CHINA GATE - TERENURE URBAN DESIGN PRECINCT PLAN STATUS QUO AND PRECINCT DEVELOPMENT FRAMEWORK
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni
GAPP Consortium China Gate - Terenure Urban Design Precinct Plan
CONTACT DETAILS
CLIENT
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni tel: +27(0)11-999-4026 email: [email protected] web: www.ekurhuleni.gov.za
PROFESSIONAL TEAM
GAPP Architects and Urban Designers tel: +27 11 482 1648 email: [email protected] web: www.gapp.net
Royal HaskoningDHV tel: email: web:
Kayamandi Development Services tel: +27 12 346 4845 email: [email protected] web: www.kayamandi.co.za
Submission Date: 31 October 2019
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TABLE OF CONTENTS 3.2.6 Land use ...... 19 3.2.7 Heritage ...... 19 3.2.8 Built Environment and Spatial Overview Key Findings ...... 20 3.3 ROADS AND MOVEMENT SYSTEMS ...... 26 CONTACT DETAILS ...... I 3.3.1 Existing Road Network ...... 26 TABLE OF CONTENTS ...... II 3.3.2 Proposed Road Network ...... 26 LIST OF DIAGRAMS ...... VI 3.3.3 Rail (Freight and Passenger)...... 27 LIST OF TABLES ...... VIII 3.3.4 Airports ...... 27 LIST OF ABBREVIATIONS...... IX 3.3.5 Public Transport (Bus and taxi routes) ...... 27 EXECUTIVE SUMMARY ...... 1 3.3.5.1 Buses ...... 27 1 INTRODUCTION ...... 3 3.3.5.2 Mini-bus Taxis ...... 27 1.1 BACKGROUND ...... 3 3.3.5.3 Public Transport Interchange ...... 27 3.3.5.4 Integrated Rapid Public Transport Network ...... 28 1.2 STUDY AIMS ...... 3 3.3.6 Pedestrian movement ...... 28 1.3 APPROACH ...... 4 3.3.7 Parking ...... 28 1.4 THE PURPOSE OF A PRECINCT PLAN...... 4 3.3.8 Roads and Movement Systems Key Findings ...... 28 1.5 BOUNDARY OF THE STUDY AREA ...... 4 3.4 OPEN SPACE AND NATURAL ENVIRONMENT ...... 33 1.6 STRUCTURE OF REPORT ...... 5 3.4.1 Introduction ...... 33 2 REGIONAL CONTEXT STATUS QUO ...... 7 3.4.2 Undermining and Dolomitic Areas ...... 33 2.1 INTRODUCTION ...... 7 3.4.3 Environmental Sensitivity ...... 33 3.4.4 Open Space and Recreation within the Precinct ...... 33 2.2 HISTORICAL OVERVIEW OF KEMPTON PARK ...... 7 3.4.5 Landscape and Street Trees ...... 33 2.3 REGIONAL CONTEXT ...... 7 3.4.6 Vacant Land...... 33 2.4 SITE BOUNDARIES AND INSTITUTIONAL BOUNDARIES ...... 15 2.4.1 Institutional Boundaries ...... 15 3.4.7 Key Findings Open Space and Natural Environment ...... 33 2.4.2 Boundary of the Study Area ...... 15 3.5 SOCIO-ECONOMIC PROFILE ...... 36 3.5.1 Overview ...... 36 3 URBAN CONTEXT STATUS QUO OF THE STUDY AREA ...... 17 3.5.2 Community Facilities and Public Amenities ...... 37 3.1 INTRODUCTION ...... 17 3.5.2.1 Social Services Development ...... 37 3.5.2.2 Education Facilities ...... 37 3.2 LAND USE AND ACTIVITY PATTERN ...... 17 3.5.2.3 Regional Social Services Function...... 37 3.2.1 Zoning and Land Legal Status ...... 17 3.5.2.4 Recommendations ...... 37 3.2.2 Land Ownership ...... 17 3.6 INFRASTRUCTURE AND ENGINEERING SERVICES ...... 38 3.2.3 Key Community Facilities ...... 17 3.6.1 Stormwater ...... 38 3.2.4 Major Servitudes...... 18 3.6.2 Water ...... 38 3.2.5 Characteristics and Key Features ...... 18 3.6.3 Sewer ...... 38
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4 POLICIES, PLANS AND PROJECT CONTEXT ...... 41 6.4 DEVELOPMENT CONCEPT FOR THE PRECINCT ON A LOCAL LEVEL ...... 63 4.1 INTRODUCTION ...... 41 6.4.1 Develop a Mixed-Use Node at the Existing China Gate 4.2 GAUTENG PROVINCIAL SPATIAL DEVELOPMENT Development and a Community Node at Bloekomdraai ...... 64 PROPOSALS ...... 42 6.4.2 Support the Proposed BRT Route ...... 64 4.2.1 Gauteng Provincial Spatial Development Framework 2030 6.4.3 Provide Additional Work Opportunities in the Industrial Zones (2016) 42 to the North and South ...... 64 4.3 METROPOLITAN AND LOCAL POLICIES AND PLANS...... 42 6.4.4 The sites directly east of the BRT station, have potential for 4.3.1 The City of Ekurhuleni’s Growth and Development Strategy being redeveloped either for industrial, residential or mixed-use Retain 2055 42 the character of the residential suburban precincts ...... 64 4.3.1.1 Implications on the precinct ...... 42 4.3.2 Ekurhuleni’s 25 year Aerotropolis Master Plan ...... 42 6.4.5 Maintain and Upgrade Main Movement Routes ...... 64 4.3.3 CoE Built environment Performance Plan (BEPP 2017) .... 45 6.4.6 Reinforce and Improve the Pedestrian Movement and Public 4.3.4 MSDF (2015) Spatial Development Strategy ...... 47 Environment ...... 65 6.4.7 Develop the Parks and Provide Additional Community 4.4 LOCAL POLICIES AND PLANS ...... 49 4.4.1 RSDF Region B ...... 49 Facilities where Required ...... 65 4.4.2 LSDF Terenure Area 13 ...... 49 7 PRECINCT DEVELOPMENT FRAMEWORK ...... 73 4.5 THE COE URBAN DESIGN POLICY ...... 52 7.1 INTRODUCTION ...... 73 4.5.1 Key Elements of the Urban Design Policy ...... 52 7.2 SOCIO ECONOMIC DEVELOPMENT POTENTIAL ...... 73 4.5.2 Urban Design Policy Principles ...... 52 7.2.1 Retail Market...... 73 4.6 DEVELOPMENT INITIATIVES ...... 54 7.2.2 Industrial Market ...... 74 4.7 WARD PRIORITIES ...... 55 7.2.3 Office Market ...... 74 4.8 KEY FINDINGS - DEVELOPMENT POLICIES, PLANS AND 7.2.4 Residential Market ...... 75 PROJECTS ...... 55 7.2.1 Institutional, social services and community facilities ...... 76 5 CONTEXT AND STATUS QUO CONSOLIDATION ...... 56 7.3 LAND USE AND ACTIVITY PATTERN ...... 76 6 PRECINCT DEVELOPMENT VISION AND CONCEPT ...... 62 7.3.1 Proposed Land Use and Activity Pattern ...... 76 6.1 INTRODUCTION ...... 62 7.3.2 Proposed Land Use Budget ...... 79 7.3.3 Community Facilities and Public Amenities ...... 80 6.2 PRINCIPLES AND GUIDELINES: UNDERPINNINGS OF THE 7.4 ROADS AND TRANSPORT SYSTEM ...... 88 PRECINCT PLAN ...... 62 6.2.1 Regional Principles and Guidelines ...... 62 7.4.1 Enhancing the Street Grid Network ...... 88 7.4.1.1 Primary Road Network ...... 88 6.2.2 Precinct Principles and Guidelines ...... 62 7.4.1.2 Secondary Road Network ...... 88 6.3 REGIONAL DEVELOPMENT CONCEPT...... 63 7.4.1.3 Local Road Network ...... 88 7.4.2 Gateways ...... 89
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7.4.3 Public Transport Network ...... 89 8.1.11 Key Findings ...... 109 7.4.3.1 Rail ...... 89 8.1.12 References ...... 109 7.4.3.2 Taxis ...... 89 7.4.3.3 Bus Services ...... 89 9 ANNEXURE 2: OPEN SPACE AND NATURAL ENVIRONMENT . 117 7.4.4 Parking ...... 89 9.1 OPEN SPACE AND NATURAL ENVIRONMENT CONTEXT AND 7.4.5 Extended Pedestrian and Cycle Network ...... 90 STATUS QUO ...... 117 7.4.6 Specific Transport Interventions ...... 90 9.1.1 Environmental Strategic Documents (policies, plans and 7.5 PUBLIC OPEN SPACE AND PEDESTRIAN NETWORK ...... 93 strategies) ...... 117 7.5.1 Existing and Proposed Parks and Open Spaces ...... 93 9.1.1.1 Ekurhuleni Environmental Policy, 2012...... 117 7.5.2 Primary and Secondary Pedestrian Routes ...... 93 9.1.1.2 Ekurhuleni Environmental Management Framework, 2007 ..... 118 7.5.3 Residential Street Space as a Public Amenity ...... 93 9.1.1.3 Ekurhuleni Biodiversity and Open Space Strategy (EBOSS), 7.6 URBAN DESIGN DIRECTIVES TO CREATE A LEGIBLE 2009 119 PRECINCT ...... 95 9.1.1.4 Draft Bioregional Plan, 2014 ...... 121 7.6.1 Urban Design Directives ...... 96 9.1.1.5 Open space resources ...... 126 9.1.2 Biophysical Characteristics ...... 129 7.7 SUSTAINABLE CONSIDERATIONS ...... 96 9.1.2.1 Land-use and Transformation – location of areas of natural REFERENCES ...... 99 habitat 129 8 ANNEXURE 1: ROADS AND TRANSPORT ...... 100 9.1.2.2 Terrestrial Environment – Vegetative characteristics ...... 130 9.1.2.3 Faunal Assemblage ...... 130 8.1 ROADS AND TRANSPORT CONTEXT AND STATUS QUO ... 100 9.1.2.4 Freshwater Environment: Drainage & Surface Water Occurrence Overview ...... 100 130 8.1.1 Regional Access ...... 100 9.1.2.5 Freshwater Environment: State and Threat Level ...... 132 8.1.2 Road Ownership ...... 101 9.1.2.6 Environmentally-sensitive Area designations on the Precinct Site 8.1.3 Road Hierarchy...... 101 134 8.1.4 Plans and Projects ...... 102 9.1.2.7 Gauteng C-Plan 3 ...... 134 8.1.5 Traffic Volumes...... 102 9.1.2.8 The National Threatened Terrestrial Ecosystems dataset ...... 135 9.1.2.9 The Gauteng Environmental Management Framework ...... 135 8.1.6 Rail (Freight and Passenger) ...... 102 9.1.3 Environmental Sensitivity Assessment ...... 136 8.1.7 Public Transport ...... 104 9.1.4 Key Findings ...... 136 8.1.7.1 Buses ...... 105 8.1.7.2 Mini-bus Taxis ...... 105 10 ANNEXURE 3: SOCIO ECONOMIC ...... 138 8.1.7.3 Rail Facilities ...... 106 8.1.7.4 Integrated rapid public transport network ...... 106 10.1 ECONOMIC ASSESSMENT CONTEXT AND STATUS QUO .. 138 8.1.7.5 Gautrain ...... 107 10.1.1 Overview ...... 138 8.1.8 Pedestrian movement ...... 107 10.1.2 Policies, Plans and Projects ...... 139 8.1.9 Parking ...... 109 10.1.3 Socio-Economic Characteristics ...... 140 8.1.10 Accident Hotspots and Illegal Traffic Movements ...... 109 10.1.4 Socio- Economic Assessment ...... 140
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10.1.4.1 Major Policies, Plans and Projects ...... 140 10.1.4.2 Socio-Economic Profile ...... 140 10.1.4.3 Retail Market ...... 144 10.1.4.4 Industrial Market ...... 145 10.1.4.5 Residential Property Market ...... 145 10.1.4.6 Institutions, Social Services and Facilities ...... 151 10.1.5 Key Findings- Socio Economic Assessment ...... 151 11 ANNEXURE 4: INFRASTRUCTURE AND SERVICES ...... 153 ANNEXURE 4: ...... 153
11.1 OVERVIEW ...... 153 11.2 SERVICES STATUS ...... 153 11.2.1 Stormwater ...... 153 11.2.1.1 Area ...... 153 11.2.1.2 Rainfall ...... 153 11.2.1.3 Existing infrastructure ...... 153 11.2.2 Water ...... 156 11.2.2.1 Existing infrastructure ...... 156 11.2.3 Sewer ...... 157 11.2.3.1 Existing infrastructure ...... 157 11.2.4 Electrical ...... 160 11.2.4.1 Area ...... 160 11.2.4.2 Existing Electrical System and Capacity ...... 160 11.2.4.3 Upgrades and/or Expansions Required ...... 160 11.2.4.4 Key Projects/Interventions ...... 160 11.2.5 Telecommunications and ICT ...... 160 11.2.5.1 Conclusion...... 161 11.2.6 Waste Management ...... 164 11.2.6.1 National Waste Management Strategy (2011)...... 164 11.2.6.2 Waste Management for Region B of COE (RSDF, 2017) .... 164 11.2.7 Infrastructure and Engineering Services Key Findings ..... 167 12 ANNEXURE 5: STAKEHOLDER INPUT ...... 168
12.1 DESIGN CHARETTE – 16 OCTOBER 2019 ...... 168 12.2 INDIVIDUAL MEETINGS ...... 169
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LIST OF DIAGRAMS Diagram 35: Development Concept at a Precinct Level- development potential with existing and proposed roads, public transport and pedestrian network ...... 70 Diagram 1: Precinct Boundary and Study Area ...... 6 Diagram 36: Development Concept at a Precinct Level- Identifying sites with Diagram 2: Regional Location ...... 9 development potential...... 71 Diagram 3: Regional Context -Existing Regional Land Uses ...... 10 Diagram 37: Development Concept at a Precinct Level- BRT Focus ...... 72 Diagram 4: Regional Context –Key Facilities and Activities ...... 11 Diagram 38 Retail Land Use - existing and potential in the form of vertically Diagram 5: Regional Context – Existing and Proposed Road and Rail System .... 12 integrated mixed use ...... 74 Diagram 6: Regional Context – Public Transport Existing and Proposed System 13 Diagram 39 Industrial Land Use ...... 74 Diagram 7: Regional Context –Open Space and Environment ...... 14 Diagram 40: Residential Land Use – existing and potential ...... 75 Diagram 8: Regional Context –Institutional and Precinct Boundaries ...... 16 Diagram 41: Community Land Use ...... 76 Diagram 9: Land Use Zoning ...... 21 Diagram 42: Recommended Land Use...... 81 Diagram 10: Land Ownership ...... 22 Diagram 43: Community Facilities and Public Amenities ...... 87 Diagram 11: Key Activities and Land use ...... 23 Diagram 44 Road and Public Transport System ...... 91 Diagram 12: Precinct Character ...... 24 Diagram 45: Road and NMT Network – Transport Plan ...... 92 Diagram 13: Built Form and Servitudes ...... 25 Diagram 46: Public Open Space and Major Pedestrian Network ...... 94 Diagram 14: Existing and Proposed Road and Railway Network ...... 30 Diagram 47: Urban Design Directives to Create a Legible Precinct ...... 98 Diagram 15: Local Existing and Proposed Public Transport System ...... 31 Diagram 48: Location of the China Gate Shopping Centre ...... 100 Diagram 16: Vehicular Access into the Precinct ...... 32 Diagram 49: Abandoned rail reserve runs through the area dividing China Gate 103 Diagram 17: Open Space and Recreation ...... 35 Diagram 50: Abandoned rail reserve runs through the area dividing China Gate 103 Diagram 18: Engineering Services ...... 40 Diagram 51: PRASA Railway line within the Precinct ...... 104 Diagram 19: CoE 25 Year Aerotropolis Master Plan on a Regional level ...... 44 Diagram 52: Public Transport Modal Split ...... 105 Diagram 20: BEPP Indicator Targets ...... 45 Diagram 53: Informal taxi rank M39/ Oranjerivier Drive (AM only) ...... 105 Diagram 21: CoE BEPP 2017 ...... 46 Diagram 54: Change Point Ampere Street and Ossewa Street (AM and PM) ..... 106 Diagram 22: CoE Approved MSDF ...... 48 Diagram 55: Informal taxi rank Bergrivier Dr and Oranjerivier Drive (AM & PM only) Diagram 23: Regional Context –Regional Spatial Development Framework 2015 50 ...... 106 Diagram 24:–Precinct in context of the LSDF Terenure Area 13 ...... 51 Diagram 56: Example of Harambe BRT buses in a mixed traffic ...... 107 Diagram 25:–Urban Design Policy Key Elements and Policies ...... 53 Diagram 57: Example of NMT along Pyp Avenue ...... 108 Diagram 26:–Modderfontein Activity Pattern and initiatives ...... 54 Diagram 58: NMT facilities adjacent to M39 road ...... 108 Diagram 27: Key Outcomes: Constraints and Opportunities Summary ...... 56 Diagram 59: Bicycle users along NMT facilities adjacent to M39 road ...... 108 Diagram 28:–Status Quo Key Findings ...... 59 Diagram 60: Pedestrian bridge crossing over M39 ...... 108 Diagram 29:–Status Quo Key Findings ...... 60 Diagram 61: Parking space at China Gate Shopping Centre ...... 109 Diagram 30:–Status Quo Key Findings ...... 61 Diagram 62: Regional Connectivity ...... 110 Diagram 31: Regional Development Concept - Corridor and nodal development . 66 Diagram 63: Road Ownership on the Study Area ...... 111 Diagram 32: Regional Development Concept ...... 67 Diagram 64: Road Hierarchy ...... 112 Diagram 33: Development Concept at a Precinct Level- Land use and development Diagram 65: Future Roads Impacting on the Study Area ...... 113 potential along main routes- ...... 68 Diagram 66: Bus and Taxi Routes within China Gate ...... 114 Diagram 34: Development Concept at a Precinct Level- development potential ... 69 Diagram 67: Proposed BRT Routes within China Gate ...... 115 Diagram 68: PRASA Strategic Network Planning ...... 116
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Diagram 69: Seven Environmental Policy Focus Areas, or Ultimate Outcomes.. 118 Diagram 70: Precinct in relation to the COE EMF, 2007 ...... 119 Diagram 71: Local Open Space Node within the vicinity of the Precinct ...... 120 Diagram 72: Bioregional Plan in relation to the China Gate Precinct ...... 124 Diagram 73: Hydrological features in the China Gate Precinct ...... 125 Diagram 74: Gym equipment being used ...... 126 Diagram 75: Sports facilities in park ...... 126 Diagram 76: Maintenance is required ...... 127 Diagram 77: Vacant undeveloped land opposite the park ...... 127 Diagram 78: Watercourse ‘daylighting’ from under Reinert Way on the Precinct Boundary ...... 131 Diagram 79: Surface Water Typology and Drainage Context ...... 133 Diagram 80: Composite Environmental Sensitivity ...... 137 Diagram 81: Demographics by Age ...... 141 Diagram 82: Education Status...... 141 Diagram 83: Type of Employment Sector ...... 142 Diagram 84: Main Type of Dwelling ...... 147 Diagram 85: Residential Market Stock ...... 148 Diagram 86: Property Ownership by Age ...... 148 Diagram 87: Period of Ownership ...... 149 Diagram 88: Precinct Median Price Sales and Property Registration ...... 149 Diagram 89: Catchment Delineation & General Drainage Directions ...... 154 Diagram 90: Existing Stormwater pipes impacting on the Precinct ...... 155 Diagram 91: Kempton Park Wet reservoir ...... 156 Diagram 92: Water reticulation network and reservoirs China Gate Kempton Park ...... 158 Diagram 93: Existing Sewer Pipe Network China Gate Kempton Park ...... 159 Diagram 94: Electrical network...... 162 Diagram 95: Electricalinfrastructure servitudes ...... 163 Diagram 96: Waste Management Hierarchy ...... 164 Diagram 97: Buffer to AEL ash dump adjacent to the precinct ...... 166 Diagram 98: Waste Landfill Sites Servicing the China Gate precinct (Region B) 166
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LIST OF TABLES
Table 1: Indicative floor area, number of units and population within the precinct 19 Table 2: Social Services and Community Facilities Requirements ...... 37 Table 3: Names and capacities of water storage reservoirs servicing China Gate38 Table 4: Recommend Land Use Categories ...... 82 Table 5: Recommended Land Use Categories Continued ...... 83 Table 6: Anticipated Land Use Budget ...... 84 Table 7: Anticipated Land Use Budget Summary...... 85 Table 8: Social Services and Community Facilities Requirements ...... 86 Table 9: Road Classification ...... 101 Table 10: Bioregional Plan Map Categories ...... 122 Table 11: Employment Status ...... 142 Table 12: Household Income Distribution ...... 142 Table 13: Economic Sectors ...... 143 Table 14: Gross Value Added ...... 143 Table 15: Economic Activities within the Precinct ...... 144 Table 16: Tenure Status ...... 147 Table 17: Residential Property Registration ...... 150 Table 18: Median Sales Prices for Residential Properties ...... 150 Table 19: Social Amenities within the Precinct Area ...... 151 Table 20: Social Amenities within the Immediate Surrounding Areas ...... 151 Table 21: Storm rainfall depths for different durations and recurrence intervals 153 Table 22: Names and capacities of water storage reservoirs servicing China Gate ...... 156 Table 23: Solid waste services framework ...... 164 Table 24: Landfill site servicing the China Gate Precinct ...... 165
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LIST OF ABBREVIATIONS TOD – Transit Oriented Development WWTP – Waste Water Treatment Plants
BEPP – Built Environment Performance Plan BRT – Bus Rapid Transit CBA – Critical Biodiversity Areas CBD – Central Business District CCA – Customer Care Area CIF – Capital Investment Framework CoE – City of Ekurhuleni EAP– Economically Active Population EBOSS – Ekurhuleni Biodiversity and Open Space Strategy EMF – Environmental Management Framework ESA – Ecological Support Areas GDHS – Gauteng Department of Human Settlements GDID – Gauteng Department of Infrastructure Development GDS – Growth and Development Strategy GIS – Geographic Information System GSPTN – Gauteng Strategic Public Transport Network GSRN – Gauteng Strategic Road Network IDP – Integrated Development Plan BRT – Integrated Rapid Public Transport Network LED – Local Economic Development LSDF – Local Spatial Development Framework MSA – Municipal Systems Act MSDF – Metropolitan Spatial Development Framework NTIZ – National Treasury Integration Zone NDP – Neighbourhood Development Programme NMT – Non-Motorised Transport PRASA – Passenger Rail Authority South Africa RSDF – Regional Spatial Development Framework SDF – Spatial Development Framework SDP – Spatial Development Plan TPS – Town Planning Scheme
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EXECUTIVE SUMMARY . China Gate Mall is located in the centre of the precinct adjacent to Oranjerivier Drive and Zuurfontein Street. The aim is to prepare a China Gate-Terenure Design Precinct Plan . Work opportunities exist in the region in terms of industrial and which is intended to guide spatial, social, economic, environmental and business areas. These are to the north and south of the precinct infrastructural input, to provide a consolidated development initiative that . The region is well served with key facilities and activities documents and establishes the development vision and development . The following regional centres, industrial areas and nodes are strategy for the site. It serves as the primary spatial development and within a 10 km radius: management plan, which identifies projects and directs budgetary - Kempton Park resources for short, medium and long-term actions and projects. - Midrand - Edenvale The current Status Quo Analysis is intended to provide analytical basis for - Longmeadow, Founders Hill and Modderfontein (including this plan, identifying key issues and findings that underpin future planning the AEL factory) and intervention. - Greenstone Shopping Mall - Chloorkop The study area is located in Kempton Park on the western boundary of - Spartan; Ekurhuleni. The precinct is bordered generally by Bergview Drive to the - Isando; north Terenure Road to the east, R25 (K155) to the south and Ekurhuleni - Jetpark. Boundary on the west. The M39 (K117) arterial road runs north-south . The precinct is well connected east-west by K155, and K117 through the precinct. The precinct includes residential suburbs and running north-south through the precinct community facilities and commercial/industrial areas and the China Gate . There are a number of proposed routes in the region. These Mall. This encompasses an area of approximately 250 Hectares. include the PWV3 south and east of the precinct. In addition, the
BRT is proposed running north-south through the precinct The existing spatial status quo assessment outcomes are as follows: connecting Kempton Park and the OR Tambo International Airport
to Tembisa. . The precinct is located within 7km from OR Tambo International . There is a watercourse running to the south of the precinct which Airport, 11km from Midrand, 8km from Edenvale and 5kilometres forms part of the regional open space system and is from Kempton Park; environmentally sensitive. There is also a large regional open . The Regional land uses include residential, business and space to the north of the precinct. industrial. . The precinct is not affected by dolomite or mining. . The southern portion of the precinct consist of generally low- density residential suburbs and the northern portion being The Development Concept outlines a broad strategy that builds on the industrial development. strengths and opportunities that exists in the precinct and catchment area and provides a broad framework for structuring future growth and
1 GAPP Consortium China Gate - Terenure Urban Design Precinct Plan development interventions and provides a basis for the more detailed Development Framework that follows. It should be noted that the vision and concept is at both regional and local scale with the regional scale providing a context for the local precinct.
