercial D and industrial development and 120-240m allow for single storey housing, these areas are present in the south of Primrose, where vacant land largely makes up this zone. • The informal settlements of Makause and Jack and Simmer spill onto Pretoria Road and Johann Rissik Road, therefore traffic calming and setbacks need to be introduced. • Industrial opportunity exists in the south of Primrose and can serve the local residents with job opportunities. • Adjacent to the industrial sites are fallow mines and quarries which create air pollution especially during windy conditions. • Three housing development proposals are located south of Pretoria Road, which are currently approved. • Opportunity exists to explore the transport depot site for new development.
FIGURE 4.1: LYNCH ANALYSIS Plan reflects a lynch analysis of the Primrose area as a summary of key points/findings.
65 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION CONCEPTUAL VISIONE
66 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION 10.1 INTRODUCTION TO SECTION
Primrose is located North of Germiston and is largely characterised by an established older residential precinct. The area is experiencing a decline in its character and condition due to limited investment overtime and aging infrastructure. Primrose is defined by a linear strip of retail business development contained on either side of Rietfontein and Shamrock Roads. Informal Settlements lie to the South of the Study Area within Rose Deep and Simmer and Jack Landfill which adds to the complexity and challenges of the area.
A Charrette was held with the client body on the 20th of September 2016 to develop an integrated vision for Primrose. The purpose of the Charrette was to facilitate a very interactive “brainstorming” session towards formulating a vision for Primrose, which will serve as the basis for the formulation of strategies and proposals for the precinct.
Further to the purpose indicated above, very clear tangible outcomes of the Charrette were defined. These were as follows:
• Present the findings of the Status Quo assessment and identify any new issue/s that were considered significant in the development of E the conceptual plan. • Develop associated strategies and vision for Primrose. • Develop a conceptual plan with the client body.
The image on the right reflects the people involved in developing the conceptual plan for Primrose. The participants of the Charrette were from the Roads Planning Department, Spatial Planning Division, Environment, CCC Planning Office and the planning team of consultants, Iyer.
FIGURE 5.1 : CHARETTE Photo’ s from charette
67 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVEL- 10.2 CONCEPT VISION & POSITION
The plan on the right reflects the conceptual vision plan prepared at the aforementioned charrette. The overarching vision for Primrose is to enhance the area by reinforcing the concept of a “High Street” in order to facilitate the process of urban renewal and to provide Primrose with an identity and uniqueness. Finally and most importantly the vision is to ensure that any new movement proposals do not undermine the Town Centre’s performance or inhibit future growth prospects in any way.
Based on above, the conceptual plan adjacent indicates the basic concept. The following strategies below have been proposed for Primrose in order to provide a platform for appropriate future development. More details on each strategy and its sub-strategies are further elaborated in the following pages. The key strategies are as follows:
1. Resolve the movement structure in an integrated manner 2. Establish a clear public transport strategy 3. Develop a high street along Rietfontein and Shamrock Road and create new economic opportunity 4. Encourage residential densification - “create a thriving town centre” 5. Facilitate public realm improvements 6. Reinforce the hospital precinct and facilities 7. Making a place - providing recreational, entertainment and support facilities 8. Establish a future for the informal settlements - integration into the broader system 9. Urban management - ensuring continuity
FIGURE 5.2: CHARETTE CONCEPT Plan depicting the charette concept
68 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVEL- 10.3 UNPACKING THE KEY STRATEGIES
PHILOSOPHICAL POSITION - MOVEMENT • This option will involve acquiring large parcels of private land Shamrock Road- Proposed Two districts independent of already established and developed in the Town Centre IRPTN route one another will be created • This scenario may lead to the economic decline of the Town Centre should the K113 alignment As a starting point, it is fundamental that position is established for the traverse the Town Centre movement systems within Primrose, in particular the “K” and “P” routes. due to this alignment affecting the character of the Town Centre The following on the right and on the preceding pages represents three particular scenarios for the Primrose precinct. Each scenario brings Opportunities: K113 traversing various opportunities and constraints for the Town Centre which is Town Centre illustrated below. • Should the K113 be developed as on overpass, there may be High Street disjuncture- an opportunity to develop a park, with trading opportunities operates independently SCENARIO 1- RETAIN STATUS QUO- GAUTENG DEPARTMENT OF underneath however it will involve significant urban management ROADS AND TRANSPORT PROPOSALS (GAUTRANS) and security of these spaces. Meets the requirements for regional mobility This scenario retains the proposals made by the Gautrans. Currently these proposals are gazetted however not proclaimed. There are no technical supporting details regarding these proposals and therefore below are assumptions on based on the opportunities and constraints of this proposal.
Constraints: • K113 will sever the Town Centre and create town districts on either end • In this option, Shamrock Road has been identified as an IRPTN route, so both the K113 and Shamrock Road are considered to be developed with widened reserves making it difficult for pedestrians to negotiate based on the assumption that K113 is at-grade • Should K113 be developed as an overhead bridge, then large shadows will be cast over the Town centre creating undesirable spaces and opportunity for vagrants and other social ills to develop underneath • The approach is not in line with Town Centre philosophy of ensuring pedestrian connectivity and seamless land use integration within a Town Centre • The scenario prevents a seamless high street developing as it fragments the city centrally. The High Streets will have to be FIGURE 5.3: RETAIN STATUS QUO- restricted to the two districts operating independently from one GAUTRANS OPTION another Plan depicting Gautrans movement option
69 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVEL- Shamrock Road- Proposed High Street disjuncture- 10.3 UNPACKING THE KEY STRATEGIES mobility + IRPTN route operates independently
PHILOSOPHICAL POSITION - MOVEMENT
SCENARIO 2- CONSIDER A DUAL MOVEMENT + PUBLIC TRANSPORT Two districts independent of ROUTE one another will be created should the K113 alignment traverse the Town Centre This scenario proposes that Shamrock Road functions as a Public transport link as well as a mobility route to fulfill the traffic mobility requirements of the proposed K113. This will lessen the impact of having dual routes within the Town Centre and therefore the K113 will not be required. The opportunities and constraints of this proposal are listed below.
