A ULI Advisory Services Panel Report
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Buffalo City Metropolitan Municipality South Africa December 7–10, 2014 Advisory ServicesReport Panel A ULI Buffalo City Metropolitan Municipality South Africa A Concept for the Sleeper Site in East London December 7–10, 2014 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is ■■ Sustaining a diverse global network of local practice to provide leadership in the responsible use of land and in and advisory efforts that address current and future creating and sustaining thriving communities worldwide. challenges. ULI is committed to Established in 1936, the Institute today has more than ■■ Bringing together leaders from across the fields of real 34,000 members worldwide, representing the entire spec- estate and land use policy to exchange best practices trum of the land use and development disciplines. Profes- and serve community needs; sionals represented include developers, builders, property owners, investors, architects, public officials, planners, ■■ Fostering collaboration within and beyond ULI’s real estate brokers, appraisers, attorneys, engineers, membership through mentoring, dialogue, and problem financiers, academics, students, and librarians. solving; ULI relies heavily on the experience of its members. It is ■■ Exploring issues of urbanization, conservation, regen- through member involvement and information resources eration, land use, capital formation, and sustainable that ULI has been able to set standards of excellence in development; development practice. The Institute has long been rec- ■■ Advancing land use policies and design practices that ognized as one of the world’s most respected and widely respect the uniqueness of both the built and natural quoted sources of objective information on urban planning, environments; growth, and development. ■■ Sharing knowledge through education, applied research, publishing, and electronic media; and Cover: Alison Johnson © 2015 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 USA All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 A ULI Advisory Services Panel Report About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES program and to provide recommendations in a compressed amount is to bring the finest expertise in the real estate field to of time. bear on complex land use planning and development proj- A major strength of the program is ULI’s unique ability ects, programs, and policies. Since 1947, this program to draw on the knowledge and expertise of its members, has assembled well over 400 ULI-member teams to help including land developers and owners, public officials, sponsors find creative, practical solutions for issues such academics, representatives of financial institutions, and as downtown redevelopment, land management strate- others. In fulfillment of the mission of the Urban Land gies, evaluation of development potential, growth manage- Institute, this Advisory Services panel report is intended to ment, community revitalization, brownfield redevelopment, provide objective advice that will promote the responsible military base reuse, provision of low-cost and affordable use of land to enhance the environment. housing, and asset management strategies, among other matters. A wide variety of public, private, and nonprofit or- ULI Program Staff ganizations have contracted for ULI’s advisory services. Gayle Berens Each panel team is composed of highly qualified profession- Senior Vice President, Education and Advisory Group als who volunteer their time to ULI. They are chosen for their Thomas W. Eitler knowledge of the panel topic and screened to ensure their Vice President, Advisory Services objectivity. ULI’s interdisciplinary panel teams provide a holis- Beth Silverman tic look at development problems. A respected ULI member Director, Education and Advisory Group who has previous panel experience chairs each panel. Daniel Lobo The agenda for a three-day panel assignment is inten- Director, Awards and Publications sive. It includes an advance review of a comprehensive Caroline Dietrich briefing book prepared by the sponsor to highlight relevant Logistics Manager, Education and Advisory Group background information, data, plans, and studies related to Kathryn Craig the panel assignment; an in-depth briefing, a site tour, and Senior Associate, Education and Advisory Group meetings with sponsor representatives; interviews with Natasha Hilton key community representatives; and a day of formulating Associate, Education and Advisory Group recommendations. Long nights of discussion precede the panel’s conclusions. On the final day on site, the panel James A. Mulligan makes an oral presentation of its findings and conclusions Senior Editor to the sponsor. A written report is prepared and published. Joanne Platt, Publications Professionals LLC Manuscript Editor Because the sponsoring entities are responsible for Betsy Van Buskirk significant preparation before the panel’s visit, including Creative Director sending extensive briefing materials to each member and arranging for the panel to meet with key local community Deanna Pineda, Muse Advertising Design members and stakeholders in the project under consider- Graphic Designer ation, participants in ULI’s five-day panel assignments are Craig Chapman able to make accurate assessments of a sponsor’s issues Senior Director, Publishing Operations Buffalo City Metropolitan Municipality, South Africa, December 7–10, 2014 3 About the World Bank Group THE WORLD BANK, ESTABLISHED IN 1944, is a vital The six thematic areas of the advisory service are the source of financial and technical assistance to developing following: countries around the world. The World Bank is not a bank in ■■ jobs and competitiveness; the ordinary sense; rather it is a unique partnership whose goals are to reduce extreme poverty and promote shared ■■ urban renewal and infrastructure; prosperity globally. The World Bank Group comprises five in- stitutions managed by their member countries, each with a ■■ land and housing markets; specific role aimed at the achievement of those twin goals. ■■ public financial management and governance; In South Africa, the World Bank has partnered with the ■■ integrated urban transport planning; and Cities’ Support Programme unit of the National Treasury through an advisory services agreement. Those advisory ■■ environmental and social management of urban services are provided to the National Treasury and partici- investments. pating metropolitan areas across six thematic areas and draw on the World Bank’s global experience and network of urban experts. 4 A ULI Advisory Services Panel Report About the Cities’ Support Programme THE CITIES’ SUPPORT PROGRAMME (CSP) is a unit ■■ restructuring the fiscal and financial framework for within the National Treasury that provides a range of sup- cities; and port mechanisms to metropolitan municipalities and the ■■ providing an integrated package of implementation broader intergovernmental environment in South Africa. support to cities. These mechanisms are aimed at: ■■ creating an enabling intergovernmental environment for city transformation through changes in the policy and regulatory environments; Buffalo City Metropolitan Municipality, South Africa, December 7–10, 2014 5 Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the and support: Gary Goliath, Zena John, Julian Palma, panel would like to thank the many individuals who as- Valerie Joy Santos, and David Sislen. sisted with this process, including the Cities’ Support Not of least importance, the panel also thanks the 60 Programme of the South Africa National Treasury, specifi- leaders and representatives from the community, local cally Nhlanhla Mncwango; the Buffalo City Metropolitan businesses, and organizations and others who agreed Municipality staff: Andile Fani, municipal manager; Law- to be interviewed and gave their time and energy to the rence Valeta, head, Enterprise Project Management Of- panel process. fice (EPMO); Riana Pretorius, deputy head, EPMO; and Annemarie Fish, manager, GIS Unit. In addition, the panel would like to thank the World Bank staff for its guidance 6 A ULI Advisory Services Panel Report Contents ULI Panel and Project Staff ...............................................................................................................................8 Executive Summary ..........................................................................................................................................9 Buffalo City Context and Sleeper Site Study Area .............................................................................................12 The Panel’s Observations ...............................................................................................................................14 Overall Strategy .............................................................................................................................................16 Organizing and Managing the Development Process .......................................................................................26 Conclusion ....................................................................................................................................................31 About the Panel .............................................................................................................................................32