Given that the Precinct is an established mainly residential suburb of Kempton Park with industrial development on the north of the precinct, the development concept aims to protect, regenerate and enhance what is already there, rather than to propose elaborate changes to an existing functioning urban structure. However, a major proposal that will affect the future of the precinct is the proposed BRT public transport corridor that runs north-south through the precinct. This is proposed in the RSDF and will provide a mixed-use high density corridor giving access to the precinct and to the surrounding developments.
The Development Framework provides for improvements to the urban environment and economy of the precinct as well as attracting private sector investment to the precinct.
The Framework elaborates in detail on the following Land Use and Activity Pattern Framework; Roads and Movement Framework; Open Space and Natural Environment Framework; Built Form and Public Environment Framework; Urban Design Directives and Guidelines
From the Development Framework two Focus Areas have been defined which provide more detail for these priority areas and become the basis for the selecting short-term priority projects which will be elaborated in next submission.
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1 INTRODUCTION Included as a key component in the precinct plan, is the establishment of urban design directives and guidelines as informed by the CoE’s draft urban design policy: the resulting outcomes of the precinct plan include 1.1 BACKGROUND land use management and urban design directives, physical development projects to realise the identified development potential, and an integrated The initiative of formulating urban design precinct plans for various areas implementation strategy, to co-ordinate all efforts and resources in the throughout the City of Ekurhuleni takes its lead from the Ekurhuleni MSDF, most efficient and viable manner. which states that to remedy the challenges associated with our current urban configuration, “a vision-led approach is proposed for urban design at a metropolitan level within the City of Ekurhuleni. At the heart of this 1.2 STUDY AIMS approach is the central aim of creating places of beauty and distinct identity by drawing together the many strands of ‘place-making’ – The aim is to prepare The China Gate-Terenure Urban Design Precinct environmental responsibility; social equity; economic viability. The urban Plan which is intended to guide spatial, social, economic, environmental design vision should address the social needs of people living and working and infrastructural input, so as to provide a consolidated development in the area now and in the future, and create opportunities to contribute to initiative that documents and establishes the development vision and the establishment of sustainable communities” (MSDF 2015) development strategy for the site. It serves as the primary spatial development and management plan, which identifies projects and directs The GAPP Consortium was appointed by the City of Ekurhuleni (CoE) budgetary resources. to assist the City Planning Department with the drafting of a number of urban design precinct plans. The precinct planning forms a component of the CoE’s package of plans. The precinct plan aims to build on the existing national, regional and local The Consortium comprises the following professional firms: policies as well as work already undertaken in the area, incorporating the . GAPP Architects and Urban Designers (Pty) Ltd specialist input of the client and professional team through a constant, . Royal HaskoningDHV (Pty) Ltd iterative process of adaption and refinement that establishes an on-going self-regulatory process of coordination and integration. . Kayamandi Urban Economists (Pty) Ltd
This precinct plan should be used as a common source of reference and
as a point of departure for decision-making by the municipality, This chapter outlines the study aims, approach, why a Precinct Plan is government and the private sector. required, the boundary of the study area and the structure of the report.
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1.3 APPROACH The precinct plan is required to realise the resources and programmes for The precinct plan is the intended umbrella document that guides all implementation. The components include: ongoing work and functions as a joint statement of intent by the client, professional team and other key stakeholders. The precinct plan should Identification of the catalytic projects: function as a point of reference for the identification and packaging of selected projects. . Project programme and phasing; . Preparation of associated budgets; The precinct plan is therefore regarded as a framework to guide the . Interdepartmental mechanisms for coordination and cooperation development of the precinct. It should be robust enough to establish a with other spheres of government; direction for the future, instil confidence and elicit critical development and . Identification of further detailed planning to obtain development project responses. At the same time, it should remain flexible enough to rights; allow change through time, recognise new ideas and respond to varying . Establishment of public-private partnerships. market demands, government legislation and adapting economies.
This precinct plan should thus be used as a common source of reference The precinct plans prepared for CoE, provide a framework for short, and as a point of departure for decision-making by the municipality, medium and long-term actions and projects. government and the private sector.
1.4 THE PURPOSE OF A PRECINCT PLAN 1.5 BOUNDARY OF THE STUDY AREA
The precinct plan identifies the key catalytic projects, such as major The China Gate/Terenure Precinct Boundary is defined as follows and infrastructure, open space and public environment upgrade projects or key illustrated in Diagram 1: Precinct Boundary and Study Area: facilities/uses, all of which lend force to its implementation. The identified projects should adhere to the precinct plan’s public environment design codes, which encompass three-dimensional visualisation and precedent . Located in Kempton Park on the western boundary of Ekurhuleni examples. approximately 11 kilometres from Midrand, 8 kilometres from Edenvale and 5 kilometres from Kempton Park CBD’s. These projects realise the CoE’s policies and urban design plans in a . The precinct is bordered generally by Bergview Drive to the north tangible way within the precinct and aid the establishment of a liveable Terenure Road to the east, R25 to the south and Ekurhuleni environment that is clean, safe and well managed. This type of Boundary on the west. The M39 arterial road runs north-south development is managed as an incremental process over time and the through the precinct. The precinct includes residential suburbs projects become the catalysts for private sector investment and and community facilities and commercial/industrial areas and the development. China Gate Mall.
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- Preparation of the Detailed Precinct Development Framework; This encompasses an area of approximately 250 Hectares. Including Roads, Land Use and Activities, Open Space and Environment, Urban Design Guidelines, Infrastructure and Socio Economic 1.6 STRUCTURE OF REPORT
The report is structured into several sections: Annexure 1: . Executive Summary; - Roads and Transport Context and Status Quo; . Introduction; - Transportation and Traffic Plan; . Regional Context; Annexure 2: . The Precinct Status Quo Analysis: - Environmental Context and Status Quo; Annexure 3: - physical components and characteristics – transport and - Economic Assessment Context and Status Quo; movement, natural environment, built form precinct - Socio-Economic Development Plan; characteristics, land-use activities, zoning, social facilities, economic assessment and infrastructure services; Annexure 4: - policies, plans and projects that impact upon the precinct – - Infrastructure and Services Context and Status Quo; - Context and Status Quo Consolidation: outlining the outcomes - Infrastructure Services Plan; from the analysis and identifying the structuring elements as well as related issues and opportunities; Annexure 5: Stakeholder Engagement
. Precinct Development Vision and Concept:
- A Regional Concept Development: Movement and connectivity (north-south and east-west connections); proposed secondary neighbourhood nodes; proposed station nodes (TODs); and consolidated regional development strategy; - Precinct Development Concept: Refined Development Concept:
. Development Framework Precinct Plan:
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Diagram 1: Precinct Boundary and Study Area
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2 REGIONAL CONTEXT STATUS QUO . Understanding the precinct in its regional and local context in terms of:
2.1 INTRODUCTION - The locality of the site and its extent; - The general land uses, activities and key facilities in the Refer to Diagram 1: Precinct Boundary and Study Area region;
The existing and proposed movement system and local road The China Gate - Terenure Precinct is located in Kempton Park. - network; The precinct is located in Region B which is situated within the north- - The existing and proposed public transport network; western section of the CoE. The City of Tshwane forms the northern - The open space systems and natural features of the region; boundary of the region and the City of Johannesburg forms the western - Constraints on development. boundary of Region B. The precinct abuts the City of Joburg and Ekurhuleni’s boundaries. The region is made up of the areas of Tembisa, a portion of Kempton Park, Edenvale, Bedfordview, Olifantsfontein/ 2.2 HISTORICAL OVERVIEW OF KEMPTON PARK Clayville and Bredell Agricultural holdings. Region C is to the east and Region A is to the south. Region A is important as it contains work Kempton Park was established on 1903 when Karl Friedrich Wolff sub- opportunities in Kempton Park, Boksburg, Germiston and Bedfordview. divided a portion of his Zuurfontein farm into 216 residential stands and named the new town “Kempten” after the German town in Bavaria of his The CoE Metropolitan Spatial Development Framework (MSDF) (2015) birth. The name was anglicised into Kempton Park. and Regional Spatial Development Framework (RSDF Region D) (2015), identifies the southern portion of the precinct as a residential area with OR Tambo International Airport (Africa's busiest airport) is located on the China Gate Business Node on the north and industrial development in the south-east of Kempton Park and was established in 1952, this gave further northern portion. Also located to the north of the precinct and to the south- impetus to the industrial expansion of Kempton Park and it became a city east are large areas of industrial development and work opportunities. The in 1992 and became part of the City of Ekurhuleni Metropolitan Zuurfontein Road / K117 is proposed as a major BRT route providing Municipality in 2000. improved public transport access to work opportunities and facilities in the region as a major north south corridor connecting Kempton Park to Tembisa 2.3 REGIONAL CONTEXT
In this section, the following components of the regional context and status Refer to Diagram 2: Regional Location quo are assessed: . Its historical context; Refer to Diagram 3: Regional Context -Existing Regional Land Use
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Refer to Diagram 4: Regional Context –Key Facilities and Activities - Kempton Park - Midrand Refer to Diagram 5: Regional Context – Existing and Proposed Road and - Edenvale Rail System - Longmeadow, Founders Hill and Modderfontein Refer to Diagram 6: Regional Context – Public Transport Existing and - Greenstone Shopping Mall Proposed System - Chloorkop - Spartan (housing many chemical manufacturing and other Refer to Diagram 7: Regional Context –Open Space and Environment industrial sites); - Isando; The China Gate/ Terenure Precinct is located near the urban economy of - Jetpark. Johannesburg, Midrand, Modderfontein, Kempton Park, Boksburg, . The precinct is well connected east-west by Modderfontein Road Germiston and other major urban centres, and therefore is integrated into /R24 (K155) in the east, and Zuurfontein Road/M39 (K117) the urban system. In addition, the precinct is located in close proximity to running north-south through the precinct (Diagram 5: Regional OR Tambo International Airport and to the Grand Central Airport. The Context – Existing and Proposed Road and Rail System), forming Precinct is therefore well located at the centre of economic activity. a traffic box around the precinct; . There are a number of proposed routes in the region. These . The Precinct is located within 7km from OR Tambo International include the PWV3 south and east of the precinct (Diagram 5). In Airport, 11km from Midrand, 8km from Edenvale and 5kms from addition the BRT is proposed running north-south through the Kempton Park; (Figure 2) precinct connecting Kempton Park and the OR Tambo . The Regional land uses are indicated on Diagram 3: Regional International Airport to Tembisa. Context -Existing Regional Land Uses including residential, . Local access is limited due to the regional road network as there business and industrial. limited intersections serving the precinct; . The southern portion of the precinct consist of generally low- . There is a watercourse running to the south of the precinct, which density residential suburbs and the northern portion Industrial forms part of the regional open space system and is Development. environmentally sensitive. There is also a large regional open . China Gate Mall is located in the centre of the precinct adjacent to space to the north of the precinct; Oranjerivier Drive. . The precinct is not affected by dolomite or mining. . Work opportunities exist in the region in terms of industrial and business areas. These are to the north and south of the precinct Public transport in the form of access to work opportunities in the region . The region is well served with key facilities and activities (Figure and regional road connections to other urban centres exists. The Precinct 4) is in a central location to other centres and industrial areas in the region . The following regional centres, industrial areas and nodes are and is on the proposed BRT corridor from Tembisa to Kempton Park and within a 10 km radius: Vosloorus via Boksburg.
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Diagram 2: Regional Location
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Diagram 3: Regional Context -Existing Regional Land Uses
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Diagram 4: Regional Context –Key Facilities and Activities
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Diagram 5: Regional Context – Existing and Proposed Road and Rail System
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Diagram 6: Regional Context – Public Transport Existing and Proposed System
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Diagram 7: Regional Context –Open Space and Environment
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2.4 SITE BOUNDARIES AND INSTITUTIONAL BOUNDARIES
2.4.1 Institutional Boundaries
Refer to Diagram 8: Regional Context –Institutional and Precinct Boundaries
The Precinct is located in Region B in the City of Ekurhuleni, which is one of 6 regions within the Municipality. The regions are planning regions with each having an RSDF. The precinct is located in Ward 104 and Ward 13 as indicated on Figure 10. The wards provide a councillor to represent that ward on the Council.
2.4.2 Boundary of the Study Area
The Boundary of the study area is indicated in Section 1 (Figure 1) and includes residential suburbs, schools, Industrial areas to the north, medium density residential development on the north east and China Gate business centre in the centre of the precinct. It is bordered generally by the K155 in the south, the Ekurhuleni Boundary with Johannesburg on the west and Terenure Road on the east.
This encompasses an area of approximately 250 Hectares in extent.
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Diagram 8: Regional Context –Institutional and Precinct Boundaries
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3 URBAN CONTEXT STATUS QUO OF THE STUDY AREA . Community facilities are distributed within the “Residential 1” precincts including a school and church; 3.1 INTRODUCTION . There is a large site to the west of the K117 which is a water storage area. In this section, the following components of the existing study area are . There are a two small convenience retail sites within the investigated and assessed: residential precincts and three others in close proximity to the . The existing zoning and legal status; precinct. . Existing ownership patterns, considering public and private ownership; . Existing land uses and key activities occurring within the precinct; 3.2.2 Land Ownership . The existing physical characteristics; . Existing Heritage and built environment; Refer to Diagram 10: Land Ownership . Existing and Proposed Roads and Movement System; . Existing Open Space and Environment; . Most of the precinct is under private land ownership; . Existing Socio-economic conditions. . The Department of Infrastructure Development owns two vacant land parcels and an existing school; . The CoE owns a number of sites within and surrounding the 3.2 LAND USE AND ACTIVITY PATTERN precinct. These include the large open space associated with the river course in the south and formalised parks. 3.2.1 Zoning and Land Legal Status 3.2.3 Key Community Facilities
Refer to Diagram 9: Land Use Zoning Refer to Diagram 11: Key Activities
The following zoning categories are applicable to the Precinct: The precinct has a limited number of social amenities. These include the . “Residential 1” for residential dwelling erven consist of the Westside Primary School, a Dutch Reformed Church and 2 crèches. The majority of the area in two defined precincts, east and west of the primary school and church is located within the centre of study area; K117. making is accessible to the entire community. The pedestrian bridge crossing the K117 provides access to this primary school from the suburbs . The China Gate Development is zoned business located west of the K117. The crèches are privately owned and operated. . The area to the north of Oranjerivier Drive is zoned industrial
. The area on the north-east corner of the precinct is zoned Residential 4 for town houses and flats.
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The area immediately surrounding the precinct is served with a diverse mix of land uses and a range of activities, including Community Facilities: The Precinct consists mainly of established residential areas. These are Schools, crèche, clinics, a community hall, and numerous churches. generally well-maintained, established residential areas and landscaped residential suburbs in the two quadrants. The houses in the residential Kempton Park Hospital is approximately 2 kilometres to the east, but has suburbs are generally single storey and create an attractive living been closed since 1996 and is falling into disrepair. The decision to environment. However, there are signs of rooms being let on these refurbish or demolish and rebuild has been the subject of recent properties facing onto Zuurfontein Road and in smaller pockets of the discussions. precinct, particularly in the quadrant west of Zuurfontein Road
The suburban streets in these existing residential areas are characterised 3.2.4 Major Servitudes by corrugated roof homes with low walls or fences with leafy and tree lined sidewalks. The street space should be seen as community space and part Refer to Diagram 13: Built Form and Servitudes of the housing development as it is overlooked by the generally single storey houses. This character can be compromised by high walls and There are a number of servitudes in the precinct, both Rand Water, Eskom electric fencing. and City of Ekurhuleni servitudes. Refer to the Infrastructure chapter for further information. There is one school, in the centre of the precinct, with two parks, that are well utilised by the community.
3.2.5 Characteristics and Key Features There are signs of a home-based economic activity, in and around the precinct. This comprises guest houses and local services (IT solutions). Refer to Diagram 11: Key Activities and Land use However it’s very limited. Refer to Diagram 12: Precinct Character On the north-east there are townhouse and apartment developments The study area forms the border between 2 primary land uses: the (approx. 60du/ha), with vacant agricultural landholdings being developed industrial areas of Chloorkop (north of Oranjerivier Drive) and residential into this use, which are adjacent to service industry in the remainder of the neighbourhoods. Consequently, the northern part of the precinct, which northern area. borders the Chloorkop industrial area, contains an industrial area called Protec Park (Terenure X42). This industrial area is an industrial park, with China Gate Shopping Centre is the largest retail centre within the Study perimeter fencing, architecturally designed entrance gates and landscaped Area and comprises roughly 20,000m2 of retail space. It is located next to gardens. In addition, commercial enterprises are operated on the K117, and has direct access. There are no major anchors (i.e. smallholdings located west of the Zuurfontein Road (K117), near China Checkers / Pick ‘n pay) and the centre appears to be in decay and poorly Gate, which show signs of less investment and vacancies, with potential to managed and the high vacancy rates in this centre can partly be attributed be redeveloped into a higher quality industrial park. to this.