Constraints: • Whilst Shamrock Road will perform both functions, the widened reserves to host both modes will make it difficult for pedestrians to negotiate • Due to the wide reserve of Shamrock Road, it will serve as a divide between the two areas of the Town Centre where the built form will be significantly spaced with no relationship with the building across the street • The approach is not in line with Town Centre philosophy of ensuring pedestrian connectivity and seamless land use integration within a Town Centre • The scenario prevents a seamless high street developing as it fragments the city centrally. The High Streets will have to be restricted to the two districts operating independently from FIGURE 5.4: SHAMROCK ROAD- DUAL one another unless pedestrian access and Rietfontein road is FUNCTION ROUTE appropriately dealt with via pedestrian bridges or underpasses Plan depicting a dual function route Opportunities: • Duality of one road performing two functions • Limits the need for the K113 • Less acquisition of land parcels in this option • Overcome scale of the road through pedestrian bridges or underpasses
FIGURE 5.5: TYPICAL SECTION OF SHAMROCK ROAD TO SERVE A MOBILITY+ IRPTN FUNCTION Plan depicting typical section of mobility and IRPTN function. (Section is dependent on a more detailed technical study and therefore width of reserve to be reviewed). 70 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVEL- 10.3 UNPACKING THE KEY STRATEGIES Shamrock Road- Proposed Redirected K113 PHILOSOPHICAL POSITION - MOVEMENT Based on the three scenarios presented, Scenario 3 by far offers the best friction route + IRPTN route solution in the future development of the Primrose Town Centre. The SCENARIO 3- DIVERT MOBILITY ROADS TO PERIPHERY+ CREATE following strategies will unpack the development strategy using Strategy FRICTION ROUTES WITHIN- PREFERRED OPTION 3 however it must be noted that this is scenario is subject to further High Street operates optimally technical studies, Gautrans and Ekurhuleni Roads department approval. This scenario proposes that the K113 function should be channeled to routes on the periphery of the town. This will enable both Shamrock Road and Rietfontein Road to perform as friction routes and develop into High Streets. Shamrock Road will host the IRPTN but the reserve Rietfontein Road- will significantly reduce to enable a better relationship of built form and High Street street.
Constraints: • Shamrock Road would need to designed appropriately to manage traffic and people due to the IRPTN function. • The mobility routes on the periphery would need to be designed in order to absorb increased flow of traffic and avoid congestion of streets outside the area.
Opportunities: • Friction streets in the Town Centre offers better opportunity to create enlivened spaces • Option aligns with Town Centre Philosophy- better Urbanism • The development of a High Street – appropriate land use response as well public realm improvements are more achievable • Option will increase Economic opportunities + business confidence within the Town Centre • Increased sense of pride and dignity will be restored in the Town Centre by facilitating public realm opportunities and increased accessibility • Friction routes with reduced reserves and responsive built form will allow more surveillance over the street • Reclaim the Primrose Town and the focus can be on improving deficiencies rather than creating new problems FIGURE 5.6: DIVERSION OF MOBILITY • No acquisitions are envisaged in this scenario ROUTES TO PERIPHERY+ CREATION OF FRICTION ROUTES Plan depicting diversion of routes
71 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVEL- 10.3 UNPACKING THE KEY STRATEGIES
STRATEGY 1: RESOLVE THE MOVEMENT STRUCTURE IN AN STRATEGY 2: ESTABLISH A CLEAR PUBLIC TRANSPORT STRATEGY What are High Streets? INTEGRATED MANNER An important component of a Town Centre is the public transport High streets are places of great complexity and variety. Not all High One of the significant outcomes from the Charrette was to influence network. Within the town centre, walkability to key stations and pick/ Streets are the same as there response to change is both diverse and varied. High streets themselves typically have a higher representation of the future movement proposals for Primrose. In particular, the “K” and drop off points are critical as well as the visual and connectedness to retail uses. The following land uses usually characterise High Streets: “P” routes which serve the function of pure mobility. These traverse public transport stops. Within the Spatial Economic Assessment, it was through the Primrose Town Centre which would severely impact and suggested that the Gauteng Transport Depot should be reconsidered • Leisure, retail, entertainment and cultural facilities. sever various areas within (as well compromise the future growth of) the by using this public land for transport, economic, social or recreation • Business, office and other employment opportunities. Town Centre. It is thus proposed to use the roads on the periphery of infrastructure. • Public and private services. Primrose to perform this function whilst ensuring that the roads internally In establishing a clear public transport strategy, the IRPTN cannot be • Residential opportunities. are not compromised but instead start to offer increased accessibility ignored. The IRPTN Route is planned to run along Shamrock Road and • High density, mixed-use and sustainable developments. and promote “High Street” characteristics. with this and from experience supporting services will be needed in the • A place for the local (and other) community facilities. One of the influences of the “K” and “P” routes is that they affect the vicinity. Due to the infrastructure required to service an IRPTN project, • Quality, design, sense of place and focus on public realm. ingress and egress into particular developments. One of the areas that the transport deport may be utilised as a control center, maintenance in the future will be compromised is the south - western sector of the depot for the buses, or an information and help center. At this stage it is Key Indicators of Successful High Streets precinct. Currently access to the Industrial parcels occur off Pretoria dependent on a more detailed level study to determine the future status Road, however, when the K106 is constructed, access restrictions will be of the transport depot. • Footfall is the key to understanding a place. The measurement of imposed on the individual properties. It is therefore proposed that a new footfall should gauge the number and frequency of visitors to the singular link off the K106 is planned and developed, providing an access STRATEGY 3: DEVELOP A HIGH STREET ALONG RIETFONTEIN AND high street or town centre, not just visitors to shops or attractions. road behind the properties where the individual access requirements SHAMROCK ROAD AS WELL AS NEW ECONOMIC OPPORTUNITIES • A successful high street can be determined by the range and are met, as well as provide new opportunity for new development that variety of facilities on offer and the diversity of uses and users. is proposed. This is subject to further investigation in liaison with the The RSDF identifies the southern portion of the Study Area as General • Economic activity is not just shopping or retail turnover and value relevant roads and transport authorities, and where the approval of Mixed Use. Based on site observations this area requires rezoning but also other high street business activities as well as residential lettings and leisure trades such as pubs and clubs. future road proposals are at the discretion of the Roads Department - which will further enhance mixed-use land uses to arise. This area • An economic activity indicator would need to measure consumer Ekurhuleni Municipality and, where applicable, the Gauteng Department has also proved to be in a state of decline and in urban blight, by spend, non-retail business turnover, business sectors represented of Roads and Transport. altering the zonings of this area it will allow the market to capitalise on new opportunities. The northern portion of Primrose which has strong and new investment and development activity. residential presence is in need of reinforcing its character and closely • Measure whether high streets are serving the social and community monitoring the adhoc land uses. These land uses should be moved to purposes envisaged for them as well as their traditional retail the southern portion of primrose in its rightful “zone”. Once this happens functions. We thus need to measure users’ satisfaction. and aligns with the RSDF, higher density residential can be achieved. In addition, the current development alone Rietfomtein Road and Shamrock Road denote the start of High Street characteristic. This also aligns with the RSDF as an Activity Mixed Use Node. The High Street will allow for new opportunities in the area. In order to understand this strategy it is important to first understand what a High Street is.
