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Primrose Precinct Draft Precinct Plan

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Primrose Precinct Draft Precinct Plan 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.
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