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In general, the precinct requires a certain degree of urban regeneration. TOTAL NO TOTAL RESIDENTIAL Currently, a degree of suburban decay has set in within the Study Area, BUILDINGS/ FLOOR POPULATION LAND USE / ZONING UNITS AREA (m2) (3.5PP/UNIT) which is evident from business that is not fully occupied, residential stands that are used for disrupting land uses such as panel beaters, and housing WAREHOUSES 83 4964 being sublet to families and a general lack of developer’s interest within RESIDENTIAL 2875 242084 10063 the area itself. Unfortunately, urban decay leads to a down-spiral if ADDITIONS/ALTERATIONS 7 354 unchecked, only stimulating less interest in an area, which only leads to CARPORT 119 2829 further urban decay. Urban decay affecting the precinct will have to be SECTIONAL TITLE 159 12542 addressed. GARAGE 651 25934
MAIN BUILDING 1057 167548 3.2.6 Land use OTHER BUILDING 792 25367 Using the activity pattern and zoning, the following can be deduced. This SEMI DETACHED 8 485 shows indicatively that there are approximately 3521 units, a residential UNCLEAR 82 7025 population of 12 324, an Industrial floor area of 25354m2 and commercial RESIDENTIAL 2 642 22241 2247 2 of 63746m . 8.37 ha of public owned vacant land to be reviewed for SERVICES-WATER 6 1616 development in the precinct plan. TOTAL 3351 355652 12 324
Table 1: Indicative floor area, number of units and population within the precinct DESCRIPTION Hectares UNDEVELOPED (PUBLIC TOTAL NO TOTAL RESIDENTIAL OWNED LAND - POTENTIAL BUILDINGS/ FLOOR POPULATION FOR DEVELOPMENT) 8.37 2 LAND USE / ZONING UNITS AREA (m ) (3.5PP/UNIT) AGRICULTURAL 5 611 RESIDENTIAL 4 599 14 3.2.7 Heritage WAREHOUSES 1 12 There are a number of heritage and tourist facilities in Region B. A small COMMERCIAL 173 63746 amount of bed and breakfasts have emerged in the precinct. BUILDINGS 119 51016
OFFICES 50 3731 SHOPPING CENTERS 4 8999 INDUSTRIAL 185 25354 MANUFACTURING 46 15006 OFFICES 56 5384
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3.2.8 Built Environment and Spatial Overview Key Findings
The key findings gleaned from the spatial overview include:
. The precinct is located on the western edge of Ekurhuleni and is therefore central to the Gauteng City Region’s urban system as well as the major centres and work opportunities within Ekurhuleni and Johannesburg . Most of the landholdings in the precinct are privately-owned, which makes it difficult for the Council to elicit spatial transformation; however, there are a number of properties in CoE and DID’s ownership; . There is a strong well-defined urban structure to the precinct due to two distinct residential neighbourhoods, a pattern of townhouse development on the north-east and the two industrial areas and the grid of roads. . The dwellings in the precinct are generally well-maintained, established residential areas and landscaped in the two quadrants. The houses in the residential suburbs are generally single storey and create an attractive middle-income living environment. . The residential street spaces are generally well-treed and have grass verges and should be seen as community space and part of the housing development as it is overlooked by the generally single storey houses. . A degree of suburban decay has set in within the Study Area; . The industrial area to the north is small and medium size units. . There are no buildings of heritage interest in the precinct.
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Diagram 9: Land Use Zoning
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Diagram 10: Land Ownership
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Diagram 11: Key Activities and Land use
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Diagram 12: Precinct Character
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Diagram 13: Built Form and Servitudes
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3.3 ROADS AND MOVEMENT SYSTEMS Traffic movement within and around the Study Area is largely interregional traffic, originating and destined for activity areas outside the boundaries of Refer to: the Study Area. Thus, most of the traffic movement affecting the precinct is not intended for the area, but only passes or traverses the precinct for Diagram 14: Existing and Proposed Road and Railway Network other more prominent destination such as Chloorkop, Modderfontein, Tembisa and the Kempton Park CBD. Diagram 15: Local Existing and Proposed Public Transport System The abovementioned traffic movement is largely concentrated along the Diagram 16: Vehicular Access into the Precinct K117 and the K155. Whereas the movement along the K155 is largely private vehicles, traffic movement along the K117 is largely public For the full Roads and Movement System Assessment please refer to transport (busses and taxis) and commercial vehicles (vans and trucks). Annexure 1: Roads and Movement Systems Assessment Context and Status Quo The K117 movement is mainly between Tembisa, Chloorkop and the Kempton Park CBD, originating from Tembisa in the morning peak hour and originating from the Kempton Park CBD in the afternoon peak hour. 3.3.1 Existing Road Network
The precinct is served with regional routes, with generally good east-west 3.3.2 Proposed Road Network and north south connections: There are a number of road proposals identified by Gauteng Department . K155 /R24 (Modderfontein Road) connects east-west from of Roads and Transport, which impact on the study area, namely: Modderfontein to the R21 in the east. . K117 /M39 (Zuurfontein Road) connects north-south from . The PWV3 approximately 1.5kms to the south of the precinct Kempton Park to Tembisa; . Pongola Drive, which connects to Terenure Avenue on the east of . Oranjerivier Drive connects east-west to residential suburbs on the precinct is to be upgraded to become a continuous secondary the east and west; route. This route will eventually connect to the K58 to the north. . Pongola Drive on the east of the precinct connects suburbs in the north and south These road proposals are not prioritised, and the time frames for The remainder of the precinct consists of local distributor roads and implementation are unclear. local roads, which form grids throughout the precinct, with local access being constrained by regional connections.
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3.3.3 Rail (Freight and Passenger) 3.3.5.1 Buses
The closest railway station to the Precinct is Van Riebeeck Park Bus transport is the least predominant public transport mode in the CoE, approximately 2kms to the east. and the existing bus routes within the precinct are shown in Annexure 1. The Regional Spatial Development Framework: Region B (2015) shows Two freight railway lines affect the Study Area. The first traverses the area that the bus routes or bus coverage within/ near China Gate and Terenure in a north-south direction, running parallel and next to the M39/K117. This is Zuurfontein Road (M39), which passes through the precinct. The railway line originates north of the Study Area and serves the northern investigation shows that this bus service is limited, travelling only very parts of the Chloorkop industrial area. The second freight railway line early in the morning and returning late in the evening. passes the southwestern edge of the Study Area, originating and serving the Modderfontein industrial area. The freight line along the M39/K117 has become moribund and been replaced with a sidewalk. These railway lines 3.3.5.2 Mini-bus Taxis terminate in the mentioned industrial areas and do not continue onwards to link to larger residential areas such as Tembisa. Taxi mode is utilised by the majority of people in Ekurhuleni. Key taxi routes within the study area include Zuurfontein Road (M39) and Modderfontein Road (R25). There is no formal taxi ranking facilities within 3.3.4 Airports the precinct. The intersection of the M39/ Oranjerivier Drive is used as an informal taxi rank in the morning for Johannesburg bound passengers. OR Tambo International Airport is some 7 kms to the south, which is part Other passengers travelling to areas such as Alexandra, Kempton Park of the Aerotropolis Zone and Grand Central Airport in Midrand is 11 kms to and Germiston rely on taxis along M39 and often have to wait for taxis as the north-west. they are full with passengers, as the taxis emanate from Tembisa area. Outside the precinct area, a change point for taxis is available at the corner of Ampere Street and Ossewa Street. Another informal taxi rank at 3.3.5 Public Transport (Bus and taxi routes) Bergrivier Dr and Oranjerivier Drive also occurs in the area.
According to the Ekurhuleni IDP dated 2013, the public transport modal split within Ekurhuleni is 73.7% for taxis, 19.3% for rail transport, and 7% 3.3.5.3 Public Transport Interchange for bus transport. Furthermore, it was mentioned that private vehicle utilisation is very high – more than 50% of the total trips in Ekurhuleni. There are no Transit Orientated Development (TOD) with rail, bus and taxi facilities proposed in the RSDF within close proximity to the precinct. It is Public transport services provided in the precinct includes buses and taxis. therefore important that the BRT proposed along Zuurfontein Road is A key component in city building is the construction of a quality public developed as it will connect to TOD’s proposed in Kempton Park and transport system and associated cycling/ pedestrian infrastructure. Tembisa.
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A pedestrian bridges exist at the Modderfontein Road / Zuurfontein Roads interchange allowing for pedestrians to cross east-west and north-south. 3.3.5.4 Integrated Rapid Public Transport Network
The Operations Plan for a BRT north-south corridor indicates that a future 3.3.7 Parking BRT trunk route within the study area will be implemented during Phase 1 (Tembisa-OR Tambo-China Gate-Vosloorus). A feeder route (Outside the Most of the streets in the study area have on-street parking. Formal precinct) of 22.8km is planned to start from Ossewa Street toward parking is provided at various facilities in the study area such as China Zuurfontein Street, continue onto Boomkruiper St, right onto Nuwejaarvoel Gate Mall. Most of the housing units have attached garages or parking Ave, 2nd left onto Pongola River Dr/M88, right onto Strydom St, left onto spaces on the property. Mooifontein St, right onto R25, 1st left onto Ysterhout St, and right onto Stasie St. 3.3.8 Roads and Movement Systems Key Findings In terms of stations, numbers 19 and 20 are under construction at the moment. Currently, the construction of proposed BRT is still on-going Key findings regarding transport and roads include: within Tembisa and Chloorkop areas. Some sections have been completed but others are still underway. During peak hours, the BRT . The area has good access to the regional road network; buses can be seen running but not within the dedicated lanes since the . The east-west connections into City of Joburg is constrained by system is not yet opened. This thus increases customer travel times. the Modderfontein Landholding; and new roads are proposed by Diagram 67 shows the BRT trunk route within the study area. the Gauteng Department of Roads and Transport which will improve accessibility in the region and within the precinct; . The precinct is divided into four quadrants and the road 3.3.6 Pedestrian movement connections between these is difficult;
. Access into the precinct from the main roads is generally indirect; Walking and driving is the predominant means of mobility within the . Many of the properties are walled off, making it difficult for direct precinct, with the local facilities in walking distance. pedestrian movement to the proposed IRTN station;
The precinct is divided into four quadrants, each quadrant is relatively . Each quadrant can be traversed by pedestrians within 5 to 10 small (between a 5/10 minute walk) Zuurfontein and Modderfontein Roads minutes; are mobility routes which prevent pedestrians moving freely between the . Future BRT trunk route is proposed within the study area which quadrants, and many pedestrians cross Zuurfontein Road near Heuwel will provide an improved public transport system for the precinct. Avenue, which is dangerous as there is no designated crossings at this . China Gate is compromised by its distance to the freeway system. point. . A pedestrian bridge crossing over M39 is also provided south of the precinct helping pedestrian to access Kempton Park west and
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Terenure. Pedestrian jaywalking along M39 can be attributed to lack of pedestrian bridge in the middle of the precinct. . In terms of public transport, China Gate is regarded as being poorly accessible. Commuters often rely on taunting taxis along M39 emanating from Tembisa area. . BRT trunk routes within the study area will be implemented during Phase 1 (Tembisa-Or Tambo- China Gate- Vosloorus), with feeder routes implemented along Ossewa St.
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Diagram 14: Existing and Proposed Road and Railway Network
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Diagram 15: Local Existing and Proposed Public Transport System
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Diagram 16: Vehicular Access into the Precinct
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3.4 OPEN SPACE AND NATURAL ENVIRONMENT The river courses and associated open space in general is Refer to Diagram 17: Open Space and Recreation environmentally sensitive and should be retained and upgraded for public use. It is essential that these are appropriately managed to ensure that For the full Open Space and Natural Environment Assessment please they are functioning ecologically and are safe areas for the local refer to Annexure 2: Environmental Assessment Context and Status Quo community to use and enjoy.
3.4.4 Open Space and Recreation within the Precinct 3.4.1 Introduction There are two large open spaces in the eastern residential quadrant and The precinct comprises two types of open space: active open space and one in the western residential quadrant. There is a large open space to the passive open space. The former involves the use of open space for north of the precinct, which forms part of the regional open space system. recreational purposes, whereas the latter refers to the use of open space The major open spaces are well maintained and provide an important non-active purposes. There are two developed and maintained parks in amenity for the residents of the precinct and surrounding suburbs. the Terenure area namely the park bounded by Skoolroete St, Kruindraai St and Parkroete St and Park 669. These parks have been landscaped and developed with seating, sports facilities, playground equipment and 3.4.5 Landscape and Street Trees gym equipment, and form an important part of the open space network. Much of the character of an area is created by the existing street trees in There is a large passive open space, located on the south-eastern the residential areas. Most comprise trees of stature with grassed verges boundary of the Study Area, serving as an electrical and drainage line. which are well maintained. This passive open space is used for recreational purposes as a golf driving range. 3.4.6 Vacant Land
3.4.2 Undermining and Dolomitic Areas Vacant and underutilised tracts of land exist within the precinct. Most of this land is located on the northern boundary of precinct. Of note is a There is no dolomite or mining within the study area nor has taken place vacant stand zoned for educational purposes, located next to the existing over many years on the AECI property to the west of the precinct. Westside Primary School. These vacant stands provide land for future development, and more importantly, opportunities to restructure the spatial pattern of the precinct. 3.4.3 Environmental Sensitivity 3.4.7 Key Findings Open Space and Natural Environment
Refer to Diagram 17: Open Space and Recreation Key findings regarding Open Space and Natural Environment include:
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. The precinct has sufficient open space in the two southern residential quadrants, however, there is a need for additional open spaces in the townhouse and apartment precinct to the north. . This regional open space is environmentally sensitive and should be controlled to avoid dumping. . The historical development of the urban area has resulted in significant transformation of the natural environment within most of the extent of the Precinct, with the exception of some fragmented undeveloped areas. These undeveloped areas are largely transformed, with only limited areas possibly containing residual grassland habitat. . The transformation of the natural environment in the Precinct and the large-scale transformation of the wider area has resulted in the disappearance of most of the natural faunal assemblage of the wider area. . There are no surface water/ freshwater features located in the precinct, however a number of drainage lines are located (rise) in close proximity to the Precinct boundaries. . No CBAs are designated in the Precinct with very small areas of the northern parts of the Precinct being designated as ESAs. . No Zone 2 High Control Areas exist, as designated under the Gauteng EMF. . In general, the Precinct displays a low degree of environmental sensitivity. . There are two developed and maintained parks in the Terenure area. These parks have been landscaped and developed with seating, sports facilities, playground equipment and gym equipment, and form an important part of the open space network.
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Diagram 17: Open Space and Recreation
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3.5 SOCIO-ECONOMIC PROFILE industries, the wholesale and distribution, and manufacturing industries, which account for the significant proportion of the working population’s For full Socio-Economic Overview please refer to Annexure 3: Economic employment within the formal sector. Assessment Context and Status Quo. The China Gate Mall is the main economic landmark within the precinct, This section provides a comprehensive overview of the socio-economic, even though it does not encompass a variety of economic activities. economic and residential property markets in relation to the Precinct and Moreover, the precinct is mainly dominated by residential land uses with its immediate surrounding areas. The analysis is also based on the an insufficient provision of economic activities. Despite this, the most policies, plans and projects outlined in respect of the City of Ekurhuleni common economic activities in the precinct are a few businesses entities Metropolitan Municipality. and offices, commercial and motor repairs, and few restaurants. The industrial market seems to be largely met with industrial activities primarily 3.5.1 Overview concentrated towards the north of the precinct. Furthermore, in terms of social facilities, there is insufficient provision within the precinct, with a The socio-economic status of the precinct is drafted in accordance with the number of educational and religious facilities. Even so, most of the Stats SA, 2011 “small areas” data, Quantec 2019, Lightstone Property facilities are located in the surrounding areas within 5km radius. Suburb Reports 2019 and takes into account the existing policies, plans and projects of the City of Ekurhuleni that pertain to the China The precinct is dominated by low-density dwellings, with a recent Gate/Terenure Precinct and its immediate surrounding areas. emergence of townhouses and apartments. In relation to tenure status, 58% of households own their properties, despite 46% of those properties The Stats SA (2011) data indicated a total population of approximately 8 not being fully paid off. 265 people, comprising of 2 147 households and a household size of 3.8. The precinct is dominated by females that account for 53.3%. The Property 24 indicated a high number of sales on houses in the precinct. population is fairly youthful (age 18-35) and the majority have matric and This has been attributed to households seeking to upgrade from freehold tertiary education. In terms of employment, 69.7% of the population is stands to gated communities with adequate security. As a result, the employed and the majority of the working population are employed in the Lightstone Property Report, 2019 indicated that the residential stock formal sector. Furthermore, most households (62.7%) fall under the market of the precinct is dominated by sectional schemes, which accounts middle-income category, with an income ranging between R89 000– for 51%, followed by estate freeholds and freeholds that account for 25% R707 000 per annum. and 20% respectively.
The precinct falls under Kempton Park, which has been identified as the Regarding property ownership, approximately 50% of recent buyers are main place, for the purpose of illustrating a direct impact on the precinct’s the youth (18–35 years), while the existing owners and recent sellers are economy at a larger scale. In that context, the tertiary and secondary middle-aged, between 36—49 years, and account for 48% and 44% sectors play a fundamental role in the economy of Kempton Park in terms respectively. In terms of period of ownership, at least 38% of the existing of economic contribution and employment. This includes the service owners have lived in the precinct for less than five years and 32% for more
36 GAPP Consortium China Gate - Terenure Urban Design Precinct Plan than 11 years, while the majority of recent sellers have lived in the precinct 3.5.2.4 Recommendations for less than five years, accounting for 42%, and 28% have lived in the area for over 11 years. The precinct accommodates primarily the youth and children, it is essential to ensure the provision of social facilities in this area, therefore seek to The median sale prices of properties have been relatively affordable in the enhance integration and thus attract people that are looking for long term last decade, ranging between R550 000 to R750 000 for sectional residents. schemes, which have been the most registered property type in the last decade when compared to freeholds. Freeholds have been the most Table 2: Social Services and Community Facilities Requirements expensive, ranging between R600 000 to over a million. Facilities Average Threshold Acceptable Travel (Population) Distance (KM) Early Childhood 2 400—3 000 2km 3.5.2 Community Facilities and Public Amenities Development Centre Grade R Class at 1 000 2km (preferred)- The precinct has an insufficient provision of community and public Primary School 5km amenities. However, there is a significant number of facilities located Source: Council for Scientific and Industrial Research, 2012 within 5km of the precinct.
3.5.2.1 Social Services Development
There are no social services within the precinct, however there are various services located within the immediate surroundings (within 5km). This includes clinics, a fire station, and police stations.
3.5.2.2 Education Facilities
The precinct is mainly dominated by primary schools and there is a significant number of primary schools within a 5km radius of the precinct. Secondary schools are also located outside the precinct.
3.5.2.3 Regional Social Services Function
There are no regional social services within the precinct. However, there is a hospital located within a 5km radius from the precinct.
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3.6 INFRASTRUCTURE AND ENGINEERING SERVICES Table 3: Names and capacities of water storage reservoirs servicing China Gate Refer to Diagram 18: Engineering Services RESERVOIR NAME STORAGE AREA SERVED CAPACITY (Mℓ = 1 For the full Infrastructure and Engineering Services Assessment please million litres)) refer to Annexure 4: Infrastructure and Services Context and Status Kempton Park west 11 400 KL Kempton Park Quo Reservoir 1 Kempton Park west 11 400 KL Kempton Park Reservoir 2 Kempton Park west 2 300 KL Kempton Park 3.6.1 Stormwater Reservoir 3
A drainage path runs from the north highest region where the rectangular Within the Precinct is the Rand Water Klipfontein reservoir adjacent to water reservoirs are located, outward towards the industrial and residential Zuurfontein St in a secure area belonging to Rand Water. The area surrounding area. The existing stormwater channels are mainly towards surrounding the water reservoirs are used for valve chambers and the east and south-east areas from China Gate Centre. pipelines as the water reservoirs are underground/ submerged.
The database indicates an extensive stormwater pipe network. Further south is a CoE Kempton Park West reservoir in Pyp Avenue feeding the Terenure region. 3.6.2 Water
The Rand Water servitude running along Ohm Street and further south IMQS (asset management software) indicates that the pipe material is towards the wetland, must be protected and development cannot occur mostly AC, however, the north-western region material is uPVC. The over the servitude. Passive recreation uses are permissible but no formal existing concrete water reservoirs servicing the region are as indicated in structures/ buildings. (the three reservoirs are located in one barricaded location), the water storage capacities and the areas serviced are shown in Table 22 below.
3.6.3 Sewer
The Hartebeesfontein WWTP is the existing drainage area plant for the area which is owned and operated by the East Rand Water Care Company (ERWAT).
The Hartebeesfontein WWTP is the existing drainage area plant for the area and the following information was received from ERWAT
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- Capacity of the works: o Adequate - Condition of works: o Good - Refurbishment required: o Yes, 10x Digester (Mixing and Pipework), 3 blowers, chlorine buildings, final contact tanks, 4 PSTs and 4 FSTs, 5x Sludge Pumps, Raw Sludge Screen, 4x Gearboxes and Motors for Aeration; 8x Motors for Unaerated reactor - Age of civil infrastructure: o 40 Years - Age of mechanicals: o 5-20 years
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Diagram 18: Engineering Services
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4 POLICIES, PLANS AND PROJECT CONTEXT The CoE package of plans is indicated below.
4.1 INTRODUCTION
Refer to Diagram 20 CoE Package of plans
This section comprises an assessment of the various policy plans and projects, from national to local level, that impact the precinct.
The CoE MSDF and RSDF (2015) were informed by the applicable national and provincial policies, which therefore do not require review at this level of planning.
The provincial policies that have been reviewed as they impact on the precinct include: . Gauteng Provincial Spatial Development 2030, prepared in 2016, which is fairly high level;
At the metropolitan planning level, the applicable hierarchy of plans was assessed including: . The Ekurhuleni 25-Year Aerotropolis Master Plan of 2015, . CoE Built Environment Performance Plan (BEPP, 2017); . The MSDF;
. The RSDF for Region B; . Associated policies, such as the CoE Urban Design Policy (2017, Diagram 20 CoE Package of plans draft policy).