FIGURE 5.7: ILLUSTRATION OF FIGURE 5.8: HIGH STREET PRECEDENT MOVEMENT INTENT
72 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVEL- 10.3 UNPACKING THE KEY STRATEGIES
STRATEGY 4 – ENCOURAGE RESIDENTIAL DENSIFICATION – STRATEGY 6: REINFORCING THE HOSPITAL PRECINCT AND STRATEGY 7: MAKING A PLACE-PROVIDING RECREATIONAL “CREATE AN ENLIVENED TOWN CENTRE”. FACILITIES ENTERTAINMENT AND SUPPORT FACILITIES
For the High Street to be realized, it is crucial that more people live Life Roseacres Clinic is located at the extreme north-east of the Study Just as the formalization of housing is a priority so to should access within this area, once an increase in the population rises, opportunities Area, with the Avril Elizabeth Children’s Home within the vicinity. to entertainment, recreation and sports facilities. Primrose has for densification will do so too, ultimately allowing for the areas to Precedent has proved that hospitals have catalytic development opportunistic characters to cater for the community’s needs within a enliven, this will include after hour activities as well as surveillance. The opportunities. They can transform the surrounding uses by offering comfortable walking distance. The resourceful use of land is those that spatial economic assessment emphasizes the need for densification supportive uses to the hospital. This can be seen in the Parklands were left dormant after mining/quarry activities, these areas can now between Rietfontein Road and Pretoria Road, the high street will allow for Hospital in Durban. So, to with Roaseacres Hospital, opportunities exist cater for the recreational needs of the community and will ultimately this to happen. Mixed-use land uses will highlight Rietfontein Road and to transform surrounding uses to that of mixed use, specialised facilities begin to heal the current scars/voids left on the landscape. the counter effects of this will trigger densification in the surrounding as well as medical mews. vicinity. STRATEGY 5: FACILITATE PUBLIC REALM IMPROVEMENTS
As previously mentioned Primrose is in a transition phase and in this phase it is experiencing urban blight and decay. A simplistic approach to negate this blight is to introduce public realm improvements. This will include paving, lighting, CCTV, tree planting and street furniture along Shamrock and Rietfontein Road. Public realm improvements will also introduce safety zones around schools as well as social facility clusters. Public realm improvement will definitely create a unique image MEDICAL for Primrose. It is important to note that the improvement of the public MEWS,SPECIALIST FACILITIES realm is a key component in the realization of Strategy 3 and 4.
SCHOOL
MIXED USE/BUSINESS
SHOPPING CENTRE FIGURE 5.9 : TYPICAL SECTION INDICATION PUBLIC REALM IMPROVEMENTS FIGURE 5.10 : HOSPITAL PRECEDENT FIGURE 5.11 : CONCEPTUAL SKETCHES
73 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVELOPMENT 10.3 UNPACKING THE KEY STRATEGIES
STRATEGY 8: ESTABLISH A FUTURE FOR THE INFORMAL STRATEGY 9: URBAN MANAGEMENT - ENSURING SETTLEMENTS INTEGRATION INTO THE BROADER SYSTEM CONTINUITY
The Spatial Economic Assessment mentioned that the informal An often-forgotten strategy in Urban Design projects is the urban settlements found within the southern portion of Primrose have become management component, which is a critical factor in ensuring that the a key spatial feature and that formalisation of these settlements needs to operations and maintenance of the design is preserved. This ensures occur. These settlements have a key role in the growth and lifespan of that the ethos of the area is upheld and more important ensures that the the Town Centre. The formalisation of the informal settlements should be area does not slip back into its previous state. an opportunity to extend the Town Centre catchment as well as creating new opportunities for the future population of Primrose. Linkages to facilities and employment must be created within a walking distance to communities. Due to the three housing developments within the southern portion of Primrose being approved and the fourth industrial development awaiting approval, an alternative strategy had to be considered if and when Germiston Extension 40 receives approval.
FIGURE 5.12: EXAMPLE OF SOCIAL FACILITY CLUSTER Cornubia Phase 1b- Durban, Iyer 2011
74 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISION DEVELOPMENT 10.3 UNPACKING THE KEY STRATEGIES
ALTERNATIVE LAYOUT TO ACCOMMODATE EXTENSION 40
The plan on the right reflects an alternative proposal should the Extension 40 layout be granted approval via the Development Tribunal. The industrial layout is undesirable in this particular location and the land is better suited for mixed uses and additional housing opportunity. Given the proximity of the approved Extension 47 residential development, the industrial development is out of the character with the surrounding development.
If approval is gained in its current format, direct access to the Germiston Station and bus stop will be curtailed. The proposal provides a potential solution by wrapping a pedestrian path around the Industrial development and utilising the land between the development and road for the creation of a linear park with NMT access within. This allows suitable connectivity from the Germiston Station to the node at the clinic. The proposal also enables Extension 47 to link into the NMT path to enable residents the opportunity to link into many parts of the Town. Due to the future “K” and “P” routes, connectivity through to the Germiston Station will either be via pedestrian bridges or underpasses, whichever is more feasible.
It is envisaged that the pedestrian bridges are constructed of lightweight structures that are not imposing but at the same time offer an aesthetic landmark quality.
FIGURE 5.13 : ALTERNATE PROPOSAL - EXTENSION 40 Plan reflecting a concept should Ext 40 be approved
75 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN E: CONCEPTUAL VISIONDEVELOP- 10.3 UNPACKING THE KEY STRATEGIES
The plan on the right reflects the overall Conceptual Vision Framework 8 for Primrose.
The basic elements of the concept are as follows:
1. Redirecting mobility routes around the town centre to facilitate friction/ routes within Primrose. 1 2. Reinforcing the High Street concept along Rietfontein and Shamrock Road. 3. Improvement of the Public Realm through a streetscape enhancement. 4. Upgrading Public transport areas and creating a supportive BRT network. 5. Improve NMT links from Primrose to the Germiston Rail and Bus 4 2 station. 3 6. Rehabilitate the existing quarry/mining areas into a recreational zone and sports precinct. 7. Develop a Mashie course as part of inspiring and uplifting the youth in the area ; 8. Develop a Hospital precinct. 9. Encourage new mixed use and business opportunities within the 9 area. 2 3 6 1 9 7
5 FIGURE 5.14 : PRIMROSE CONCEPTUAL VISION FRAMEWORK
76 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION DEVELOPMENT FRAMEWORKF
77 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK 11.1 DEVELOP MOVEMENT STRUCTURE
The following image represents a way forward in resolving the movement structure within Primrose in an integrated manner. The starting point in doing so is to clearly distinguish modes of movement within the CBD (vehicular, pedestrian +NMT). The future ‘”K” and “P” Routes have proved precarious, therefore the intervention is to shift these routes to the periphery and retain Shamrock and Rietfontein Road as the friction routes within the Town Centre.
These friction routes are the process of slowing down traffic in a manner SHAMROCK ROAD which will facilitate increased pedestrian mobility and promote economic opportunity. The key is to ensure that whilst the traffic is slowed down in a controlled manner, for instance along Rietfontein Road and Shamrock Road, the overall Traffic operations are not compromised. This should be investigated through a more detailed traffic assessment study, however, below are a few potential recommendations to consider: • It is important to improve or create new linkages to facilitate improved connectivity i.e. both pedestrian and vehicular especially in light of the creation of Friction routes within the Town Centre. • Investigate and manage the timing of Traffic signals to facilitate any backlog or congestion in the system and • Improve/develop an efficient Public Transportation system within RIETFONTEIN ROAD the Town to limit the dependency of people on private vehicles.
Primrose is an area experiencing tumultuous growth in terms of its informal settlements causing the population to grow. The increased population will need efficient public transport within the Town Centre and abroad. Therefore it is proposed that new links (NMT) to Germiston station and bus stops are to be considered. It is also critical to investigate pedestrian bridges/underpasses to provide seamless connections over mobility routes. The bus and taxi routes must also be reinforced within the Town Centre. BRT along Shamrock Road connecting to regional networks and supporting feeder networks along Rietfontein Road must be considered as well as encouraging TOD Development at PT Stations.
Friction Routes FIGURE 6.1 : MOVEMENT IRPTN FRAMEWORK Image depicting proposed movement framework PWV K ROUTE
78 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK 11.2 CREATION OF A HIGH STREET & ECONOMIC OPPORTUNITIES HIGH STREET/PUBLIC TRANSPORT ROUTE - SHAMROCK RD HIGH STREET - RIETFONTEIN RD Overtime, Rietfontein Road has developed into an activity spine and, in order to optimise this it is vital that retail, cultural, heritage and leisure opportunities are reinforced along the street. There should be access to public and private sector services. The enhancement of the public domain must be in place to facilitate High Street opportunities and to improve performance.
On the eastern portion of Pretoria Road, in the vicinity of the clinic and the swimming pool it is suggested that a mixed use node be developed with a public transport facility/drop-off/pick-up zone. Along Main Reef Road/Pretoria Road it is suggested that new business opportunities be developed as well as mixed use/business opportunities along the PWV in order to maximize the routes exposure.
In order for a High Street to thrive it is vital for urban management to be functional and supportive, this will ensure that the High Street is maintained. One can determine the performance of the High Street by ensuring that diversity and vitality of the place is present, by capturing the footfall, by creating incentives to improve business confidence and to ensure that high density and increased residential opportunities are accommodated.
On the adjacent plan supporting uses for the High Street are proposed, business and mixed use activities are proposed along the southern region of Rietfontein Road.
HIGH STREET MIXED USE INDUSTRIAL BUSINESS FIGURE 6.3 : HIGH STREET & ECONOMIC OPPORTUNITIES NEW OPPORTUNITY TO CATER FOR BUSINESS/ Image reflecting the High Street framework TRAINING SKILLS CENTRE: DEVELOPMENT OF A BUSINESS HUB NEW ECONOMIC OPPORTUNITIES FIGURE 6.2 : BUSINESS AND SKILLS TRAINING HUB PRECEDENT Edendale UNS, Iyer 2015
79 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK 11.3 INCREASING RESIDENTIAL THRESHOLD THROUGH DENSIFICATION
As previously mentioned in order for a High Street to be realized, higher densities are imperative. Therefore it is proposed that residential densification occurs on Rietfontein Road, increasing the existing storeys by 3 or 4 storeys. This will give rise to mixed-use land uses along Rietfontien Road further allowing for enlivenment with after-hour activities and security with the use of surveillance. It is essential to provide or upgrade the fundamental social facilities needed to support densification. More significantly, for densification to occur by changing the number of storeys allowed, the local town planning scheme and zonings have to be reviewed to accommodate such changes.
The image on the right depicts the desired densification approach along Rietfontein Road.