These and the national and provincial policies give consistent policy support, at all levels, to develop the BRT including densification along its length.
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4.2 GAUTENG PROVINCIAL SPATIAL DEVELOPMENT terms of the proposed housing projects of the Capital Investment PROPOSALS Framework (CIF) due to the proposed Integrated Rapid Public Transport Network Corridor (BRT) Corridor. The main policy that directly impacts the precinct, is the Gauteng Spatial Development Framework 2030 that was prepared in 2016 after the MSDF 4.3.1.1 Implications on the precinct and RSDF. This plan seeks to facilitate economic and residential development 4.2.1 Gauteng Provincial Spatial Development Framework 2030 opportunities through promoting economic inclusion, environmental (2016) sustainability and social cohesion. The precinct has been identified as the CIF Priority 1, which is also part of the BRT which encompasses the The Gauteng Spatial Development Framework 2030 (GSDF) (2016) development of adequate housing in proximity to employment supports the CoE MSDF and identifies Ekurhuleni as the hub for opportunities and different modes of transport. In addition, the precinct is manufacturing, logistics and transport. also located near the Chloorkop area in which Project Linked Subsidy housing has been proposed. 4.3 METROPOLITAN AND LOCAL POLICIES AND PLANS These developments could, therefore, influence the types of land uses that 4.3.1 The City of Ekurhuleni’s Growth and Development Strategy could be proposed to accommodate the anticipated housing need within 2055 the precinct. Consequently, the precinct plan is therefore prepared to enhance spatial integration, through encouraging the development of The City of Ekurhuleni’s Growth and Development Strategy 2055 details residential units in the vicinity of economic activities and major roads to strategic interventions to be undertaken in order to establish a coherent create access and convenience to different modes of transportation delivering city by 2020, a capable city by 2030 and, ultimately, a leading to various destinations. sustainable city by 2055. In persuasion of this mandate, the strategy is embedded in accordance with the strategic goals, namely: 4.3.2 Ekurhuleni’s 25 year Aerotropolis Master Plan Re-urbanise to achieve sustainable urban integration; Re-industrialise to achieve to job-creating economic growth; Refer to Diagram 19: CoE 25 Year Aerotropolis Master Plan on a Regional Re-generate to achieve environmental well-being; level Re-mobilise to achieve social empowerment; and Re-govern to achieve effective cooperative governance. The Ekurhuleni 25-Year Aerotropolis Master Plan Part 6: Land Use Plan (June 2015) aims to enable the CoE and the Province of Gauteng to The CoE Medium Term Revenue and Expenditure Framework (MTREF) unlock the economic development potential of the region, while taking the set aside R141 million for economic function corridors in order to re- city and its neighbours towards greater efficiency, sustainability, and industrialise the city. The precinct has also been identified as Priority 1 in equity.
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The Aerotropolis is based on five principles that form the foundation of the vision for Ekurhuleni’s Aerotropolis and from which the criteria for the success of this important initiative can be derived. These principles are: . Community: build strong neighbourhoods that allow people to realize their full potential; . Collaborate: streamlined and effective governance that meets or surpasses global standards; . Concentrate: dense Transit Oriented Development (TOD) that leverages on and complements existing communities;
. Connect: move goods, services and people efficiently and
effectively;
. Compete: identify and amplify the value chains which South Africa
can dominate in the global economy.
Aerotropolis is 3 kms south-east of the precinct is earmarked as an
Economic Development District and a Community Hub, with proposed mixed use and transit orientated development. Therefore, this will provide economic impetus to this precinct.
The Aerotropolis Land use plan gives guidelines on certain aspects within the community hub such as:
. Promoting improved linkages between other economic centres; . Improving gateways into the CBD through special features such as bridges or public art and signage; . Improving the streetscape of certain streets within the precinct . Identified sites in close proximity to stations for intensive.
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Diagram 19: CoE 25 Year Aerotropolis Master Plan on a Regional level
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4.3.3 CoE Built environment Performance Plan (BEPP 2017) Diagram 20: BEPP Indicator Targets
Refer to Diagram 69: Seven Environmental Policy Focus Areas, or Ultimate Outcomes
Refer to Diagram 21: CoE BEPP 2017
The CoE Built Environment Performance Plan (BEPP) of 2017 is effectively the interdepartmental coordination and development implementation strategy.
The precinct forms part of the BEPP Integration Zone 1. Integration Zone 1 represents the functional area extending from the Tembisa node in the north, southwards to Kempton Park CBD and therefrom southward towards the Boksburg CBD, along the BRT route (serving as the main transit spine). IZ1 passes though the Aerotropolis Core Node.
Specific development targets are identified and referred to within the
Integration Zone Planning Guidelines to achieve spatial and economic Source: BEPP, 2017 transformation, support public transport, including a socio-economic profile and tenure mix (owned/ public rental and private rental) as indicated on The BEPP outlines the following priority project intervention applicable to Table 2. the precinct, as captured in the capital infrastructure budget:
Existing public transport infrastructure present within the zone is the metro . BRT: Road Infrastructure rail, Gautrain rail and numerous Taxi routes. The following rail station are . The Precinct is at the intersection of two proposed corridors one located within the area: Oakmoor, Kaalfontein, Tembisa, Limindlela, to Kempton Park and the other to Edenvale and Germiston. Leralla, Kempton Park and Isando. The proposed BRT route with numerous feeders and prosed station form part of plan which directly affects the Precinct.
It is evident that most of the IZ1 adheres to the criteria of walkability based on a 500m walking distance from any public transport facility.
45 GAPP Consortium China Gate - Terenure Urban Design Precinct Plan EKURHULENI BEPP - FINAL REPORT MAY 2017 REGIONAL CONTEXT AND STATUS QUO
NO RISK DOLOMITE
SECONDARY NODES
CHINA GATE CHINA GATE
• Precinct falls within No risk dolomite zone • Identified as IRPTN Station
China Gate forms part of the BEPP Integration Zone 1. Specific development targets are identified and referred to within the Integration Zone Planning Guidelines to achieve spatial and economic transformation and support public transport, including the desired income mix (subsidy / gap market) and tenure mix (owned/ public rental and private rental.
Diagram 21: CoE BEPP 2017
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4.3.4 MSDF (2015) Spatial Development Strategy
Refer to Diagram 22: CoE Approved MSDF
The MSDF’s spatial development strategy is an urban network plan formed by the identified structuring elements. The core of this network is the ORTIA Aerotropolis. The key structuring element of the urban network is the proposed is mass public transport which links the nodal hierarchy. The mass public transport (rail and IRTPTN) forms a lattice that establishes corridors earmarked for densification and promotes the movement of people to and from places of employment within the CoE.
The MSDF’s principles include:
. Retrofitting existing primary nodes; . New nodal development; . Functional densification; . Provision of effective public transport; and . Inward urban growth.
There are on secondary nodes in close proximity to the precinct. The Precinct is located between two industrial nodes identified in the MSDF. This gives policy support for the development of mixed-use activities and high-density residential development in the corridor between. In addition, the zone along the route of Zuurfontein Drive has been identified for densification.
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GAPP Consortium China Gate - Terenure Urban Design Precinct Plan
APPROVED MSDF 2015 REGIONAL CONTEXT AND STATUS QUO
• Identified as IRPTN Station
Diagram 22: CoE Approved MSDF
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4.4 LOCAL POLICIES AND PLANS . Urban parks and recreation; . Pedestrian walkways and landscaping; 4.4.1 RSDF Region B . Urban infill, densification and variety;
. Land use integration. Refer to Diagram 23: Regional Context –Regional Spatial Development Framework 2015
Two Nodes are proposed. These are nodal developments and gateways: Region B is made up of the areas of Tembisa, a portion of Kempton Park, Edenvale, Bedfordview, Olifantsfontein/ Clayville and Bredell Agricultural . China Gate Mixed Use Node including a transport hub; holdings. . Bloekomdraai Community Node in the centre of the residential area to the east. In terms of the metropolitan vision, the region will see major urban growth due to the proximity to the airport and its expected growth as an Aerotropolis.
In the RSDF certain aspects have been defined that will directly affect the precinct plan proposals as follows;
. China Gate Mall is seen as a business development; . Responsible densification should take place within areas where services and infrastructure are provided for. Densification should happen in support of activity nodes, social facilities and public transport routes. Zuurfontein Drive is seen as a BRT route as well as being identified for densification . Consolidate the industrial development to the north and south of the precinct
4.4.2 LSDF Terenure Area 13
The proposed LSDF is indicated in Figure 26.
The intention of the LSDF includes the introduction of:
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Diagram 23: Regional Context –Regional Spatial Development Framework 2015
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Diagram 24:–Precinct in context of the LSDF Terenure Area 13
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4.5 THE CoE URBAN DESIGN POLICY . Activity Response; . Non-Motorised Transport (NMT); The CoE Urban Design Policy has been prepared in a manner that allows . Placemaking and the Public Realm; the generic principles of urban design to be applied across different scales . Sustainability and Resilience; of planning and design. These may include, but are not limited to, . Urban Management. settlement making, urban renewal initiatives, and the development of new expansion zones, public place making, street design and local scale building projects. They would therefore be applicable to Precinct These must apply to the Precinct.
4.5.1 Key Elements of the Urban Design Policy
Refer to Diagram 25:–Urban Design Policy Key Elements and Policies
The Urban Design Policy focuses on six key elements: . The public realm; . Transportation planning; . Public transport; . Re-addressing township environments; . Urban logic and structure; . Urban regeneration catalyst.
4.5.2 Urban Design Policy Principles
The CoE Urban Design Policy consists of seven urban design principles.
Each principle, along with the relevant guidelines, is individually detailed and its primary intent is outlined.
The Seven Urban Design Principles are as follows: . Making Connections; . Positive Edges;
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Diagram 25:–Urban Design Policy Key Elements and Policies
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4.6 DEVELOPMENT INITIATIVES
Refer to Diagram 27: Key Outcomes: Constraints and Opportunities Summary Activity Pattern and Initiatives
Modderfontein boarders the western boundary of the precinct. Modderfontein landholding is a 4200ha portion of land, comprising existing developments Greenstone, Stoneridge, Lakeside, Thornhill, Foundershill and further development initiatives of a new town centre predicated on a new Gautrain Station, further industrial development on its eastern boundary and office and residential (Longlake, Westlake) on its western boundary. The AECI factory is located near the precinct and intended to be retained during development.
New developments are occurring in the precinct on the existing vacant landholdings in the eastern quadrant for medium density residential, 60du/ha. Diagram 26:–Modderfontein Activity Pattern and initiatives
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4.7 WARD PRIORITIES The principles found in this policy review will become the underpinnings of the preparation of the precinct plan. These principles include: A list of the key projects has been identified by CoE for the relevant wards in Ekurhuleni. The specific wards that are relevant to precinct are Ward 13 . Zuurfontein Road is seen as a BRT route as well as being and 104. identified for densification . There are a number of regional connections proposed, which will These indicate the priorities for 2017/18 review process, the Department improve the accessibility of the precinct. responsible, and the capital funds by year for some projects. These are . The Precinct is located on the boundary between Ekurhuleni and indicated below some of which are not within the study area: Joburg’s jurisdiction and requires consideration in terms of infrastructure; The main Ward Priority project list for the 2018/2019 financial year . Modderfontein / Aeci’s landholding forms a barrier in the short- includes: term due to limited road connections. . Development of a park and wetland with mini sporting facilities,
park equipment and planted trees; . Fencing between the residential area in Kempton Park West, Esther Park and the main Zuurfontein road; . Upgrading of parks on both sides of Kempton Park West, Porkrote and Skoolroete, and Optal and Handel streets (new equipment, lighting and fencing); and . Provision of recycling bins at schools, shopping centres, parks, and churches.
4.8 KEY FINDINGS - DEVELOPMENT POLICIES, PLANS AND PROJECTS
The Precinct is located within Region B of the City of Ekurhuleni's jurisdictional boundaries.
There is policy support at National, Provincial and Local levels for the Precinct to be reinforced, on a regional, metropolitan and local spatial planning level.
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5 CONTEXT AND STATUS QUO CONSOLIDATION Diagram 27: Key Outcomes: Constraints and Opportunities Summary
Refer to Diagram 27: Key Outcomes: Constraints and Opportunities CATEGORY COMMENT Summary Spatial and Key Findings Physical . The precinct is located on the western Refer to Diagram 28:–Status Quo Key Findings Development boundary of Ekurhuleni and is well located in Gauteng City Region’s urban system; The key findings for each section of the report have been consolidated in . The precinct is located in Kempton Park. this section, to draw out key constraints and opportunities revealed . The precinct is well located in terms of work through the process, within the precinct and its environs. These findings opportunities in the region; will be used to guide and inform the conceptual vision and Precinct Plan. . A large area of the precinct is privately-owned
land; The findings have been consolidated under the following, now familiar Dwelling units in the suburban areas are well headings: . maintained and the streets have treed and . Spatial Assessment; well-maintained verges . Roads and Movement Systems; . There are poorly defined gateways into the Open Space and Natural Environment; . precinct; Socio-Economic Assessment; . . China Gate Mall is a commercial node central . Engineering and Services Overview; to the precinct. . Policy, plans and projects overview, and . There are few community facilities and . Stakeholder Input. schools in the precinct . The precinct is divided into four distinct Quadrants: two suburban residential, one industrial and the other industrial and medium density residential.
Constraints
. Private ownership of buildings makes it
difficult for the Council to elicit spatial
transformation;
. The existing urban structure and established
development limits the development
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CATEGORY COMMENT CATEGORY COMMENT opportunities. improve access and connectivity. However, no timetable exists for these roads Opportunities . The there are no railway station in close . The development of two nodes within the proximity to the precinct; precinct China Gate Mixed Use Node . The residential streets are tree lined with including a transport hub and Bloekomdraai grass verges and well maintained; Community Node in the centre of the . A major future BRT trunk route and corridor is residential area to the east. proposed within the study area is proposed . Definition of gateways into the precinct; which is part of a north south corridor through . Further tying this corridor together with more Ekurhuleni north-south and east-west connections and . bolstering the existing economy within the precinct would further consolidate this Constraints corridor; . There are limited funds available to implement . The Proposed BRT corridor is a major the BRT route (although it is a priority) and the opportunity for advancement of economic proposed planned regional roads; prospect; . The major roads create barriers to connectivity . There are opportunities for densification on and create four distinct quadrants. the vacant land in the precinct Opportunities Roads, Key Findings . Opportunity for better regional connections Movement & . A major north-south arterial (Zuurfontein through the proposed regional roads; Public Road) runs through the precinct connecting . Potential BRT route and high density corridor; Transport Kempton Park to Tembisa. . A major east-west route (Modderfontein Road) Open Space Key Findings connects from Modderfontein to the R21 in the system and . There are few open spaces in the precinct east. Natural which are local parks; . In addition, a local collector (Orangerivier Environment . There is a river course with associated open Drive) runs east-west through the precinct space on the south of the precinct connecting to the adjacent suburbs; . There is a large regional open space to the . New regional roads proposed by GSRN will north of the precinct
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CATEGORY COMMENT CATEGORY COMMENT development driven around the BRT . Constraints . The open spaces cannot be developed other Infrastructure Key Findings than for recreation space; Services Infrastructure exists and there is capacity, with no . The open spaces on the river course contain known constraints at this point environmental sensitive areas Policy Key Findings Aspects and . There is policy support for the precinct to be Opportunities Development reinforced, on a regional, metropolitan and . Opportunities exist for certain portions of the local spatial planning level. open spaces to be used for organised sports . The precinct is located next to the AECI facilities landholding which limits connectivity west towards Midrand, Sandton and Alexandra Socio- Key Findings Economic . A mixed income profile exists in the precinct. . Signs of increased sales in freestanding houses is evident, as there is an increased trend to moving to gated areas for safety. . Signs of backroom rentals exist in areas near Zuurfontein Road and in the eastern quadrant
Constraints . Signs of backroom rentals exist in some of the freeholding residential areas near Zuurfontein Road and in the eastern quadrant, which could result in decline of the area
Opportunities . China Gate Mall and the industrial directly north is in decline, with potential for reinvestment into the area through formalised industrial parks and mixed use, higher density
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Diagram 28:–Status Quo Key Findings
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Diagram 29:–Status Quo Key Findings
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Diagram 30:–Status Quo Key Findings
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6 PRECINCT DEVELOPMENT VISION AND CONCEPT . Densification, which is required to achieve a compact urban form. . The BRT along the defined corridors; . Municipal Open Space Network utilising the existing regional open 6.1 INTRODUCTION space and environmental areas; . Opportunities for new residential communities with local facilities A number of key findings were consolidated in the Status Quo section of for the residents in close proximity to the existing urban areas and this report. These findings highlight the major issues and opportunities in work opportunities. the protection and enhancement of the Precinct, and these have been . Provide high order community and recreation facilities easily used to guide the Development Vision and Concept and refinement of the accessible to the residents of the region. Development Framework.
It should be noted that the vision and concept is at both regional and local 6.2.2 Precinct Principles and Guidelines scale. The regional scale is to provide a context for the local precinct.
At a Precinct Scale, the following principles and guidelines have been In addition, a number of principles and guidelines have been extracted and defined: added to, from the previous sections. These become the underpinnings of Support for a wide variety of economic activities, allowing for both the Regional Development Concept and the Precinct Development . the formal and the informal sector, and enhancing existing areas Concept. of activity, and encouraging a broad socio-economic profile;
. Regenerating the precinct through the proposed BRT corridor 6.2 PRINCIPLES AND GUIDELINES: UNDERPINNINGS OF THE along Zuurfontein Drive , PRECINCT PLAN . Increased density of liveable residential accommodation in defined parts of the precinct adjacent to the proposed BRT 6.2.1 Regional Principles and Guidelines transport corridor and the through activity routes, with corresponding amenities to allow for a pleasant living At a Regional Scale the following principles have been defined: environment; . Metropolitan Nodal Network – comprising a nodal hierarchy of . Improved road and pedestrian connectivity and linkages, primary, secondary and tertiary nodes; . A legible hierarchy of movement routes to easily navigate through . Development Corridors, encompassing transportation corridors; the precinct, and maintaining and enhancing linkages into corridors of work opportunities and emerging mixed-use corridors; surrounding region; . Regional Connectivity through new proposed roads; . Allowances for flexibility in areas of transition, supporting a . High density development surrounding the nodes and activity comfortable mix of residential and appropriate mixed-use activity spines; to emerge at the correct scale;
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. A quality public urban environment; which is coherent, safe and Further local links can be found to improve regional connections to walkable, and provides a civic space network; Kempton Park, the Airport, and the R21 Corridor. The Modderfontein . A sustainable environment and open space network that is development proposals (CoJ’s jurisdiction), with the proposed road accessible to the public. network will further assist with improving east-west connections. . Supporting social facilities, community facilities, sport and recreation amenities, The railway line and its stations are an important part of the urban structure/infrastructure giving rail access to the primary nodes, work . Maximising the use of the existing infrastructure (public transport, opportunities and major towns beyond the Region B. The closest railway streets, public spaces, engineering, social facilities), station to the precinct is Van Riebeek Station (2.5km away) to the east of the precinct, additional road and pedestrian connections would further
enhance access to the station 6.3 REGIONAL DEVELOPMENT CONCEPT
The existing public transport routes generally provide access to the Refer to Diagram 31: Regional Development Concept surrounding facilities; however, these may need expansion either in routes
or in frequency. The implementation of the BRT will assist in this regard. The Regional Development Concept/Vision is underpinned by the above listed Regional Urban Design Principles and Guidelines. Regional Open Space system with supporting NMT should be formalised
into an open space system running through the precinct. The regional development concept is structured around a primary node and secondary and emerging nodes:
. Kempton Park is a primary node which is proposed as a TOD 6.4 DEVELOPMENT CONCEPT FOR THE PRECINCT ON A LOCAL . The secondary nodes are an emerging node adjacent to the LEVEL Tembisa Plaza and Leralla Railway Station to the north; . Further secondary nodes to the east at Norkem and Birchleigh Refer to Diagram 33: Development Concept at a Precinct Level North Malls Given that the Precinct is an established urban area, the development These nodes are supported by a proposed activity corridor along the concept aims to protect, regenerate and enhance what is already Zuurfontein and Modderfontein Roads. there, rather than to propose elaborate changes to an existing functioning urban structure. The GSRN road proposals are important in order to improve connectivity and accessibility in the region. The proposed PWV3 road, which connects east-west to the R21, south of the precinct. The existing Zuurfontein Road and Modderfontein Road are also important regional connectors.