RIETFONTEIN ROAD
EXISTING FLOOR
PROPOSED STOREYS
RESIDENTIAL DENSIFICATION
BUSINESS FIGURE 6.4 : RESIDENTIAL DENSIFICATION Images depicting residential densification along Rietfontein Road
80 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK 11.4 IMPROVING THE PUBLIC REALM
Primrose is a town facing urban blight, in addressing this issue it is recommended that public realm improvements are facilitated. These improvements will assist in realising the High Street and Residential densification. Shamrock and Rietfontein Road are identified as key roads for streetscape urban upgrade projects. These projects will ensure that paving, lighting, tree-planting; CCTV and street furniture are present along the above mentioned roads. It is also essential to conduct an analysis in the immediate vicinity around schools and public uses which are in need of safety zones, these zones will require traffic calming measures such as speed tables and pedestrian crossings, etc. Currently Primrose lacks uniqueness; an upgrade in public realm improvements will create a unique identity and branding strategy which will enhance Primrose’s image. RIETFONTEIN ROAD
FIGURE 6.5 : PUBLIC REALM IMPROVEMENTS Images reflecting public realm improvements
81 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK FACILITATE A CHANGE IN ZONING TO 11.5 DEVELOP A MEDICAL PRECINCT ENABLE THE DEVELOPMENT OF MEDICAL MEWS Within Primrose are the Life Roaseacres Clinic and the Avril Elizabeth Children’s Home situated at the north-eastern corner. Precedent has proved that hospital precincts provide catalytic development ENCOURAGE MIXED USE opportunities within the surrounding areas. Therefore it is recommended ACTIVITIES that suitable land is identified for supporting hospital facilities. There AVRIL ELIZABETH CHILDRENS HOME should be a promotion of mixed use sites from public transport stops towards the hospital and facilitate the change of existing residential sites to accommodate medical mews etc. Changes in the uses requires rezoning, therefore this should be facilitated. Medical uses require strong LIFE ROSEACRES CLINIC pedestrian linkages and accessibility therefore it is imperative to ensure that pedestrian links to the hospital from key public transport stops are reinforced and improved; this should also consider the improvements of the public realm within this node. It is also vital to develop an approach to facilitate interface between the hospital and the surrounding areas.
ST JOSEPHS ST
CASTOR RD
FIGURE 6.6 : HOSPITAL PRECINCT Images reflecting how the precinct can change to a medical precinct
82 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK 11.6 OPTIMISE LAND FOR RECREATIONAL OPPORTUNITIES
Primrose has opportunity to provide facilities within a comfortable walking distance. The need for recreational, entertainment and supporting facilities is paramount in Primrose. It is therefore proposed that the dormant mining/quarry uses are utilised to provide this much needed recreation. To the south-east a sports precinct is proposed that, will cater for the increased densities within the area. From aerial imagery, it is evident that a make shift soccer field is present therefore emphasising the desire of the locals to engage in recreation. It is also important to identify buildings/land to the east and west of Waters Edge Estate that offer desirable land for public use and enjoyment. Primrose requires an identity therefore a gateway for the area needs to be identified, creating a Town Centre uniqueness. New uses should be facilitated which will catalyse new public opportunity. To the south-west of Primrose, a Mashie Course has been proposed that will contribute to youth development in the area. In order for the above interventions to be realised public and private arrangements must be facilitated to ensure the success of these new developments.
MASHIE COURSE WATERS EDGE ESTATE LAKE SPORTS PRECINCT
FIGURE 6.7 : RECREATIONAL OPPORTUNITIES Images reflecting recreational and open spaces
83 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK 11.7 FUTURE RESIDENTIAL DENSIFICATION AND TOWN CENTRE EXPANSION
The informal settlements within Primrose are a key spatial feature. The Makause settlement has made headlines on numerous occasions. It is extremely vital that a future for the informal settlements and integration into the broader system are realised.
It is recommended that those within the settlement receive economic opportunities and linkages to existing opportunities within Primrose. This can be done through identifying areas of nodal opportunity, ensure appropriate integration of new residential opportunities into the current 6 Town Centre structure as well as establishing new NMT links which will assist people in accessing opportunities within the Town Centre and the surrounding areas. In addition, there should be ease of access to public PRIMROSE EXT 20 transport facilities. Higher densities should be provided anywhere in the region from 80-250 dwelling units per hectare. Social facility clusters should be developed which will encompass a 4 5 range of community facilities within a walking distance. These clusters GERMISTON EXT 47 should occur within the high density residential developments at detailed 3 design stages.
The adjacent image depicts the three housing proposals which will seek to provide formalization, in addition to this it has been proposed that medium density residential opportunities are provided within the south- western portion of the study area and the vicinity between Main Reef (R29) and Pretoria Road. High density residential opportunities to border the Mashie course allowing for aesthetic appeal.
The figures on the adjacent plan illustrate the estimated number of 7 MASHIE COURSE GERMISTON EXT 48 residential areas within the Study Area. Assuming an FAR of 0.4, 80 Du/ ha and 50sqm unit size for Medium Density Residential and an FAR of 1.1, 200 Du/Ha and 55sqm unit size for High Density Residential areas 2 the following total calculations were achieved: 1 • Total Area : 39 Ha (5 ha allocated for a social facilities cluster) • Developable Area: 27Ha (total area subtracting 30% for circulation) • Total Bulk : 133 700 (sqm) MEDIUM DENSITY • No. of Units: 2604 RESIDENTIAL • An estimated increase of 10 416 people can be expected within Primrose assuming a 4 person per household density. HIGH DENSITY RESIDENTIAL FIGURE 6.8 : INFORMAL SETTLEMENT INTEGRATION Image reflecting the residential opportunities
84 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN F: DEVELOPMENT FRAMEWORK
Redevelopment High Street Waters Edge Hospital Business / Future 11.8 OVERALL DEVELOPMENT FRAMEWORK Future Industrial Opportunity Precinct Retail Hub Residential Primrose is a multifaceted precinct, which has faced urban blight and decay. The interventions for the area are aimed at restoring connectivity within the Study Area, ensuring that the High Street along Rietfontien Road is realised and providing immediate public realm enhancements to uplift and renew the area, changing the current blight.
The concept for Primrose is direct and concise, firstly, the proposed future “K” and “P” Routes must be realigned to the western edge of the precinct, putting a halt on further fragmentation of the Study Area. Public Transport links and NMT has to be a focal intervention within Primrose in order to cater for the continuous growth of people. Once PRIMROSE EXT 20 the people are well connected within Primrose to various economic opportunities, local economic growth can begin. A key pedestrian linkage connecting Primrose to surrounding areas is the link from the informal settlement of Makause to the Germiston rail station, this has to be formalized with appropriate safety and security measures.
It is paramount for public realm enhancements to occur on Rietfontien Road so that the High Street may be realized and flourish as a key economic driver. Further business, mixed use and residential opportunities must be encouraged within Primrose and as supporting uses for the High Street. Capitalizing on Waters Edge Estate lake is a key opportunity within Primrose, the tranquility and beauty of this lake can be used to provide the public with open space uses and enjoyment.