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6.4.1 Develop a Mixed-Use Node at the Existing China Gate 6.4.3 Provide Additional Work Opportunities in the Industrial Zones Development and a Community Node at Bloekomdraai to the North and South
The precinct plan is focussed on the BRT Station, with a focus on the The light industrial and service industry on the north and south of the China Gate Mall and surrounding area to create a mixed-use zone near precinct should be consolidated and extended to increase job the intersection of Zuurfontein Road and Oranjerivier Road. The aim is to opportunities within the precinct and the region. create a distinct heart or core for the Precinct, a taxi rank and other associated convenient uses. 6.4.4 The sites directly east of the BRT station, have potential for The existing China Gate Mall business, retail and mixed-use activities being redeveloped either for industrial, residential or mixed- have been identified as a zone that would benefit from detailed attention use Retain the character of the residential suburban precincts and should be the focus of any new capital investment, in order to protect the existing business and retail, and enhance its existing energy. Public As indicated in the status quo, the residential suburbs area are well environment upgrades should be considered within this core area and on maintained with tree lined street and verges. the main routes which connect to the BRT station within a 5minute walk. Formal and informal retail together with support facilities should be The residential streets should be seen as “community rooms” that are upgraded and a proper urban management strategy developed and secure from crime due to the self-surveillance by the residents. Traffic implemented for that particular area. This is intended on being supported moves slowly through these streets, and pedestrians move freely, due to by the neighbouring publicly-owned vacant landholding, which can be the number of intersections, adding to the community spirit and shared considered for development of medium-high density residential with some street space. Parking is generally provided on individual sites. retail at ground floor. These residential areas should be maintained and retained for In addition, it is proposed to provide a Community node within the eastern predominantly residential purposes with the streets becoming the focus of residential neighbourhood at Bloekomdraai consisting of the existing community life as residential properties look onto the street. school, open space, church and local shops. Two sites have been identified as having development potential for residential and are within a 10-minute walk from the BRT station. 6.4.2 Support the Proposed BRT Route
The proposed BRT route is an important initiative that should be supported 6.4.5 Maintain and Upgrade Main Movement Routes with appropriate land uses and intensity. Land adjacent to the BRT should be developed as a high density mixed-use corridor or expansion of the The Development Concept identifies existing movement routes that should industrial uses. The location of the BRT station in the precinct is on be maintained and upgraded where necessary, namely Zuurfontein Road Zuurfontein road close to Oranjerivier Road. and Modderfontein Road. These routes should be highlighted as the main
64 GAPP Consortium China Gate - Terenure Urban Design Precinct Plan arterials through the Precinct, and as such, should be prioritised when considering public environment upgrades, lighting installation, enhancing businesses, and street landscaping. This is particularly important on the proposed BRT route on Zuurfontein Road.
6.4.6 Reinforce and Improve the Pedestrian Movement and Public Environment
The existing pedestrian routes are the sidewalks and streets. In the proposed mixed-use core at China Gate the sidewalks should be widened and upgraded to create a more attractive public environment.
Improved pedestrian connections to the BRT station from the neighbouring residential areas and industrial areas should be pursued, with a key crossing point either in the form of a road or pedestrian connection at Heuwel Road, which could be an at grade crossing or a bridge.
Where possible, the existing pedestrian movement routes should be consolidated and extended in order to create an integrated, safe, well- maintained and well-marked pedestrian network through the precinct. Existing routes should be upgraded where necessary, with consideration given to a homogeneous character, through materials, landscaping, benches, bollards, bins and effective lighting.
6.4.7 Develop the Parks and Provide Additional Community Facilities where Required
Within the residential areas including the higher density areas open spaces should be developed and additional community facilities provided where necessary.
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Diagram 31: Regional Development Concept - Corridor and nodal development
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Diagram 32: Regional Development Concept
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Diagram 33: Development Concept at a Precinct Level- Land use and development potential along main routes-
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Diagram 34: Development Concept at a Precinct Level- development potential
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Diagram 35: Development Concept at a Precinct Level- development potential with existing and proposed roads, public transport and pedestrian network
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Diagram 36: Development Concept at a Precinct Level- Identifying sites with development potential
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Diagram 37: Development Concept at a Precinct Level- BRT Focus
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7 PRECINCT DEVELOPMENT FRAMEWORK . Residential market; and . Institutional, social services and facilities.
7.1 INTRODUCTION 7.2.1 Retail Market The precinct development framework is a detailed refinement of the development concept, underpinned by a series of urban structuring and The proposed land use and demand for the retail market entails: guiding development proposals. This section provides the spatial structure . Revitalisation of the China Gate Mall as the main economic and physical configuration that guides public and private development landmark in the precinct to provide opportunities for local decisions in the precinct. entrepreneurs, whilst also attracting and creating space for nationwide retail facilities and businesses. Thus, enhancing the The development concept outlined above provides a high-level intention usability of China Mall Gate through: for the China Gate/Terenure Precinct that can affect improvements to the urban environment and economy of the precinct. - Introduction a wider range of retailers, such as a grocery
store, pharmacy, and ‘magnets’ such as a Dischem, Pick ‘n These concepts are elaborated in detail in the development framework, pay etc.; which is intended to guide social, spatial, economic, environmental and Establishing a play and waiting area near the food outlets to infrastructural input, and include: - create a sense of place and belonging, particularly for parents . Socio-Economic Development Potential; and children; . Land Use and Activity Pattern Framework; - Making provision for local cuisine restaurants, small clothing . Roads and Movement Framework; and art facilities to enhance local businesses and promote the . Open Space and Natural Environment Framework; unique character of the precinct; . Urban Design Directives. - Taking cognisance of emergence of online retail stores and provide for both online and the physical facility;
- Introduce vertically integrated mixed use (residential, offices, 7.2 SOCIO ECONOMIC DEVELOPMENT POTENTIAL light manufacture, tertiary education) to make the retail more
viable. This section provides a socio-economic development potential analysis for . Promotion of Small Medium and Micro Enterprises to strengthen the China Gate/Terenure BRT Station precinct based on the following entrepreneurship and employment creation within the precinct, property markets: while also boosting the local economy. . Retail market;
. Industrial market; . Office market;
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industrial area situated north of the precinct. The land could then be considered for development of medium density units; . A buffer zone could be maintained between the existing Eskom servitude and industries
Diagram 38 Retail Land Use - existing and potential in the form of vertically integrated mixed use
7.2.2 Industrial Market
The recommended land use and demand for the industrial market Diagram 39 Industrial Land Use includes: 7.2.3 Office Market . Consolidation of industrial activities. An additional supply of industrial activities is not desired within the precinct as there is The future land use and demand for the office market consists of: sufficient provision of industrial companies, with excessive portion of land for future expansion adjacent to the precinct; . The development of a mixed-use building on the vacant land (DID . The existing industries situated along the N Rand Road and the owned) along the Zuurfontein Road, directly opposite the China corner of Oranjerivier Drive could be relocated to the main Gate Mall has the potential to attract employees and businesses to the precinct, thus providing access to employment
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opportunities. Additionally, the development could also provide . Medium density Social Housing Units could be considered on the the existing residents with an opportunity to capitalise on the vacant land situated along Rooihout Street, targeting households development, in terms of prospective businesses and employment with an income of R1 501-R7 500. opportunities, in a convenient and walkable location. This . The precinct seeks to retain the bulk of the residential component development would, create a unique investment attraction for of its spatial form, therefore, the development of high-density aspiring entrepreneurs, individuals and business owners who residential development along the Oranjerivier and N Rand roads want to penetrate the property market, either through the is proposed and would be constructed with the aim of creating a residential or the office markets. sense of belonging through accommodating small start-up . If the need arises for an office park, the vacant land (Telkom families and providing a play area for children and a tuckshop for owned), south of Oranjerivier Drive, to be accessed via basic necessities. Zuurfontein Road, thus creating convenience in terms of the . To ensure long-term viability, a sense of safety and belonging proposed BRT system and availability to public transportation. could be created by providing 24/7 security. To ensure sustainability and long term viability of this development, the building should be regularly maintained and provided with security to minimise the possibility of dilapidation, illegal occupancy and occurrence of criminal activities.
7.2.4 Residential Market
The future land use and demand for the residential market consists of:
. The development of affordable housing, targeting households that qualify for FLISP, particularly for first-time home buyers, on vacant land along the Parkroete and Skoolroete streets; . The development of medium to high-density mixed-use (residential and offices) buildings along Zuurfontein Road, to enhance spatial integration through the provision of accessibility to economic activities, major roads and social amenities. To be targeted at young professionals; . Development of medium-high density units on vacant land located in intersection of Terenure and Oranjerivier adjacent to a pet moving service (Keringa Petwings). Diagram 40: Residential Land Use – existing and potential
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7.2.1 Institutional, social services and community facilities . Creating an integrated urban environment which promotes public health and safety, accelerate property value and enhances social The future land use and demand for social services consists of: cohesion through intensifying the usage of existing parks and providing adequate security, efficient lighting, fire prevention and . Establishing an Early Childhood Development Centre (ECD) on a warning equipment, etc. portion of the park land along Skoolroete Street, to cater for the needs of the children as there is only a limited number of crèches in a 1km radius from the residential areas. The facility would be established to cater for the current and future local residents, 7.3 LAND USE AND ACTIVITY PATTERN given that the precinct already attracts a significant number of the youth and the middle-aged populations, and aims to Referring to the above section on the socio-economic development accommodate young professionals and families; potential, the land use and activity patterns represent the types of land . The mixed use proposals on the government owned land holdings uses and activities that should be supported within the precinct. identified as school sites, could incorporate an institutional space for classrooms / lecturing venues and then the sports fields could 7.3.1 Proposed Land Use and Activity Pattern be shared on the site near Optstal Road and Heuwel Avenue. Refer to Diagram 42: Recommended Land Use
Refer to Table 4: Recommend Land Use Categories
Refer to Table 5: Recommended Land Use Categories Continued
Refer to Table 6: Anticipated Land Use Budget
Given that the southern portions of the precinct is to a large extent residential, much of the land use is existing. However, there are vacant sites which have been proposed for residential at medium or higher density development. The northern portions of the precinct, propose a consolidation of the existing and potential industrial development, with an enhanced mixed-use component west of the new BRT Station, on the site east of the Zuurfontein Road and the China Gate Mall with the intention of consolidating this section of the precinct into a
flourishing, vibrant, mixed node. Diagram 41: Community Land Use
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The land use activities consolidate and enhance the existing activity However, there is pressure to provide affordable accommodation, pattern. Activities introduced either enhance those existing, or aim to which has been seen in the form of illegal boarding houses to the complement in some way through increased dwelling density and southern parts of the precinct along Zuurfontein Road. Specific supporting mix of land uses. zones have thus been identified in this area, permitting Boarding Houses on condition that they meet the CoE’s Town Planning The proposed land use plan includes: Department’s approval, the National Building Regulations, SANS 10400, and the design guidelines that follow in the next section of . Business, incorporating China Gate Mall and surrounding land this report. Boarding Houses have not been permitted in into a mixed-use node. Activities include shops, business centres, Ekurhuleni before, and a general policy should be undertaken on restaurants, medical consulting rooms; church, post office the approach to boarding houses, but in the short-term this community centre and Taxi/bus Rank Core. proposal is to test the viability of boarding houses on a small scale, and at any point the Town Planning Department would be . Medium to High Density, higher densities are advocated in permitted to prohibit boarding houses in this precinct. specific areas, as per the MSDF and RSDF (2015) and NTIZ (2017), the following general guidelines in terms of the CoE SDFs The guidelines in the following section includes: proposed for the precinct are (expressed as net densities): - Appropriate habitable room sizes and / or population; - Along high-order mobility routes, residential densification can - Appropriate provision of communal spaces such as lounge be considered on merit. areas, cooking and washing-up areas, ablutions; - ‘Transit Oriented Development (TOD), minimum 60 du/ha - Appropriate distances to public amenities such as libraries, within a 500m radius of the public transport facility that public transport, recreational facilities comprises the core of a TOD (example: commuter railway - Appropriate parking ratios; stations, BRT-trunk station);’( MSDF, Section C, page 121) - Access; - Built form; The proposed land use plan supports Higher Density - Landscaping and sidewalks; Residential located within the erven identified for mixed-use Activities permitted / not permitted adjacent to and within the China Gate Mall erven, and the length - of Zuurfontein and Oranjerivier Drive, creating a higher density - Management of the site corridor of activities along it, which follows the proposed bus and taxi route and close to the proposed BRT. Medium density is also promoted on the vacant sites abutting the The precinct plan favours formalised townhouses, flats, and parks on the east and west quadrants of the precinct, with the second dwellings as a way achieving in sutu densification. establishment of new residential neighbourhoods consisting of
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residential cluster developments (various types), up to a . Light and Service Industry, existing light industrial and maximum of 85 dwelling units/ha as specified by the CoE TPS. businesses to be consolidated and expanded. In the northern portion of the precinct, activities include warehouses, distribution Home Enterprise, Dwelling House Conversions and Medium centres, light industries, service industries and associated offices. Density Housing, Activities include dwelling house, home This includes the existing area outside the precinct to the north enterprise, home offices, child care facilities and guest houses, and south. local businesses, small enterprise activities operated from residential premises, medium density residential, and supportive . Existing Residential, the existing residential suburbs should be uses that serve the local residents, which are compatible with the maintained for residential purposes or small-scale community and surrounding neighbourhood (subject to relevant provisions of the social supportive land uses that serve the local residents and are TPS). compatible with the surrounding residential area and be protected against inappropriate land uses taking place in these areas. Care This is supported on: must be taken in these areas that the residential erven do not become over congested. - Erven adjacent to the public open space along Bloekomdraai Road, where business already exists, supporting the . Community and Institutional Facilities, herein sharing of establishment of Bloekomdraai community node. Medium facilities and incorporation of facilities into multifunctional buildings intensity development framing the open spaces is supported, becomes important. Encompassing community facilities, schools, with home enterprises is supported; tertiary education, institutions, places of medical consultation, - In the residential area at the intersection of Oranjesrivier and cultural facilities, post offices; Zuurfontein Roads intersection near the BRT station, which would be dependent on the planning department’s approval The two school sites owned by GDID, identified for alternative and more direct access to the sites from Zuurfontein and uses, would also benefit by incorporating social facilities such as Oranjeriver Roads. classrooms into this development, as a more integrated approach;
A maximum of 2 storeys would be supported, so that it is compatible with the building heights of generally 1 to 2 storeys so . Social and Public Services, herein sharing of facilities and that it is compatible with the nature and character of the existing incorporation of facilities into multifunctional buildings becomes surrounding land uses. important. Encompassing the complete spectrum of publicly provided social services, such as municipal and government purposes, libraries, police stations. There is a commonality between Community and Institutional Facilities and Social and
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Public Services and uses become interchangeable. These are 141 029m², resulting in a potential total of 185 016 m² business generally outside the precinct in other parts of Kempton Park; floor area within the precinct; . A change of use to Home Enterprise and Dwelling House . Transport, including all road and public transport activities, with Conversion floor area of 7938 m² floor area within the precinct; informal trade and supporting facilities such as ablutions and . An existing Community and Institution floor area of 15246 m², overnight storage. This encompasses proposed taxi rank in the within the precinct; China Gate Node; . A total of 2775 mixed use residential units (assuming a density range of 180 du/ha) with a combined floor area of 192 954 m² . A total of 3316 residential units of these: . Public Open Space, Parks and Recreational Space, encompassing the public environment (pedestrian ways, - 456 units (assuming a density of range of 80du/ha) as a sidewalks, public squares, and parks), recreation, sport facilities change of use (FA 45 623 m²); and green open space including the existing open spaces have - 1218 units (assuming a density of range of 80 du/ha) are opportunities for additional recreational space. proposed (FA 121 775 m²). - 855 units (assuming a medium density of range of 60 du/ha 7.3.2 Proposed Land Use Budget are existing (FA 114 021 m²)
Refer to Table 6: Anticipated Land Use Budget - 787 units ( assuming a low density of range of 80 du/ha are 2 existing (FA 328 839m ) The predominant activity pattern includes: - This yields a total area of 610 258 m².
. Business, China Gate Mixed-use Node (15.4ha) . The total potential floor area (existing and proposed) of the 2 . Home enterprise, dwelling conversions) (16.7ha); envisaged is approximately 192 954m of business, home 2 . Medium Density Residential (43ha) enterprise and dwelling house conversion, 610 258m related medium and low residential development area, 155 059m2 of light . Community, Social and Public services (3.8ha); and service industry floor area, and 158 019m2 community, . Light and Service Industry (31.6ha); institutional, social and public services floor area. . Existing Low Density Residential (67ha); . Public Open Space (10.9 ha) It is estimated that the proposed precinct development will accommodate a The land use budget yields the following results: residential population of approximately 18 273 people, assuming an average household size of 3 persons. . An existing business floor area of 2108 m², together with a proposed floor area of 41879 m², and a change of use of
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7.3.3 Community Facilities and Public Amenities In terms of the CoE standards, there is enough public open space but Refer to Diagram 43: Community Facilities and Public Amenities there will be a shortage of primary and secondary schools within the Refer to Table 8: Social Services and Community Facilities Requirements precinct as densification occurs and the vacant sites are developed. It is recommended that as the precinct becomes ever-increasingly residential Existing community facilities located in the precinct and in adjacent through densification, social facilities should be incorporated into the suburbs include a variety of social amenities that are easily accessible to precinct as this change occurs, in an incremental and integrated manner the general public: with respect to the provision of education facilities, open space, and all corresponding social facilities such as crèches, clinics, libraries etc. . Educational facilities (pre-schools and primary), Westside Primary School, Laerskool Van Riebeekpark(1.8km), Hoerskool Jeugland When considering sporting facilities provision in the precinct, harnessing (2.5km) ; the potential of facilities available in schools to be used as shared facilities, . Sports and Recreational Facilities; Kempton Park West park, should be taken into account. In addition, if school facilities are minimum Edleen Tennis(1.8km) ; additional recreation facilities should be provided within the existing open . Library Services: Kempton Park Library (4.5km), Birchleigh space system. Library (4.1km);
. Fire Stations; Kempton Park Fire Station (5.6km) ; . Churches; The Christ Life Commission, Hope Restoration Ministries Kempton Park; . Health Facilities; Medicross Medical Centre(4.2km); . A Magistrate Court; Kempton Park Magistrates Court (5.4km); . A Post Office; Edleen Post Office(2km); . A Civic Centre; Kempton Park Civic Centre(4.6km); . An Old Age Home; Marmanet Sorgsentrum; . A Public Transport Facility, in the form of the BRT; . Kempton Park Police Station(5.4km),
The City of Ekurhuleni estimated the required social facilities in any particular precinct according to standards specified in the CoE MSDF. These requirements are estimated according to the number of residents in the area. It should be noted that the precinct is relatively small in size and therefore these calculations should be undertaken for a larger area.
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Diagram 42: Recommended Land Use
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Table 4: Recommend Land Use Categories
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Table 5: Recommended Land Use Categories Continued
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Table 6: Anticipated Land Use Budget
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Table 7: Anticipated Land Use Budget Summary
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Table 8: Social Services and Community Facilities Requirements
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Diagram 43: Community Facilities and Public Amenities
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7.4 ROADS AND TRANSPORT SYSTEM as a BRT route and a major future corridor from Kempton Park/OR Tambo International Airport to Tembisa. 7.4.1 Enhancing the Street Grid Network
Refer to: 7.4.1.2 Secondary Road Network
Diagram 44 Road and Public Transport System . Oranjerivier Drive is a local distributor running east-west through the precinct. Diagram 45: Road and NMT Network – Transport Plan . A proposed regional distributor utilises the existing Terenure Avenue and the Pongola River Drive as the basis for a north Given that the precinct is an established residential community, a robust, south road. dense and well-functioning street network is already in place. The main . The proposed east-west connections into Johannesburg will change will be in the development of Zuurfontein Road as a BRT route further enhance regional connectivity. and the amendments required achieving this requirement.
There is a natural hierarchy of roads within the precinct which needs to be 7.4.1.3 Local Road Network retained.
The local road network supports the primary and secondary road network,
and serves a local access function. These roads form a network of 7.4.1.1 Primary Road Network connections. Within this network it is proposed to establish two loop roads
in the east and west quadrants to improve access to these precincts. Main regional routes have been identified that enhance connectivity both at a precinct scale and reaching into the surrounding areas. These primary The local roads within these quadrants of the precinct serve the routes are informed by specific mobility considerations (public transport, freestanding houses and all the other activities in the precinct. The vehicular, and NMT), and street character (edge treatment, public intention is to allow more friction in these roads through adding additional environment, street furniture, activity at ground level). street parking, added landscaping and favouring the pedestrian, in order to
enhance the environment of the local precincts. The primary routes within the precinct include:
. Modderfontein Road – Main east-west bound artery. This route Additional local roads have been introduced to improve access to the BRT provides regional connectivity east and west to regional routes stations and prevent the BRT route from forming a barrier. This is that connect onto regional highways. This road passes to the intended on improving the existing and proposed CoE and Gauteng road south of the precinct. proposals. . Zuurfontein Road– Main north-south artery through the precinct, connecting the suburbs to the north and south. This is proposed
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The additional road connections along Bloekomdraai Road begin to make transport in the future. The precinct plan aims to improve efficiency for Bloekomdraai a more prominent road within the precinct, which is intended commuters between rail and other modes of transport, and consideration to further enhance the local community node near the park. must be given to the current TOD interchange proposed in Tembisa and in Kempton Park. 7.4.2 Gateways
The Zuurfontein Road traverses the centre of the precinct and as such 7.4.3.2 Taxis serve as mobility gateways into the precinct. Such gateways provide development opportunity whereby the land concentrated around this Detailed consideration should be given to their functioning, as well as a gateway can be enhanced to enforce the idea of a celebrated threshold network of taxi lay-byes to allow the taxis to better service the precinct. into an identifiable precinct. The Introduction of a small taxi facility with the inclusion of ablutions, the improvement of the public environment, and the management and A number of gateway features have been identified for enhancement these accommodation of street trading has been proposed at the China Gate are both south and north ends of Zuurfontein Road: Mixed-use node.
Where possible, existing landscaping, key structures and buildings at each gateway should be identified for upgrade or be enhanced. 7.4.3.3 Bus Services
Continuation of existing municipal bus routes that serve the precinct is 7.4.3 Public Transport Network recommended, including the upgrading of bus stops and facilities. In the long term the extension of the bus routes both in frequency and routing Public transport is routes are in the form of taxis along Zuurfontein and should be considered as demand increases. Modderfontein Roads and the proposed BRT will provide an alternative option for public transport to the existing network. Recommendations are detailed in the sub-sections to follow. 7.4.4 Parking
The parking is accommodated on-street parking along the service lanes 7.4.3.1 Rail that serve Zuurfontein Road allowing for improved access for properties facing onto Zuurfontein Road. Zuurfontein Road is very wide on its The Van Riebeek Railway Station is the closest to the precinct which is western side, allowing for additional space for parking near the BRT located to the east of the study area (approximately 2.5km away). This is should commuters choose to drive to the station. commuter rail station which connects to the expanded Gauteng City Region's railway network. The proposed Modderfontein Gautrain Station is Further street parking is permitted on secondary and local streets and on- 5km from the precinct, and will further become an option of public site parking is provided in the residential areas.
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. The development of the BRT and associated facilities along Zuurfontein Road; . The extension of Heuwel Road across Zuurfontein Road with an 7.4.5 Extended Pedestrian and Cycle Network at grade intersection, to enhance east-west connectivity, economic access, and to overcome that barrier that the BRT has Within the precinct itself, pedestrian movement occurs within the street formed between the neighbourhoods; space and the framework encourages an enhancement of the existing . Introduction of the NMT route along Zuurfontein Road; pedestrian sidewalks, and establishing new connections between them, to . Potential north-south link across Modderfontein Road; better connect to and integrate with the existing parks, the BRT stations, . Support of the CoE Road proposals: and the nodes. The intention is to create as fine-grain as possible a pedestrian network through the precinct and exploit the open spaces into high-quality public open space as far as possible. - Extending Bloekomdraai east to Modderfontein Road; - Extending Terenure Street; A new pedestrian connection across Zuurfontein Road connecting the two - Promotion of east-west regional connections into the residential quadrants and making pedestrian movement between the two Modderfontein area and west into Johannesburg proposed nodes easier.
A cycle lane has been introduced in the reserve of the Zuurfontein Road and the old railway line, this link can extend along Modderfontein Road to Edenvale and beyond and toward Tembisa.
Consideration is given to the consolidation of existing pedestrian movement routes, expanding them where applicable, introducing a cycle lane, in order to create an integrated, safe, well-maintained and well- marked pedestrian and cycle network through the precinct, with consideration given to a homogeneous character, through materiality, landscaping, benches, bollards, bins and effective lighting.
7.4.6 Specific Transport Interventions
The specific road, public transport, and NMT interventions required in the precinct is:
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Diagram 44 Road and Public Transport System
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Diagram 45: Road and NMT Network – Transport Plan
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7.5 PUBLIC OPEN SPACE AND PEDESTRIAN NETWORK 7.5.2 Primary and Secondary Pedestrian Routes
Refer to Diagram 46: Public Open Space and Major Pedestrian Network The proposed pedestrian routes follow the primary and secondary roads.
Being an established built-up precinct, the residential parts of the precinct These are the main activity spines in the precinct and as such will require have some parks and open spaces. widened sidewalks and environmental upgrade. The intention has been to ensure that the pedestrian routes connect to the BRT station, the main transport stops and activities in the precinct and the activity nodes. 7.5.1 Existing and Proposed Parks and Open Spaces
The main existing large open spaces occur on the periphery to the north of 7.5.3 Residential Street Space as a Public Amenity and south of the precinct. These open spaces are regional in nature and are ecologically sensitive and must be retained. Street space in the precinct both in the residential suburbs and in the Mixed-use node at China Gate should be considered as community space It is proposed that this extensive regional open space be developed and and as such will need to be upgraded. In the residential areas, the existing maintained as a major recreation facility. Security should be considered as street trees will be reinforced with new trees. There may be opportunities part of the proposed development. The park has potential to be developed in underutilised space in the streets for children’s play space and for street for informal recreation such as walking, “Park Run”, picnics, and other basketball facilities in order to make the residential streets more active. informal park activities as well as formal recreation. In the streets in and around the proposed China Gate node, the sidewalks There are two newly upgraded parks identified in the precinct. The require widening and upgrading for pedestrian movement. Certain streets precinct plant promotes new development to face onto them to promote have been identified as more important pedestrian streets due to the direct visual surveillance on the park through building windows, balconies and to access to facilities such as open space, local activity nodes and public face onto the park. The third park abutting Westside Primary school is transport. These are indicated in Diagram 35: Public Open Space and intended to be incorporated into the school site and serve as shared sports Major Pedestrian Network. facilities for other schools and the community in the area
The medium to high density residential areas both existing and proposed require additional open space and recreation facilities. The precinct thus proposes that the development of the vacant landholdings require a small public space in the form of a piazza or small park to serve the new developments.
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Diagram 46: Public Open Space and Major Pedestrian Network
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7.6 URBAN DESIGN DIRECTIVES TO CREATE A LEGIBLE The urban design directives reinforce and support the urban structure PRECINCT of the precinct through the following: . Legibility — urban design and architecture should facilitate ease Refer to Diagram 47: Urban Design Directives to Create a Legible Precinct of movement by foot, public transport or private car, and convenient access to a diverse range of amenities. Pedestrian The proposals contained within the development framework are movement should be prioritised over vehicular movement; underpinned by a series of urban development and urban design . Structure and Identity — The directives reinforce the urban directives, as directed by CoE policies, including the MSDF, RSDF and the structure of the precinct ensuring the area has a unique identity CoE draft Urban Design Policy Framework, and informed by the existing and is easy to find one’s way around as a resident and visitor. urban development and urban design best practice. . Place-making and the public realm — creating a high quality and vibrant public realm by designing streets, squares and parks The directives are applicable at the precinct development and urban as the focus of community life; structure level, followed by the more detailed guidelines at Focus Area and . Positive edges — promote positive edge conditions between Project level. These directives are used as underlying principles to create new and existing, between built and natural, and a clear transition a more legible precinct. between public, semi-public, semi-private and private.
. Security by design — safety and security should be achieved by The built form and public environment contribute to a sense of identity and design rather than by remedial measure. The creation of “live legibility for the precinct. This is achieved through the building's response street edges”, achieved through careful planning of land use, will to the urban environment, ideally framing and defining the public create an environment in which residents and occupants can environment. watch over one another
The public environment comprises the streets, parks, green spaces, public . Framing of the public realm and streets by the buildings, squares, pedestrian paths and public buildings. The public environment is which are a fundamental component to the place-making inherent the key element that enables and directs people in the utilisation (live, in the urban design plan. work, play) of the urban environment, supporting activities and residential . A human-scaled height is promoted. Where new-buildings are neighbourhoods as well as providing a clear and legible urban structure at introduced, a development scale ranging from 2 to 3 storeys is precinct level. recommended, where a suitable building program allows.
A high-quality public environment, one that is functional, easy to understand, landscaped, safe, clean, well-lit and well-managed in terms of maintenance and security, is vital to establishing liveable and thriving urban places and economies.
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7.6.1 Urban Design Directives . Districts are specific areas or zones which have common The above-mentioned achieved through the development of specific characteristics. These Include: features within the built form as follows and indicated on Diagram 47: Urban Design Directives to Create a Legible Precinct: - The two residential suburbs;
- The medium density residential areas; . Gateways are entrances to specific areas or districts include - The two industrial zones to the north.
- North and south end of Zuurfontein Road . Landmarks are physical elements or public buildings which are unique or special within the urban fabric. These include: . Nodes and squares are focal points within the precinct which have a concentration of specific uses or movement configurations. - The China Gate Mixed-use node including the Taxi/bus Rank . These include: - The Bloekomdraai Community Node
- The China Gate Mixed-use node including the Taxi/bus Rank; - The Bloekomdraai Community Node. 7.7 SUSTAINABLE CONSIDERATIONS
. Major Activity Edges are the linear elements that are the focus of Any new development or changes to existing developments in the precinct specific land uses and are usually, but not always, the boundaries should be undertaken with prior deliberation of the following sustainable between districts or areas. These include: considerations:
- Orangerivier Drive. . Any new development should seek first to enhance the existing environment rather than to erase and replace it; . Paths are the major movement vehicular and pedestrian routes . Existing natural features such as mature trees should be that tie the precinct together. These include incorporated into the design of the new environment to aid legibility and diversity of experience; - Modderfontein Road . Existing structures and places of heritage significance should be - Zuurfontein Drive retained and adaptively reused wherever possible (MSDF, 2014); - Bloekomdraai Street . The existing open space system should be preserved and enhanced as far as possible; - Secondary routes throughout the precinct . The pedestrian should be prioritised by default; - The proposed east-west link connecting the residential quadrants.
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. Public transport promoted as key mode of mobility and commuters should be designed for; . Incorporate mixed-use development as far as possible in all new- builds and adaptively reused buildings, where sharing of infrastructure can occur and facilities are easily accessed through walking; . Promote formal residential densification through infill development at an appropriate density, further supporting walking and use of shared facilities within the precinct; . Incorporate sustainable economic principles; . Implement sustainable infrastructure principles in all additional infrastructure requirements; . Implement sustainable building principles as far as possible in all new-builds and adaptive reuse projects. Consideration should be given to such aspects as building orientation, rainwater harvesting and grey water catchment systems, natural cooling systems and renewable energy installations.
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Diagram 47: Urban Design Directives to Create a Legible Precinct
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REFERENCES
CoE GIS Information.
CoE IDP dated 2013
CoE, The Development of an Operations Plan for an IRPTN North/ South Corridor, April 2012
CoE Metropolitan Spatial Development Framework
CoE Regional Spatial Development Framework: Region B (2015)
CoE Urban Design Policy Framework, CoE Metropolitan Spatial Planning Division, City Planning Department (Iyer Urban Design Studio), 2016.
CoE Ward Priorities
Gauteng Rail Passenger Census, 2007
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8 ANNEXURE 1: ROADS AND TRANSPORT 8.1 ROADS AND TRANSPORT CONTEXT AND STATUS QUO
Overview
China Gate is served by two regional routes, namely the M39 and R25. The M39 is a north/ south regional route, connecting China Gate with Kempton Park and Germiston in the south, and with Midrand and Tembisa in the north.
The R25 located in the south of the precinct is an east-west regional route, connecting China Gate with Green Stone in the west and with R21 in the east. This road passes by the area separating China Gate/ Kempton Park West from Esther Park, where it crosses Zuurfontein Road, which is the road connecting Isando and Tembisa.
China Gate/ Terenure is a predominately residential area with few industrial and commercial land uses located in the north of the precinct. China Gate Diagram 48: Location of the China Gate Shopping Centre Shopping Centre is the main trip attractor to China Gate and is shown in the picture below (Diagram 48).
8.1.1 Regional Access
The National Roads (SANRAL) provide access to the precinct and include the N3, N1 and the R21. The N3 is located to the west of the precinct and is a north/ south national route connecting China Gate with Johannesburg in the south and with Buccleuch Interchange in the north. The R21 is situated to the east of the study area and is a north/ south national route connecting China Gate with Pretoria in the north and OR Tambo Airport in the south.
The Provincial Roads in and around the precinct include: . R25 . M39
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8.1.3 Road Hierarchy
8.1.2 Road Ownership Error! Reference source not found. gives an overview of the road classifications within the China Gate Precinct and the Road Classification Map The China Gate Precinct has several key road stakeholders which includes: is shown in . Sanral (N3 & R21)
. Gauteng Province Department of Roads and Transport
R25 and M39 . . City of Ekurhuleni (all local network) Roads relevant to Table 9: Road Classification RCAM Roads relevant to Function Description the China Gate RCAM Classification Function Description the China Gate Precinct Classification Precinct Class 3 Minor Arterial with route number . Oranjerivier Drive Mobility Class 1 National Freeway with route . N3 (M) . Bergrivier Drive number (N / M / R) . N1 Intersection spacing typically High speed (100 - 120km/hr) . R21 600m ± 20% No access to properties Limit access to properties No pedestrians, parking, public Public Transport stops, and parking pick-up and NMT pedestrian crossings allowed at allowed intersections Class 2 Major Arterial with route number . M39 No traffic calming, no parking (M or R) . R25 Traffic signals to be co- High speed, typically 80km/hr . K115 ordinated Intersection spacing typically Cycle lanes allowed 800m ± 15% Accessibility Class 4 Collector Street (Class 4a . Ossewa Street No access to properties Commercial, Class 4b . Pyp Street Public Transport stops, and Residential) . Bultoprit Street pedestrian crossings allowed at Intersection spacing should be . Opstal Street intersections only larger than 150m apart . Bloekom Street Pedestrian sidewalks grade Access to properties allowed separated from road Public Transport stops, and No traffic calming, no parking pedestrian crossings allowed at Traffic signals to be co- intersections ordinated Traffic calming – median for Cycle lanes allowed pedestrians Cycle lanes allowed, on-street parking allowed Class 5 Local Street (Class 5a . Local street in the Commercial, Class 5b Precinct Residential) Intersection spacing should be
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Roads relevant to RCAM link Terenure road with Pongola River Drive located in Birch Acres and Function Description the China Gate Classification form an important north-south route. Precinct larger than 150m apart . Bergrivier Drive Extension (CoE) will be situated to the north of the Access to properties allowed precinct as an east-west route. This alignment will link Bergrivier Drive Public Transport stops, and with Ohm Street located in west of the precinct and form an important pedestrian crossings allowed at intersections east-west route. Due to the fact that this alignment will cross a high Traffic calming – median for mobility road (M39) with the minimum spacing requirements, this pedestrians and raised alignment may not materialise in future. pedestrian crossings allowed Cycle lanes allowed, On-street parking allowed Diagram 65 shows the future road projects planned in the precinct. 8.1.4 Plans and Projects 8.1.5 Traffic Volumes Projects and plans which are likely to impact the China Gate Precinct include: Traffic surveys have not been carried out in this area and, therefore there are Existing projects: no traffic capacity analyses to be carried out at this stage. On-site visual . BRT project along M39 (Zuurfontein Road) observation shows that M39 and R29 have high volumes of traffic and experience major delays during peak hours. Outside the precinct, the Allandale Road and C.R. Swart Drive carry high volumes during the peak period. This finding must be verified through a comprehensive traffic study, and the findings of this report must therefore be regarded as inconclusive and preliminary.
Plans: 8.1.6 Rail (Freight and Passenger) . PWV 3 (Gauteng Province): will be situated to the south of the precinct Freight trains serve this corridor from Isando to Modderfontein industrial areas as an east-west route with planned access at K115 and M90 (C.R. located west of the precinct. Another rail reserve passes through the precinct Swart Drive). In the future, the road will improve accessibility to the separating China Gate from Terenure, which previously comprised of tracks precinct indirectly via K115 and M39 respectively. The PWV 3 frontage and rail infrastructure, but these no longer exist (previously used for freight but roads between the N3 and Modderfontein Road have been completed now abandoned). According to PRASA, these sidings are not owned by by Heartland Properties. These link the N3, K113 and Modderfontein PRASA; they are either private or Transnet sidings. It is not clear if this line has Road. It is not clear if the extension will be built any time soon. been formally abandoned. In some sections, the road has been built over the . K115 (Gauteng Province) will be situated to the east of the site as a railway line (Diagram 49 and Diagram 50). north-south route between Allandale Road in the north and Isando to the south. . Terenure/ Pongola River Drive Extension (CoE) will be situated to the north-east of the precinct as a north-south route. This alignment will
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Diagram 50: Abandoned rail reserve runs through the area dividing China Gate
No passenger rail services are available within the precinct. PRASA has Leralla-Isando proposed route, which is a national proposal for which a route determination and station location study has not yet been conducted. It was proposed before the BRT technology was thought of. In terms of our long-term rail planning, it is still feasible until tested through a technical study. PRASA would also have to determine whether the PT demand warrants both rail and BRT for that north-south link, taking into cognisance other growth areas to the west of Chloorkop and Modderfontein.
Diagram 49: Abandoned rail reserve runs through the area dividing China Gate
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Diagram 68 shows PRASA strategic network planning within China Gate.
The nearest railway line, situated 2.5km east of the precinct, runs in a north- south direction through Kempton Park. Another railway line is located south of the precinct at 1.7km running east-west from Marlboro to Kempton Park.
The closest passenger railway stations are: . Van Riebeeckpark (Train Passenger Volumes: 15 000); . Birchleigh (Train Passenger Volumes: 16 000); and . Kempton Park (Train Passenger Volumes: 64 000).
The volumes are as per the final report compiled by the Gauteng Rail Passenger Census 2007, with the current number likely to be higher. Kempton Park has the highest train passenger volumes when compared with the other two stations. Accessibility to all stations is a challenge due to long walking distance to the station, and the assumption is that passengers access the stations by utilising taxis.
Diagram 51: PRASA Railway line within the Precinct
8.1.7 Public Transport
Within the China Gate precinct, there are no key transportation elements such as a railway station and a taxi/ bus rank, which are important to national movements of passengers. Commuters often rely on roaming taxis along M39 to their next destination. The nearest location to catch a long- distance taxi or bus is Tembisa and Kempton Park.
According to the Ekurhuleni IDP dated 2013, the public transport modal split within Ekurhuleni is 73.7% for taxis, 19.3% for rail transport, and 7% for bus transport. Furthermore, it was mentioned that private vehicle utilisation is
104 GAPP Consortium China Gate - Terenure Urban Design Precinct Plan very high – more than 50% of the total trips in Ekurhuleni. The Public (Modderfontein Road). There is no formal taxi ranking facilities within the Transport Modal Split is shown below. precinct. The intersection of M39/ Oranjerivier Drive is used an informal taxi rank in the morning for Johannesburg bound passengers (Diagram 53). Other passengers going to other destination such as Alexander, Kempton Park and Germiston relied on taunting taxis along M39 and often come fully laden. The taunting taxis emanate from Tembisa area. Outside the precinct area, a change point for taxis is available at the corner of Ampere Street and Ossewa Street (Diagram 54). Another informal taxi rank at Bergrivier Dr and Oranjerivier Drive is also available (Diagram 55).
Diagram 52: Public Transport Modal Split Sources: Ekurhuleni IDP dated 2013
8.1.7.1 Buses
As mentioned in this report, bus transport is the least predominant public transport mode in the CoE, and Diagram 66 shows the existing bus routes Diagram 53: Informal taxi rank M39/ Oranjerivier Drive (AM only) within the precinct. The Regional Spatial Development Framework: Region
B (2015) shows that the bus routes or bus coverage within/ near China Gate are Zuurfontein (M39) which passes through the precinct. The investigation though shows that this bus usual travel very early in the morning and return late in the evening.
8.1.7.2 Mini-bus Taxis
Taxi mode is utilised by the majority of people in Ekurhuleni. Key taxi routes within the study area include M39 (Zuurfontein Street) and R25
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Diagram 55: Informal taxi rank Bergrivier Dr and Oranjerivier Drive (AM & PM only)
8.1.7.3 Rail Facilities
The closest passenger railway stations are: Van Riebeeckpark (Train Passenger Volumes: 15 000); Birchleigh (Train Passenger Volumes: 16 000); and Kempton Park (Train Passenger Volumes: 64 000).
At the time of compiling this report, PRASA has not indicated if they have future plans within or near the precinct.
8.1.7.4 Integrated rapid public transport network
The Operations Plan for a BRT north/ South Corridor indicates that a future BRT trunk route within the study area will be implemented during Phase 1 Diagram 54: Change Point Ampere Street and Ossewa Street (AM and (Tembisa-OR Tambo-China Gate-Vosloorus). Within the precinct, only trunk PM) routes will be implemented along Zuurfontein St (M39). Outside the precinct, a feeder route of 22.8km is planned to start from Ossewa St toward Zuurfontein St, continue onto Boomkruiper St, right onto Nuwejaarvoel Ave, 2nd left onto Pongola River Dr/M88, right onto Strydom St, left onto Mooifontein St, right onto R25, 1st left onto Ysterhout St, and right onto Stasie St.
In terms of stations, numbers 19 and 20 are under construction at the moment. Currently, the construction of proposed BRT is still on-going within Tembisa and Chloorkop areas. Some sections have been completed but some areas still need lot of work. During peak hours, the BRT buses can be seen running but not within the dedicated lanes since the system is not yet opened. This thus increases customer travel times. Diagram 67 shows the BRT trunk route within the study area.
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The nearest Gautrain station to the study area is situated 5km (Rhodesfield) and 7km (Marlboro station). None of the nearest stations provide Gautrain feeder buses to China Gate.
8.1.8 Pedestrian movement
Many of the streets within China Gate lack NMT facilities. The most notable NMT facilities within the precinct is adjacent to M39 road connecting China Gate with Ester Park to the south and Tembisa to the north. A pedestrian bridge crossing over M39 is also provided south of the precinct assisting pedestrian to access Kempton Park west and Terenure. Pedestrians jaywalking along M39 can be attributed to lack of pedestrian bridge at the centre of the precinct. On-site visual observation shows that pedestrian jaywalk to access taxis and to cross over into Kempton Park west or Terenure. Diagram 56: Example of Harambe BRT buses in a mixed traffic
A high number of bicycles were also observed along NMT facilities adjacent In terms of the location of the City of Joburg BRT termination point, CoE to M39 road. BRT identified Esangweni/ Thiteng taxi rank as Taxi-BRT transfer point to Greenstone and Edenvale during phase 1A and 1B. The City of Joburg BRT Some of the problems encountered around the precinct are: Phase 1C that include Greenstone to Sandton CBD will start at Blackrock . Broken and damaged sidewalks; Street, turn Left on Hereford Road, and turn on Left on Parkway Street. . The pedestrian facilities are either insufficient or non-existent; and Currently, there is no plan to improve the integration between the BRT and . Sidewalks end abruptly after the crossing which causes discomfort the BRT. for walking pedestrians.