The existing defunct mines cover a large tract of valuable land, this land will add great value to Primrose by becoming a Mashie Course and GERMISTON EXT 48 providing the residents with recreation and skill development. The south- east sports precinct will add further recreational opportunity to Primrose. These recreational opportunities will create unity and exhilaration of the youth within the Precinct and will allow for a sense of pride and belonging.
The hospital precinct must be developed with supporting uses and facilities to ensure optimal development opportunities are realised.
It must be noted that the framework for Primrose has taken the relevant environmental policies into consideration and is not in conflict with any of them. In addition, due to the mining nature of Primrose it is advised that engagement with the Department of Mineral Resources take place prior to any development. FIGURE 6.9 : OVERALL Future Residential Mashie Mixed use/ Open Space Sports DEVELOPMENT FRAMEWORK Course Business Precinct Image reflecting the development framework for Primrose
85 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN SECTION IMPLEMENTATIONG FRAMEWORK
86 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.1 INTRODUCTION
The preceding section of the report outlined the proposed development Phase 1 • Medium-term: These are projects that are more intensive design framework for the Primrose study area. Various controls to guide the • Project 1: Reinforcing the High Street concept along detailed or research driven projects requiring a fair amount development have been presented and illustrated however in order Rietfontein Road, of project detailing, approvals etc. and therefore can not be to unlock development within the area, an “Action Plan or process” 1.1 Streetscape Enhancement Project implemented or considered in the short term. These are capital needs to be developed in order to release the key catalytic phases 1.2 Scheme Review to facilitate residential densification + intensive projects and may require large outlay of capital for incrementally. incentivisation conditions implementation. It is proposed a timeframe of 5 to 10 years Phase 2 The Implementation section is thus aimed at identifying and defining • Project 2: Developing the Primrose Waters View Park • Long-term: These projects are often reliant on the short and specific projects to be implemented as part of the development of the 2.1 Prepare a detailed Precinct Design Plan medium term projects being completed before being considered precinct. It is a road map highlighting the necessary steps to follow to 2.2 Scheme Review of identified properties to facilitate Mixed use for implementation. They are reliant on a sequence of events to be ensure the development of the key catalytic projects within Primrose. Zoning undertaken before being considered as a project. These projects 2.3 Construct New Link Road and Boardwalk+ Urban space and are also often dependent on a series of high level studies as the Whilst the economic assessment has provided an overall strategy for landscaping projects are often visionary and requires many detailed studies to unlocking future projects with Primrose namely ; 2.4 Acquisition of strategic land/ PPP engagements refine the vision. It is proposed a timeframe of 10 to 15± years • NMT Infrastructure (with associated retail opportunities) • Taxi Ranking Facilities (with associated retail opportunities) Each of the projects proposed above, has been assigned a proposed This section of the report will also provide a broad design intent per • High density residential development timeframe by which it is anticipated that it would be implemented where key project followed by a summary sheet of all of the proposed projects • Business development hubs / hives applicable. The time frames have been set to range between, Immediate for Phase 1 and 2. It will also include 3D visual images reflecting the • Informal markets and Long term. The classification of these timeframes are provided as intended vision. Detailed project sheets for each project within the • Urban agriculture follows: respective Phases are prepared and will include a host of information found towards the end of this section. The remainder of the Study area G The above is seen as a future medium and long term projects and • Immediate: these are actions or projects that require immediate phasing cannot be fixed and the aim is to ensure as much flexibility possibly linked to the future housing projects proposed south of the action/ implementation. These are generally operational / as possible to respond to market demand and private sector investor study area, most of which was covered in the development framework maintenance related projects that could be realised without much needs. It is the responsibility of the Ekurhuleni Municipality to manage section. In the case of Primrose, it is quiet evident that the one of the project detail or further studies, some of which may be a meeting and monitor all interest in the precinct to ensure the overall vision is key interventions in the Town Centre must be focused on improving the with key strategic stakeholders, line or Provincial. Department to achieved. public realm and in turn this will lead to investor interest from the private co-ordinate resources etc. It is proposed a timeframe of 1 to 2 years sector but more importantly restoring the pride in the community within for this classification. the Primrose Town Centre. • Short-term: These projects generally require some detail design The other key intervention is the lack of a public space/ gathering point work and possibly further engagement and or acquisition of funding for the residents, workers, visitors of Primrose by taking advantage of the etc. These projects may require specific briefs drawn up and will current landmark need to go out on tender and therefore these timeframes would waterbody that can significantly change the Towns profile and start the need to be factored in the programme. It is proposed a timeframe process of renewal within and around the area. Based on the above, of 2 to 5 years although it is highly dependent on the project and the two key catalytic projects with various sub projects that have been what approvals are required for instance TIA or EIA, SPLUMA etc. identified are as follows; which would need to considered in the timeframe.
87 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.2 IMPLEMENTING PHASE 1 OF THE PRECINCT
Phase 1 aims to strengthen the High Street performance opportunity along Rietfontein Road One of the interventions is to improve the physical condition of Rietfontein Road by undertaking a streetscape enhancement project.
Coupled with the public realm upgrade, the intent is to review the scheme in order to promote residential densification along the length of Rietfontein road by encouraging residential over the existing business’s and thereby increasing footfall along the high street, encouraging new uses to evolve through the densification process as well as promoting a more active night life.
The plans on the following page reflects the various typologies , character of the street. This is followed by typical sections for the translating this into an Urban Design concept for Rietfontein Road. The sections merely illustrate a typical application. At the project technical Phase 1 level, more engagements would need to occur with the relevant roads and transport authorities and where the approval of these future road proposals are at the discretion of the Roads Department-Ekurhuleni Municipality.
FIGURE 7.1 : PHASE 1 Image reflecting Phase 1
88 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.2 IMPLEMENTING PHASE 1 OF THE PRECINCT
The plan below reflects the inherent quality and character of Rietfontein road. In order to create a high street it is important to develop and treat particular portions of the street to compliment the current conditions but also be flexible enough for future changes along the road.