8.1.7.5 Gautrain
The Gautrain connects major nodes within Gauteng to one another including Pretoria CBD, Johannesburg CBD, Midrand, OR Tambo International Airport and Sandton. Currently, the Gautrain does not operate in China Gate area and there are no plans within the area to implement the Gautrain system in this area.
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Diagram 57: Example of NMT along Pyp Avenue Diagram 59: Bicycle users along NMT facilities adjacent to M39 road
Diagram 58: NMT facilities adjacent to M39 road Diagram 60: Pedestrian bridge crossing over M39
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8.1.9 Parking 8.1.10 Accident Hotspots and Illegal Traffic Movements
Formal parking is only provided within China Gate shopping centre (Diagram The following intersections are known as accidents hotspots: 61). There is no on-street parking throughout the whole precinct. Other M39 (Zuurfontein) and Oranjerivier Drive and areas that generate traffic and requires parking space is the Hope of M39 (Zuurfontein) and Bergrivier Drive Restoration church that is located at the corner of Zuurfontein and Oranjerivier Drive. 8.1.11 Key Findings
Key findings regarding transport and roads include:
. Regional access to the China Gate precinct is poor. China Gate is compromised by its distance to the freeway system. . A pedestrian bridge crossing over M39 is also provided south of the precinct helping pedestrian to access Kempton Park west and Terenure. Pedestrian jaywalking along M39 can be attributed to lack of pedestrian bridge in the middle of the precinct. . In terms of public transport, China Gate is regarded as being poorly accessible. Commuters often rely on taunting taxis along M39 emanating from Tembisa area. . BRT trunk routes within the study area will be implemented during Phase 1 (Tembisa-Or Tambo- China Gate- Vosloorus), with feeder routes implemented along Ossewa St.
8.1.12 References
Gauteng Rail Passenger Census 2007 Ekurhuleni Metropolitan Municipality, April 2012 The Development Diagram 61: Parking space at China Gate Shopping Centre of an Operations Plan for an BRT North/ South Corridor Ekurhuleni IDP, 2013
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Diagram 62: Regional Connectivity Source: EMM Roads Masterplan, RHDHV, 2013
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Diagram 63: Road Ownership on the Study Area
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Diagram 64: Road Hierarchy Source: EMM Roads Masterplan, RHDHV, 2013
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Diagram 65: Future Roads Impacting on the Study Area Source: GPDRT
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Diagram 66: Bus and Taxi Routes within China Gate
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Diagram 67: Proposed BRT Routes within China Gate
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Diagram 68: PRASA Strategic Network Planning
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9 ANNEXURE 2: OPEN SPACE AND NATURAL . Comply with all applicable international conventions, national ENVIRONMENT environmental legislation and policies, regulations, codes of practice, and other environmental requirements to which the COE 9.1 OPEN SPACE AND NATURAL ENVIRONMENT CONTEXT AND subscribes; STATUS QUO . Protect and manage the environment, conserve resources, minimise asset losses, and improve environmental performance; 9.1.1 Environmental Strategic Documents (policies, plans and . Minimise the environmental impacts of the activities of the CoE; strategies) . Minimise the contribution to climate change, and adapt to the consequences of global climate change; 9.1.1.1 Ekurhuleni Environmental Policy, 2012 . Improve the quality standards of the environment through the reduction of pollution, implementation of a waste reduction The Ekurhuleni Environmental Policy was updated in 2012; the revision of hierarchy, an increase in social benefits in terms of health and the policy provided an opportunity to align CoE environmental policy with resilience, and increased access to environmental resources; sustainability initiatives and trending considerations, e.g. the impacts of . Establish partnerships with community organisations, government climate change, the green economy, mining reclamation and pollution, and agencies, customers and Interested and Affected Parties (I&APs) land reform and agrarian transformation. Importantly, as the Growth and and foster openness and communication with all stakeholders in Development Strategy for CoE is currently being revised, there remains order to share relevant information, contribute to the development potential to further align the environmental policy and vision to the revised of sustainable solutions, and respond in a constructive and timely growth and development vision for the region. manner;
The development of an environmental policy for the CoE is a statutory . Implement environmental management activities aimed at mandate and responsibility is placed on local governments to ensure a enhancing and improving the environment within the COE by safe and healthy environment for those living and working within their area improving the environmental content and performance of existing of jurisdiction. The CoE, in delivering services to the community, strives to management systems like the IDP, GDS and Service Delivery and maintain and promote sustainable environmental management by carefully . Budget Implementation Plan (SDBIP); and blending ecological, social, and economic considerations into future . Regulate the environmental impacts of mining to restore a planning and decision-making processes. The CoE aims to balance the balance between consumptive and sustainable environmental interests of the present with those of future generations, and ultimately, will resource uses. strive to reduce the environmental impacts of current operations, Activities, products, and services. To meet the goals and intended outcomes of the Environmental Policy, seven areas of impact are defined that require attention and the Within the framework of its Environmental Policy, the Ekurhuleni implementation of actions (Diagram 37: Seven Environmental Policy Metropolitan Municipality commits to: Focus Areas, or Ultimate Outcomes). The long-term outcomes are:
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1. Key natural resources are protected and conserved; An Implementation Plan accompanies the Revised Environmental Policy 2. CoE employees are aware of environmental matters and and is available as a tool to enable the turning of the policy into action. environmental education initiatives are implemented; Primary goals to give effect to the policy include: 3. Environmental principles are embedded in infrastructure and development activities in the CoE; . Roll out of the Environmental Policy into CoE department’s 4. Land, water and air pollution is prevented and reduced; processes and systems; and 5. River catchments are managed in an integrated manner; . Marketing and awareness-raising of what the Environmental 6. CoE is energy efficient and has adapted to climate change Policy aims to achieve. impacts; and 7. Sound environmental governance. The Implementation Plan is a spreadsheet based tool that links the outcomes of the policy through actions and responsibilities to measure progress, using indicators over 5 year planning timeframes.
Protect Natural 9.1.1.2 Ekurhuleni Environmental Management Framework, 2007 Resources
The Environmental Management Framework (EMF) provides a framework Environmental Environmental Governance Education that sets out the environmental attributes of Ekurhuleni in a way that determines environmental opportunities and constraints for development of the area, while Spatial Development Frameworks (SDFs) provide frameworks for interpreting the development vision, planning principles COE Environmental and structuring elements of Ekurhuleni. Climate Policy Proofing & Sustainable Energy Infrastructure As part of the EMF, the Strategic Environmental Management Plan Efficiency (SEMP) was developed which outlined ‘development constraint zones’ which highlight the environmental features that may limit developmental potential. Five constraint zones have been identified:
Water Reduce Resources Pollution . Low to no Constraint zone . Agricultural Constraint zone . Geotechnical Constraint zone . Hydrological Constraint Zone Diagram 69: Seven Environmental Policy Focus Areas, or Ultimate . Ecological Constraint Zone Outcomes Source: COE, 2012
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According to the CoE EMF (2007) the location of the precinct falls within the Low to No Constraint Zone, and Ecological Constraint zone. The Low to No Constraint zone does not contain any particularly sensitive areas and are predominantly built-up. Development mostly occurs within this area and minimum environmental approvals are required although engagement with relevant departments is encouraged.
The Ecological Constraint zone may consist of natural vegetation but lacks hydrological features (the Hydrological zone consists of both ecological and hydrological features). The preferred activities in this zone are for conservation but with provision for essential engineering services pending the outcome of an environmental authorisation process. In terms of the EMF, urban open space containing recreational facilities and developments that cover wide areas and impact on sensitive areas, should be subject to environmental impact assessments.
9.1.1.3 Ekurhuleni Biodiversity and Open Space Strategy (EBOSS), 2009
The EBOSS outlines steps that need to be taken in order to meet the requirements for the biodiversity and open space needs of the Metro. The EBOSS provides a thorough inventory of the ecological features within the CoE and provides targets for which the CoE must aim in order to adequately preserve the biodiversity and open spaces within the Metro. The EBOSS defined the Open Spaces as:
. Metropolitan open space nodes - means open space areas that have a distinct character and that are meant for the use or enjoyment of all persons in the metropolitan area and even beyond; . Local open space nodes - means open space areas that have a
distinct character and that are meant primarily for the use or
enjoyment of specific communities; Diagram 70: Precinct in relation to the COE EMF, 2007
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. Corridors - means open spaces that form part of the hydrological system, are natural areas that are shallowly undermined, or areas with high quality natural vegetation that link different nodes with each other; . Other/ neighbourhood natural open spaces - means natural areas that should remain as open spaces, but do not constitute nodes or corridors and that should be incorporated in the planning and development of neighbourhoods; and . Mining belt open space - means undeveloped land on undermined areas that can be used for open space purposes.
Diagram 71: Local Open Space Node within the vicinity of the Precinct
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According to the EBOSS (2009), there are no open space features within the China Gate Precinct. A Local Open Space Node, namely the D: Dries Niemand Recreation Node is located south of the precinct. The local open space node is predominantly publicly owned with a small portion that is privately owned. The local open space is characterised as Natural Open Space and Sports/ Recreation.
The EBOSS was developed in 2009 and there has been developed since then, it is still important to take into account the open space assets in the study area for future planning to ensure that the integrity of the remaining open spaces is preserved.
9.1.1.4 Draft Bioregional Plan, 2014
The CoE has developed a Bioregional Plan although it is still in draft form. The purpose of a bioregional plan is to inform land-use planning, environmental assessment and authorisations, and natural resource management by a range of sectors whose policies and decisions impact on biodiversity. This is done by providing a map of biodiversity priority areas, referred to as Critical Biodiversity Areas (CBA) and Ecological Support Areas, with accompanying land-use planning and decision-making guidelines.
The Bioregional Plan must be included in the Integrated Development Plan and Spatial Development Plans and must be consulted when issuing planning authorisations. The Bioregional Plan determines the key biodiversity aspects within the CoE. The Bioregional Plan is used to produce different maps that can be easily integrated into other planning tools. The Bioregional Plan also provides a description of the different CBA map areas which are shown below. .
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Table 10: Bioregional Plan Map Categories CBA Map Category Criteria Defining the Category Protected Areas include Provincial Nature Reserves (declared under the National Environment Management: Protected Areas Act 57 of 2003); Municipal Nature Reserves (including Bird Sanctuaries) which are declared under various local and provincial declarations and by-laws; other state owned protected areas (Meteorite Crater Reserve & natural portions of Botanical Gardens); and Private Nature Reserves and Natural Heritage Sites with management plans that have biodiversity conservation as the primary objective. The Protected Area definition used in Gauteng C-Plan v3.3, which this bioregional plan is obligated to follow, deviates from national policy documents and guidelines (Protected Areas Act, NBA 2011 & NPAES 2008) which include all formally Protected Areas proclaimed protected areas (including World Heritage Sites and Protected Environments) and exclude undeclared conservation areas which do not have secure legal status. Gauteng C-Plan v3.3 includes most types of formal Protected Area, but deviated from the norm by excluding Protected Environments and World Heritage Sites, while including undeclared private nature reserves and natural heritage sites that have biodiversity focussed management plans in place (these would be categorised as informal conservation areas under the National Protected Area Expansion Strategy and would not be seen to be meeting Protected Area targets). Protected Environments and World Heritage sites are indicated on the maps to improve alignment with national bioregional plan norms, but the Bioregional Plan does not have the mandate to alter the spatial product from Gauteng C-Plan v3.3. Any natural or near-natural terrestrial or aquatic area required to meet targets for biodiversity pattern and/or ecological processes. These include any area that is required for meeting biodiversity pattern targets such as remaining areas of Critically Endangered vegetation types and areas required to protect threatened species; any area that is required for meeting targets for ecological processes such as areas important for climate change adaptation; and hydrological Critical Biodiversity Areas 1 process areas such as high priority wetlands and catchments, pan clusters and pans within priority catchments. In addition to the above areas where there is little or no choice of area identified, CBAs include all 'best design' sites in terms of meeting pattern and process targets, identified by the biodiversity planning process. 'Best design' refers to an identified network of natural or near-natural sites that meet pattern and process targets in a spatially efficient and ecologically robust way, and aim to avoid conflict with other activities (e.g. economic activity) where possible. Intensive agricultural landscapes which are required to meet biodiversity targets for threatened species or which support ecological processes on which these Critical Biodiversity Areas 2 threatened species directly depend. Although the biodiversity planning process preferentially attempted to meet biodiversity targets in natural or near- natural landscapes, in some cases intensive agricultural landscapes may perform a key role in maintaining populations of threatened species (e.g. ploughed fields may be key foraging areas for threatened bird species such as Blue Cranes or Secretary Birds). Natural, near-natural or degraded areas required to be maintained in an ecologically functional state to support Critical Biodiversity Areas and/or Protected Ecological Support Area 1 Areas. These include remaining floodplain, corridor, catchment, wetland and other ecological process areas that have not been identified as Critical Biodiversity Areas but which need to be maintained in a functional state to prevent degradation of CBAs and/or Protected Areas. ESA1s can include areas which would otherwise have been identified as CBAs except that have been degraded, but which are currently or potentially still important for supporting ecological processes. These areas are a focus for rehabilitation rather than the intensification of land uses. Areas with no natural habitat which retain potential importance for supporting ecological processes. These include urban and intensive agricultural landscapes Ecological Support Area 2 on floodplains, in buffers around wetlands and in bottlenecks in key climate change corridors. Inappropriate management or intensification of land-use in these areas could result in additional impacts on ecological processes. Other Natural Areas Natural areas not included in the above categories. No Natural Areas Remaining These areas include intensive agriculture, plantations, mined areas, urban areas, infrastructure and dams.
Source: Adapted from Holness, 2009
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There are at least 16 threatened plant species and 14 threatened animal state to support Critical Biodiversity Areas and/or Protected Areas. These species in the CoE, and 10 ecosystems listed as threatened according to include remaining floodplain, corridor, catchment, wetland and other National Environmental Management: Biodiversity Act (NEM:BA, 2008). ecological process areas that have not been identified as Critical Aquatic systems are equally unique in the bioregion: 97% of wetlands Biodiversity Areas but which need to be maintained in a functional state to types and 29% of river types in the Metro are listed as threatened. Just prevent degradation of CBAs and/or Protected Areas” (CoE, 2014). This is over a third of the Ekurhuleni Metro is in a natural or near natural state further detailed in the section on biophysical characteristics below. (36%), with urbanisation (35%), agriculture (23%) and mining (7%) together covering 64% of the Metro.
Critical Biodiversity Areas cover 18% of the Metro with CBA 1 (natural or near natural state) covering 17% and CBA 2 (cultivated landscapes which retain importance for threatened species) covering 1%. Ecological Support Areas cover a further 18% of the City with ESA 1 (natural, near natural or degraded state) covering 6% and ESA 2 (no remaining natural habitat) covering 12%. Protected Areas cover just over 1% of the Ekurhuleni Metro.
The Bioregional Plan also sets out different management practices that must be adhered to in order to protect the biodiversity of the COE. This guideline is developed according to the different levels of Critical Biodiversity Areas and the Ecological Support Areas. Part of the Bioregional Plan requires a monitoring and evaluation programme. The purpose of this is to measure the level of implementation within the Metro as well as areas that require improvement. The current Bioregional Plan is under review.
With reference to the China Gate Precinct, Diagram 72 shows the biodiversity features, namely Critical Biodiversity Areas (CBA) and Ecological Support Areas (ESA), as well as other natural areas. Diagram 73 shows the hydrological features in the precinct. There are no CBAs in the precinct. There are ESAs present although some land parcels are in the process of being developed, such as the portion to the north of Oranjerivier Drive. ESAs are characterised as “Natural, near-natural or degraded areas required to be maintained in an ecologically functional
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Diagram 72: Bioregional Plan in relation to the China Gate Precinct
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Diagram 73: Hydrological features in the China Gate Precinct
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9.1.1.5 Open space resources
The precinct is predominantly built up with limited open spaces, and those public open spaces that do exist have issues with dumping and pollution problems. The best open space in the area is bounded by Skoolroete St, Kruindraai St and Parkroete St. This park is landscaped and has playground equipment, a basketball court and gym equipment. It has been fairly recently developed. During the site visit, the gym equipment as well as the basketball court was being used (refer to the photos below). However, maintenance of the seating areas and litter bins is needed as is shown below.
Diagram 74: Gym equipment being used
Diagram 75: Sports facilities in park
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Diagram 76: Maintenance is required Diagram 77: Vacant undeveloped land opposite the park
The large open space opposite the park behind the CoE reservoirs Another functional and maintained open space is Park 669 which is (bounded by Skoolroete St, Parkroete St and Plantasie Ave) is bounded by Bloekomdraai St, Handel St, Marias Ave and Opstal Rd. This transformed and does not contribute to the open space network. This park is also developed with seating, playground equipment and gym property can be used for other social facilities or residential development. equipment. There is also a scraped soccer field which adds to its use and value. This park has good surveillance by the surrounding houses and church, and is well used and safe.
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9.1.2 Biophysical Characteristics
9.1.2.1 Land-use and Transformation – location of areas of natural habitat
The China Gate Precinct is located within the wider Johannesburg/ Pretoria/ East Rand conurbation – a very expansive urban area. The growth of this urban area has resulted in significant transformation of the natural environment of most of its extent, with the exception of residual parcels of land that are characterised by natural vegetation cover, many of which are centred on natural and other waterbodies.
The China Gate Precinct mirrors this pattern of environmental transformation, with a majority of its spatial extent being transformed, primarily to commercial and residential land-uses.
Within the precinct, a handful of small, vacant areas occur. These are largely located on the boundaries of the precinct and are vacant, undeveloped areas. Limited formal recreational space occurs in the precinct, but three small parks are located in the vicinity of Handel Street- Marais Avenue, Skoolroute Street- Kruindraai Street, and Opstal Avenue. There are a number of other vacant undeveloped areas including such a land parcel located between Plantasie Avenue and Skoolroute Street, and another such area located in the vicinity of Heuwel Street and Zuurfontein Road (M39). The former area is largely cleared of natural vegetation, whereas the latter square open piece of land east of Zuurfontein displays residual grassland vegetation. The unfenced vacant areas that have not Figure 9: Park 669 in Terenure been converted into formal parkland have been modified by factors such as dumping, alien plant encroachment and regular burning.
The southern boundary of the precinct is comprised of an open space occupied by power line servitudes. These servitudes also consist of residual grassland, but which is regularly mowed and burnt.
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Beyond the precinct boundaries, to the south-west and north-west 9.1.2.3 Faunal Assemblage undeveloped, former mining land is located. This land contains no intact residual natural habitat, having been modified by the mining activities The large-scale transformation of the natural environment in the China related to the AEL complex. This includes the ash dump to the west of Gate Precinct area and the wider area has resulted in the disappearance Mission Road. The existing buffer needs to be protected as per the of most of the natural faunal assemblage of the wider area. Only a small Gauteng Buffer Zone policy, and the adjacent industrial/ manufacturing number of faunal species (predominantly avifauna - birds) adapted to land uses are appropriate. existing in an urban environment remain. The remaining undeveloped areas on the precinct site are likely to be too small and fragmented to To the south-east of the precinct, the power line servitude extends to the support any significant faunal populations. east and occupies an open space in which a drainage line/ watercourse ‘daylights’ from within the precinct area. This area that is bisected by the The closest area of natural habitat that could support any more significant R25 (Modderfontein Road) appears to contain the only area of more intact faunal assemblage is the open space located to the south-east of the habitat in the wider precinct area. precinct boundaries and extending eastwards. This open space is drained by a wetland which is linked to a much larger valley bottom wetland area that drains north-eastwards into the Rietvlei River located to the north- 9.1.2.2 Terrestrial Environment – Vegetative characteristics east. Although there are several physical barriers (in the form of road bridges) that cross the open space, this open space is linked to a wider As described above most of the precinct area is transformed from a wetland system and contains natural habitat in the form of wetland natural state. The entirety of the site falls within the Carletonville Dolomite reedbeds and surrounding residual grassland. Grassland vegetation type. Where such natural grassland vegetation remains, it is characterised by slightly undulating plains of species-rich grasslands forming a complex mosaic pattern dominated by many species 9.1.2.4 Freshwater Environment: Drainage & Surface Water Occurrence (Mucina and Rutherford, 2006). As described above, very limited areas of natural grassland habitat still occur on the site. The only area in which Due to the location of the precinct on a local high point (crest), there are such grassland occurs is within an undeveloped square parcel of land to no freshwater features (rivers or wetlands) on the Precinct Site. It is noted, the east of the M39, as well as along the power line servitude on the however that a drainage line/ watercourse emerges from an underground southern Precinct boundary. The square parcel of land is too fragmented culvert immediately to the east of Rienert Way (close to the intersection and small to be likely to contain any vegetative sensitivity, and the regular with Handel Street) and the Precinct Boundary. It is possible that the mowing / burning of the power line servitude is also likely to have culvert only carries stormwater, but it is equally possible that in a similar diminished its vegetative value. manner to many wetlands located in residential and other built areas across the wider Johannesburg area, the underground culvert may be capturing seepage that would have naturally been associated with seepage wetlands. During a site visit conducted in July 2019, this underground pipe was noted to be flowing and thus the presence of
130 GAPP Consortium China Gate - Terenure Urban Design Precinct Plan natural seepage from the Precinct area that has been captured by the underground system is a distinct possibility. In this way wetlands may have historically occurred in the Precinct area, but these would have long ceased to exist.