Ackermans Pharmacy Video Town Church Chisa Nyama Eastern shops Bears FIGURE 7.2 : HIGH STREET Midas Superior Glass Mixed Use
Decorama Mini Lotus shops/mall Cellular Fish and Upholstery Autozone shops/cash Chips Supermarket Touchwood Primrose Centre crusaders
The character of this portion of the The character of this street from Iris A proposed IRPTN route with stations- This zone from Pansy Road to Ash Road The character of this zone from Ash street from Cemetery Road to Iris Road Road to Pansy Road contains more retail requires special intervention represents the intensive part of the of the Road to Gumtree Road is similar to the currently has more residential but is very and business/office as well as service street in comparison to the rest where east end of the street where it contains fragmented and contains some retail and industrial uses with limited residential more retail/fast food/ furniture stores are more retail and business/office as well business / office uses located. as service industrial uses with limited
3 TYPOLOGY 2 TYPOLOGY 4 TYPOLOGY 1 TYPOLOGY 2 TYPOLOGY 3 2 4 1 2
89 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.2 IMPLEMENTING PHASE 1 OF THE PRECINCT
1 TYPOLOGY 2 TYPOLOGY This section is between Pansy Road and Ash Road and the intention is to create an This section is between Iris Road to Pansy Road and Ash Road to Gumtree Road. Due environment to induce/promote more active pedestrian friendly land uses including to land-uses found along this stretch of road, the intention is to improve the public realm residential densification along this part of the street. The creation of an urban space that is through sidewalk treatment and landscaping. Residential densification is also encouraged one level with bollards and street furniture defining the street from the sidewalk space. along this portion of the street.
3 TYPOLOGY 4 TYPOLOGY
This section is between Cemetery Road to Iris Road. Due to the nature of this street where The above is a typical section of Shamrock Road with a BRT station , priority public the character is continuously evolving, the typology allows for a 2,5m planting zone where transport lane, mixed traffic lane and a transport lane to fulfil the Public transport and urban over time can be converted into parking as and when the need arises. complexity required from this route. (indicative section and subject to further technical FIGURE 7.3 : TYPOLOGIES 90 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.2 IMPLEMENTING PHASE 1 OF THE PRECINCT
The plan below indicates an urban design plan showing a typical section of Rietfontein road. The intent is to convey the design intention at this resolution of the planning process. The 3 dimensional images on the following pages illustrate how Rietfontein can be transformed by Sidewalk Paver (Paving palette to be determined in detailed design) Cobble- sidewalk Parking zone undertaking a streetscape enhancement project. Whilst a small section of the design has been prepared, this has been extrapolated later on this section to provide some broad costing for the realisation of the project along Rietfontein Road.
The basic design philosophy underpinning the concept below is to reinforce Rietfontein Road as a High Street by creating a central median that creates a boulevard feel as well as landscaping both sides of the road.
It is also proposed the use of red concrete pavers 300X 600 proportion, along the sidewalks with 4 rows of light grey cobble spaced at 12m centres defining the tree positions as well as picking up the 6m parallel parking rhythm along the street. It is also proposed red interlockers are FIGURE 7.4: PAVING used along the street surface with the parking areas demarcated by charcoal grey cobble. Feature street lights to occur at 24m centres.
The concept is to have the road and sidewalks at one level to denote a shared space where bollards will be used to delineate the various zones however the above material and technical specifications will need to be detailed further in conjunction with the relevant municipal departments.
FIGURE 7.5: RIETFONTEIN ROAD
FIGURE 7.3 : TYPOLOGIES 91 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.2 IMPLEMENTING PHASE 1 OF THE PRECINCT
RIETFONTEIN ROAD
FIGURE 7.6: HIGH STREET INTENT Image reflecting the intent of creating a High Street along Rietfontein Road
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FIGURE 7.7 RIETFONTEIN ROAD - VIEW 1 Image reflecting a 3D view of the High Street along Rietfontein Road
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FIGURE 7.8 RIETFONTEIN ROAD LANDSCAPED ISLAND INTERLOCKERS COBBLE PARKING 300 * 600 PAVERS 3D Image reflecting the intent of a High Street with mixed use buildings and an increase in the number of storeys 94 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN G: IMPLEMENTATION FRAMEWORK 12.3 IMPLEMENTING PHASE 2 OF THE PRECINCT
Phase 2 proposes the development of a public space including the transformation and redevelopment of the existing residential into business/retail opportunity around the private Waters Edge Estate development. This provides the residents of Primrose with a recreational space within the Primrose Town Centre for Public use and enjoyment but at the same time does not compromise the security, access and internal development with the Waters Edge Estate. This waters edge opportunity is currently not available to the residents and wider public as there are no wider scale recreational opportunities within Primrose but more so taking advantage of the existing water body in the area.
Whilst a small section of the area (Phase 2) has been proposed for redevelopment it is anticipated that over time much of the surrounding areas will transform and the market will dictate new opportunity and development within the surrounding precinct.
FIGURE 7.9 PHASE 2 Image reflecting Phase 2
Phase 2
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Larkspur Phase 2- Precinct : Movement RD
The proposal has limited disruption to the existing movement structure. The new link i.e. the extension of Larkspur Road is currently demarcated as a road reserve. The new link objective is to provide a more direct public access to the proposed “Primrose Waters View Park”. This allows a more direct connection to the waters edge.
It is proposed that the existing routes around the precinct is aesthetically enhanced, by texture treating the road reserves and transforming the streets into boulevards to cater for public use and activity envisaged from the development.
The major attraction of the proposal is a boardwalk that extends around a portion of the water body. It is envisaged that the width is in the region of 10m however this is highly dependent on any environmental restrictions/ setbacks that may need to be factored in the detail design phase. The objective is to create an accessible, enlivened public space for the Primrose community that overlooks the natural water body that for most parts is currently inaccessible to a majority of the Primrose community.
Larkspur RD
FIGURE 7.10 MOVEMENT Image reflecting existing and proposed movement framework
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Phase 2- Precinct : Subdivisions + Ownership
The proposal indirectly affects some key land parcels within the Primrose Town Centre. With the proposal opening op the area for public use and enjoyment, it creates new opportunity for the property’s that surround the development.
The initial change is more zoning related, to change to a more mixed use zoning however given that there are some vacant or under utilised plots in the area, it is proposed some amendments to the existing sub- divisions but dependent on whether this can be acquired, either by municipality, or private sector or owner developed due to the opportunity created through the opening up of the area to the public.
The majority of the subdivisions remains intact however in order to improve the access to the “Primrose Waters View Park”, some strategic land parcels that to be relooked at in order to create a more permeable design. These concepts will have to go through a more detailed design process and further engagements with the respective stakeholders to be fully realised.
FIGURE 7.11 OWNERSHIP FIGURE 7.12 ERVEN Image reflecting existing and proposed erven Image reflecting affected owners
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Phase 2- Precinct : Built Form +Activities
With the public boardwalk being proposed at the rear of the effected property’s , there is an opportunity to position a second building that has business/ retail land use to take advantage of the new front created along the water body interface.
In most instance all the property’s existing buildings can remain, however as indicated additional bulk rights would need to be granted to enable owners and prospect investors to take up this opportunity. This opportunity can be in the form cafes, restaurants, shops that will contribute to the “Primrose Waters View Park” new public image. Also the development offers the opportunity for a total rework of the existing and in some cases older buildings could be restored and rebuilt to maximise on these opportunities.
It is proposed that the buildings are in a two storey format however the site at the intersection of Main Reef Road and Mignonette Road offers an ideal opportunity to create an iconic building. It is proposed that this building could be developed for a 4 storey boutique hotel. This will offer fantastic views across the Waters edge estate and could serve as a landmark for Primrose. The intention is that the site should house a special building and use that will catalyse the precinct.
FIGURE 7.13 BUILT FORM Image reflecting proposed built form
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Phase 2- Precinct : Public Space
Key urban spaces within the development have been proposed. These spaces become the collection point of people such as the urban squares, boardwalk and including the surrounding streets and should be designed in a manner to accommodate the public activity so street furniture, bins, paving treatment, benches, lighting, bollards, trees etc. must be planned within this space.
Buildings interfacing with the boardwalk must accommodate colonnades and concession areas that permit the spill out of restaurant zones and café activities such as accommodating outside tables for people to enjoy the water edge views for instance must be permitted to create an enlivened space.
The areas between the boardwalks and the edge of the water body must be considered for rehabilitation, essentially to improve the current condition to enhance the ecological and green spaces further. In designing the boardwalk, consideration should be given to raising or elevating the boardwalk so to not disturb the existing condition. This will be assessed and designed accordingly in the detail design phase at a later stage.
Whilst the physical use of the water body for canoeing, fishing or alternate water activities which may pose security concerns for the owner, there may be an opportunity to demarcate parts of the water body for public use and enjoyment however it must be stated that adequate surveillance and monitoring of this public zone must be enforced if permission is granted. These specific condition must be negotiated with the owner and the Municipality in the detail design phase.
FIGURE 7.14 PUBLIC SPACE Image reflecting public space
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Phase 2 - Precinct : Overall Vision
The “Primrose Waters View Park” as referred to in this section, aims not only to transform the immediate properties and area but also over time see this development influencing the renewal of the wider precinct. Apart from the creation of an area for public use and enjoyment, this project objective is the regeneration of the overall Primrose precinct.
This ultimate objective takes time with numerous interactions with property owners and even if none of the properties transform, the creation of a boardwalk to enable the public to use and experience the water body is in its own right a massive opportunity for Primrose. The WATERS EDGE ESTATE restructuring and development of new economic activity to surround this public space will only enhance this opportunity.
Careful planning and targeted incentives, such as zoning changes will influence and convince either the landowners or investors to take up this opportunity in the future. Municipality can lead the way by starting an initiating the process through the acquisition of strategic parcels and working with private investors to realise the opportunity.
FIGURE 7.15 OVERALL VISION Image reflecting the overall vision for Waters View Park PRIMROSE WATERS VIEW PARK
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FIGURE 7.17 xxxx Image reflecting affected owners
FIGURE 7.16 PRIMROSE WATERS VIEW PARK 3D image depicting one of the urban squares proposed within the development
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FIGURE 7.17 PRIMROSE WATERS VIEW PARK 3D Image representing a boardwalk around the lake and the various activities to be enjoyed around the lake
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103 PRIMROSE PRECINCT: DRAFT PRECINCT PLAN H: CONCLUSION 13.1 DEVELOPMENT & IMPLEMENTATION FRAMEWORK CONCLUSION
Primrose is a dynamic precinct. Over the years the character of this area Phase 1 and 2 has been identified as the catalytic projects for the has dwindled causing the precinct to slip into urban decay and blight. precinct. Whilst its still in an infancy stage where a host of pre- stage The once strong activity corridor along Rietfontein Road has also started planning and design work still has to take place, including liaison with to show signs of deteriorating conditions. key stakeholders etc, it is where the focus of the Municipality should be in the short term in order to start the process of renewing the Primrose Therefore the development framework aims to provide renewal and Town Centre. rejuvenation to the town centre which will allow this dynamic precinct to thrive once again.
The RSDF identifies strong Mixed Use Activity along Rietfontein Road which supports the high street concept. Once this High Street is realised its optimum potential will be seen. With the proposal for residential densification, public realm improvements, an array of commercial opportunities as well as night life, Primrose will transform into a robust, thriving Town Centre.
Primrose is an area which lacks recreational opportunities and in order to change this a Mashie course, Sports Precinct and “Primrose Waters View Park” have been proposed. These interventions will ultimately transform the area by providing the locals with a new recreation opportunities which lacked in the Town Centre previously. The Waters View Park will allow Primrose to differ from other Town Centres.
According to the Spatial Economic Assessment Report, “Primrose is a service node, an area in transition, not structured to receive appropriate investment. The future transforming, linking, servicing and residential role of Primrose must be agreed on. To fulfill this role the land-use framework must be radically altered. For future sustainability, skills development and job creation will be the key.”
In aligning with Primrose as a service node, the high street concept along Rietfontein Road will further allow for this. Residential densification as well as residential opportunities identified to the south of Primrose will ensure that ample residential opportunities are available for those within Primrose. NMT routes will ensure that Primrose is well connected internally as well as to the broader Germiston and Bedforview regions. In terms of future sustainability, a skill training and business development hub has been identified along Main Reef Road. With the realisation of the High Street and Waters View Park, local-employment opportunities will drastically increase and allow for the upliftment of those within
FIGURE 8.1: DEVELOPMENT FRAMEWORK OF PRIMROSE
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