Due to the location of the Precinct in a terrain setting context, drainage typically occurs away from the precinct area, with rivers and wetlands rising close to the boundaries of the Precinct Site and draining away from it in a number of directions. The Precinct straddles the boundaries of three quaternary catchments1 due to its location on a high-lying crest; hence surface water drainage will occur in various directions away from the Precinct site. The south-western parts of the Precinct Site and the and the area to the west of the Precinct falls within the Jukskei River catchment (quaternary catchment A21C); a drainage line rises on the north-western part of the site, draining into the AECI mining land and feeding into the Modderfontein Spruit to the west.
Diagram 78: Watercourse ‘daylighting’ from under Reinert Way on the Precinct Boundary As mentioned above, a wetland/ drainage line originates on the south- eastern part of the pentad; this drainage line forms part of the upper reaches of the Swartspruit (catchment A21A). Lastly a further drainage line originates in the industrial area to the north of the Precinct area and drains northwards, forming the upper reaches of the Kaalspruit catchment (A21B).
Although there is little surface water drainage on the site, the presence of a number of a drainage features that rise in or close to the Precinct boundaries is significant as stormwater generated on the Precinct site will
be fed into these drainage lines. The need to ensure that stormwater is not 1 The quaternary sub-catchment is used as the basic areal unit of water resources assessment in South Africa (South Africa is divided up into a series of fourth-order polluted is accordingly important. catchments based on runoff characteristics with catchment area being delineated inversely proportional to runoff – Midgely et al, 1994).
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9.1.2.5 Freshwater Environment: State and Threat Level
In a similar manner to terrestrial ecosystems, freshwater ecosystems in South Africa have been assigned a threat status. The NFEPA Project (refer to the Section below) derived wetland vegetation groups from Bioregions, splitting these into smaller groups through expert input to create 133 WetVeg groups. The WetVeg groups were assigned a threat status as part of the 2011 National Biodiversity Assessment. The wetlands on the Precinct Site and within the wider area located to the south-east of the Precinct fall within the Dry Highveld Grassland Group 5 which has been listed as being Least Threatened (LT). However the areas to the north and west of the Precinct fall into the Mesic Highveld Grassland Group 3 which is listed as being Critically Endangered. Although there are not wetlands located on the Precinct Site, wetland systems are located downstream of it and where these wetlands are listed as being Critically Endangered, it is important that land use management and other processes do not further degrade these wetland systems through downstream impacts.
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Diagram 79: Surface Water Typology and Drainage Context
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9.1.2.6 Environmentally-sensitive Area designations on the Precinct Site other land uses and activities (GDARD, 2014). These areas need be maintained in the appropriate condition for their category. There are a number of spatial (national and provincial-level) environmental Important CBAs are degraded or irreversibly modified but are still required datasets which can be utilised to identify environmentally sensitive areas for achieving specific targets, such as cultivated lands for threatened on the Precinct Site: species (GDARD, 2014). It should be reiterated that Irreplaceable CBAs . The Gauteng Conservation Plan (C-Plan), v.3 are the highest class of CBA and should be offered the highest degree of . The National Threatened Terrestrial Ecosystems dataset protection. It is important to note that no Irreplaceable CBAs have been . The Gauteng Environmental Management Framework designated within the Precinct Site, and that all CBAs in the study area are Important CBAs.
These designations are individually explored below, but the environmental ESAs are natural, near-natural or degraded areas required to be sensitivities are synthesised in Diagram 80. It should be noted that two maintained in an ecologically functional state to support CBAs and/or further potential designation types – formally protected area system and Protected Areas (GDARD, 2014). This includes remaining floodplains, the National Freshwater Ecosystem (NFEPA) database do not apply to the corridors, catchments, wetlands and other ecological process areas that Precinct and surrounding areas, as no formally protected areas or FEPA have not been identified as CBAs but which need to be maintained in a Rivers or wetlands have been designated in the area. functional state to prevent degradation of CBAs and Protected Areas. ESAs also incorporate areas with no natural habitat remaining, but which retain potential importance for supporting ecological processes (GDARD, 9.1.2.7 Gauteng C-Plan 3 2014).
The Gauteng C-Plan 3 has identified two classes of important areas for the No CBAs have been designated on the Precinct Site which reflects the maintenance of biodiversity and biodiversity features in Gauteng – Critical level of transformation of this highly urbanised area. The closest CBAs are Biodiversity Areas (CBAs) and Ecological Support Areas (ESAs). all important CBAs, located to the north of the Precinct, to the east of the Precinct along the drainage line/ open space north of Edleen, and in a CBAs include natural or near-natural terrestrial and aquatic features that small land parcel to the south of the site. have been selected based on biodiversity characteristics of an area, its spatial configuration and requirement for meeting both biodiversity pattern Very small parts of the Precinct have been designated as ESAs. These and ecological process targets. Two classes of CBA have been land parcels are located in the northern parts of the Precinct, based on designated as part of the Gauteng C-plan – Irreplaceable and Important vacant areas in the Restonvale AH area. There is very limited residual (GDARD, 2014). Irreplaceable CBAs are sites where no other options exist ecological value attached to these parts of the Precinct and the wider for meeting targets for biodiversity features, as well as best-design sites Precinct, due mainly to the high levels of transformation and which represent an efficient configuration of sites to meet targets in an fragmentation. ecologically sustainable way, a configuration that is least conflicting with
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9.1.2.8 The National Threatened Terrestrial Ecosystems dataset 9.1.2.9 The Gauteng Environmental Management Framework
The first national list of threatened terrestrial ecosystems for South Africa The Gauteng Department of Agriculture and Rural Development (GDARD) was gazetted on 9 December 2011 (National Environmental Management: has produced an Environmental Management Framework (EMF) for the Biodiversity Act: National list of ecosystems that are threatened and in whole of Gauteng (GPEMF). The objective of the GPEMF is to guide need of protection, (G 34809, GoN 1002), 9 December 2011). sustainable land use management within the province. The GPEMF, inter alia, aims to: The Biodiversity Act (Act 10 of 2004) provides for listing of threatened or . provide a strategic and overall framework for environmental protected ecosystems, in one of four categories: Critically Endangered management in Gauteng; (CR), Endangered (EN), Vulnerable (VU) or protected. The purpose of . align sustainable development initiatives with the environmental listing threatened ecosystems is primarily to reduce the rate of ecosystem resources, developmental pressures, as well as the growth and species extinction. This includes preventing further degradation and imperatives of Gauteng; loss of structure, function and composition of threatened ecosystems. The . determine geographical areas where certain activities can be purpose of listing protected ecosystems is primarily to preserve witness excluded from an EIA process; and sites of exceptionally high conservation value2. . identify appropriate, inappropriate and conditionally compatible
activities in various Environmental Management Zones in a The majority of the Precinct Site does not fall within a terrestrial ecosystem manner that promotes proactive decision-making. that was designated as being threatened (Carletonville Dolomite Grassland). Very small parts of the southern periphery of the site fall within the Rietvleiriver Highveld Grassland that has been designated as being In an environmental sensitivity context, the location of the parts of the Critically Endangered (CR). The vacant land parcels primarily associated Precinct falling within Zone 2: High control zone (within the urban with the power line servitude located on the southern Precinct boundary development zone) is important. The intention for such sensitive areas contain residual areas of habitat falling within this ecosystem. Open within the urban development zone is that these areas should be spaces within the surrounding areas fall within threatened terrestrial conserved and where linear development (roads etc.) cannot avoid these ecosystems (Egoli Granite Grassland (EN) to the north and west of the site areas, a proper assessment and implementation of alternatives must be and the Rietvleiriver Highveld Grassland (CR) to the south and east of the undertaken. Sensitive areas within the Urban Development Zone include: site). . Conservation priority areas (CBAs: Irreplaceable areas);
Residual patches of natural vegetation on the southern-most land parcels . Rivers (including 32m buffers); that fall within this ecosystem may have some degree of conservation . Ridges; importance, but the degree of occurrence of primary grassland habitat . Areas that are sensitive (as determined in the sensitivity would need to be confirmed by more detailed floral assessment. assessment); and . Protected areas.
2 http://bgis.sanbi.org/ecosystems
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No such land parcels falling within this zone have been designated, There are no surface water/ freshwater features located on the although the above-mentioned drainage features located to the north, east site, however a number of drainage lines are located (rise) in close and west of the Precinct fall within this zone. proximity to the Precinct boundaries. No CBAs are designated on the Precinct Site with very small areas of the northern parts of the Precinct being designated as 9.1.3 Environmental Sensitivity Assessment ESAs.
No Zone 2 High Control Areas, as designated under the Gauteng Diagram 80 indicates composite environmentally sensitivity on the Precinct EMF occur on the site. Site and its surrounds. The Precinct Site is largely transformed and The China Gate Precinct overall displays a low degree of parcels of land that are undeveloped and which may contain residual environmental sensitivity. natural habitat are very fragmented – i.e. they are not linked to other such There are two developed and maintained parks in the Terenure areas of natural habitat. This high degree of transformation is indicated by area particularly the park bounded by Skoolroete St, Kruindraai St the absence of designated sensitive areas in terms of a number of and Parkroete St and Park 669. These parks have been environmental datasets, including the Gauteng C-Plan (no CBAs), landscaped and developed with seating, sports facilities, playground equipment and gym equipment, and form an important Gauteng EMF (no Zone 2 High Control Areas), the National Threatened part of the open space network. Ecosystems Dataset (very limited areas of natural habitat remaining within a threatened ecosystem), as well as the absence of any drainage lines or other surface water features. The Precinct overall displays very low environmental sensitivity.
9.1.4 Key Findings
The following key findings are pertinent for the China Gate Precinct:
The historical development of the urban area has resulted in significant transformation of the natural environment within most of the extent of the Precinct, with the exception of some fragmented undeveloped areas. These undeveloped areas are largely transformed, with only limited areas possibly containing residual grassland habitat. The transformation of the natural environment in the China Gate CBD Precinct and the large-scale transformation of the wider area has resulted in the disappearance of most of the natural faunal assemblage of the wider area.
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Diagram 80: Composite Environmental Sensitivity
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10 ANNEXURE 3: SOCIO ECONOMIC According to Stats SA, 2011 “Small Areas” data, a population of approximately 7 048 was indicated, comprising of a 51.1% female and 10.1 ECONOMIC ASSESSMENT CONTEXT AND STATUS QUO 48.9% male population, and has a total number of 1 834 households with an average of 3.8 people per household. The precinct is dominated by a This annexure provides an analysis of the socio-economic status, and the youthful population that accounts for 41.6%. The majority of the population economic and property market of the precinct and its immediate have matric and tertiary education. surroundings. Almost half of the population is employed. As such, the majority of the 10.1.1 Overview working population are employed in the formal sector, with a small percentage of those working in private households, the informal sector, The precinct plan, herewith referred to as the “China Gate/Terenure BRT etc. The majority of the households fall within the middle-income category, Station Precinct” aims to guide and influence future developments for the closely followed by low-income earners. demarcated precinct boundary. The anticipated developments are mainly influenced by the present social and economic activities occurring within The tertiary sector is the main employment and economic contributor in the precinct and its immediate surrounding areas. Accordingly, the the Kempton Park area. This is followed by the secondary sector, purpose of this plan is to create an environment which provides an especially the manufacturing industry. enabling developmental environment atmosphere that promotes infrastructural development, spatial and socio-economic transformation in Regarding the property market, the precinct is dominated by houses, an effort to benefit the communities residing within the precinct and in its townhouses and blocks of flats. Even so, over the last decade, the immediate surroundings. This plan shall, therefore, become a common residential stock market has been primarily characterised by sectional source of reference for the municipality in relation to its planning schemes, followed by estate freeholds, freeholds and estate sectional capabilities and the achievement of developmental goals and strategies. schemes. Approximately 58% of households live in properties that they own, although the majority of those properties (46%) are not fully paid off, The China Gate/Terenure BRT Station precinct falls under Region B of and 38% rent the property that they occupy. In terms of property the Ekurhuleni Metropolitan Municipality and is part of the Kempton Park purchases, the majority of buyers are the youth, aged between 18–35, area. The precinct is served by two national roads, namely the N3 in the while the middle-aged age group make up the majority of existing owners west and the N12 in the south. These national roads link the precinct to and recent sellers. Sandton in the west and Midrand in the north-west, the Tembisa Township in the north and Edenvale in the south. The key roads with a Despite the precinct being dominated by the middle-income earners, the direct link to the precinct include the M39 in the west and the R25 in the retail market is not sufficient. There are a number of businesses, a few south-east. The immediate surrounding areas include Van Riebeeck restaurants and a shopping mall comprising of a few retail stores, furniture Park, situated in the eastern parts of the precinct, Edleen in the south, outlets, funeral parlour, etc. Moreover, in terms of the industrial market, a and Birch Acres in the north. significant number of industrial companies are concentrated towards the north of the precinct and encompass various light industrial activities.
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creation, promote environmental friendliness, and achieve social Regarding the provision of social facilities, there are only a few educational empowerment and effective corporate governance. and religious facilities located within the precinct, whereas most of the social amenities are located within the immediate surroundings. Given the The CoE’s economic plan for realising the GDS 2055 strategic imperatives population threshold of the precinct, it is, therefore, imperative to ensure to have a ‘delivering city’ by 2020 entails: that future development encompass amenities that could accommodate Manufacturing revitalisation (including black industrialisation); the needs of the community within the precinct and its immediate . Acceleration of the Integrated Development Zone (IDZ)/Special surroundings. Economic Zone (SEZ) programme; . Land availability for strategic development; 10.1.2 Policies, Plans and Projects . Support of Small, Medium and Micro Enterprises (SMMEs) through public procurement; This section elaborates further on the policy directives endorsed by the . Implementation of township economy strategy; CoE, encompassing a direct impact on China Gate/Terenure BRT Station . Enabling the public transport system; precinct. . Massive public infrastructure investment;
The Gauteng Provincial Government seeks to enhance economic growth . Promotion of localisation and production; and and development through establishing an innovative, green and inclusive . Skills, capability development and workplace stabilisation. economy that aims to provide accessibility and connectivity to infrastructure, employment, income and participation. The Gauteng Economic Growth and Development Strategy is, therefore, a strategic The CoE Medium Term Revenue and Expenditure Framework (MTREF) document that provides recognition of the following five pillars: set aside R141 million for economic function corridors in order to re- . Transforming the provincial economy through improved efficiency industrialise the city. The precinct has also been identified as Priority 1 in (economic dimension); terms of the proposed housing projects of the Capital Investment . Sustainable employment creation (economic dimension); Framework (CIF).
. Increasing economic equity and ownership (equality dimension); Furthermore, the Ekurhuleni Metropolitan Spatial Development Framework Investing in people (social dimension); and . (MSDF) is a guiding tool entrenched in directing the future spatial . Sustainable communities and social cohesion (social dimension). development of the municipality and in achieving sustainability, and economic and social development in the city. As part of the development concept of the MSDF, the precinct was highlighted as one of the For the purpose of attaining economic development, the Ekurhuleni metropolitan’s urban core nodes, which could suggest that the city is ready Growth and Development Strategy (GDS 2055) outlines the transition of to unlock development opportunities within this region. the city from fragmentation to sustainability. In pursuit of this mandate, the city seeks to create viable urban integration, accelerate employment
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10.1.3 Socio-Economic Characteristics . Residential Subsidy: 1 502.8 ha; . Residential Rental: 111.3 ha; The socio-economic characteristics of the precinct consist of population . Residential Boundary: 3 054.0 ha. demographics which include: . Total population, number of households and household size; . Education levels; The main Ward Priority project list for the 2018/2019 financial year . Employment Status; includes: . Annual household income distribution; . Development of a park and wetland with mini sporting facilities, . Economic sectors. park equipment and planted trees; . Fencing between the residential area in Kempton Park West, Esther Park and the main Zuurfontein road; The data analysed in respect of the aforementioned aspect is derived from . Upgrading of parks on both sides of Kempton Park West, Porkrote Stats SA 2011 and Quantec 2019. The data was collected using the “small and Skoolroete, and Optal and Handel streets (new equipment, areas”, sub-places and main places, where necessary, to provide an lighting and fencing); expanded understanding of the China Gate/Terenure BRT Station precinct . Provision of recycling bins at schools, shopping centres, parks, in the context of the City of Ekurhuleni. and churches. . Upgrading of storm water pipes in Phomolong and Birch Acres; 10.1.4 Socio- Economic Assessment . Pedestrian crossing bridge Sophia town and the mall and
between Phomolong and the mall – Andrew Mapheto Drive; This section provides a comprehensive analysis of the socio-economic . Development of sportsfield next to Phomolong secondary school; status of the precinct and its surrounds. The analysis is based on the 2011 Census, which is the latest statistic available. The data presented herein is . Upgrade of two parks at Phomolong and Birch Acres Ext 32 parks based on the small areas located within the precinct boundary. ; and . Building of multipurpose centre with the following: clinic; library; 10.1.4.1 Major Policies, Plans and Projects hall – Birch Acres ext 3; ext 23 and ext 44.
The precinct plan is entrenched in respect of the Ekurhuleni Regional SDF (Region B) as well as the Ekurhuleni Metropolitan Municipality Human 10.1.4.2 Socio-Economic Profile Settlement Strategy (2016). A comprehensive socio-economic profile of the precinct and the immediate In terms of the Ekurhuleni Human Settlement Plans, the housing demand surrounding suburbs is outlined in this section. for 2030, with an estimated total of 6 211.2ha for the growth of the region, encompasses the following housing instruments: I. Population
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In terms of the small areas covering the China Gate/Terenure BRT Source: Stats SA, 2011 Station precinct, there is a total population of approximately 8 265 (51% female and 49% male), 2 147 households and an average household II. Education size of 3.8 people. The population within the immediate surroundings is roughly 8 496 (53.3% female and 46.7% male) consisting of 3 010 Education plays a fundamental role in social upliftment and economic households and an average household size of 2.8. development as it enables members of society to improve their living standards while playing a crucial role in the economy. The diagram below Furthermore, the population of the precinct and its immediate illustrates the education status of the population residing within the surroundings is relatively young considering the high percentage within precinct and its immediate surroundings. the age category of 18–35 years that totals 39.5% and 33.9% Diagram 82: Education Status respectively. Almost a quarter of the population are children aged between 0–17 years in which the precinct comprises of 26.6% and Education Levels immediate surroundings accounts for 24%. 40% 36.0% Precinct 35% Immediate Surroundings 28.2% Interestingly, a population decrease in both the precinct and immediate 30% 25.9% surroundings is indicated in the age groups of 50+. This is an indication 25% 24.2% 17.7% that the population residing within the precinct and its surrounds is 20% 13.4% 14.5% 13.9% economically active. In this regard, future developments should be vested 15% 12.2% 9.7% 10% upon addressing issues concerning the youth and middle-aged age 5% 0.4% 0.8% 1.6% 1.4% groups. 0% Diagram 81: Demographics by Age Primary Secondary Matric Tertiary Other No Not schooling applicable Population by Age Source: Stats SA, 2011 Immediate Surroundings 80% Precinct The education status of the precinct is relatively moderate since the 60% 33.9% majority of the population has matric and tertiary education which account for 28.2% and 24.2% respectively. The immediate surroundings share 40% 24.0% 19.7% similar trends as the majority of the population also have matric and 39.5% 20% 15.2% tertiary education. This is an indication that the precinct should be 26.6% 19.1% 7% 9.6% 5.2% revitalised in a manner that enhances the provision of employment 0% opportunities and distribution of economic activities in close proximity in 0 - 17 18 - 35 36 - 49 50 - 64 65+ order to uplift the livelihood of residents while also strengthening the economy of the precinct.
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III. Employment Status Sectors of Employment The table demonstrates the employment status of people residing within 78.3% 79.1% Precinct the precinct and its surrounds. 80% Immediate Surroundings
60% Table 11: Employment Status Immediate 40% Employment Status Precinct (%) Surroundings (%) 11.2% 9.8% 20% 7.3% 8.9% 3.1% 2.2% Employed 69.9% 76.7% 0% Unemployed 9.1% 5.0% In the formal In the informal Private Do not know sector sector household Discouraged work-seeker 0.7% 0.6% Other (economically inactive) 21.3% 17.6% Source: Stats SA, 2011. Total 100 100 Source: Stats SA, 2011 As indicated, the majority of the working population within the precinct and As illustrated above, the employment status indicates that 69.9% of the its surrounds are employed in the formal sector, accounting for 78.3% and population within the precinct is employed, whereas 21.3% are 79.1% respectively. This is followed by those working in the private economically inactive, 9.1% are unemployed and 0.7% are discouraged households, consisting of approximately 11.2%. Furthermore, those work seekers. In terms of the immediate surroundings the majority of the employed in the informal sector, account for 7.3% within the precinct and population are employed (76.7%), the unemployed population accounts for 8.9% in the immediate surroundings. 5.0% and the economically inactive account for 17.6%. Considering the education level, the employment status of the precinct is relatively fair. V. Income Distribution Household income influences the ability of households to acquire sufficient IV. Type of Employment Sector goods and services, thus impacting their economic well-being. As such, Diagram 71 illustrates the types of employment sectors within the precinct the table is an illustration of the annual household income of the precinct and its surrounds. and its immediate surrounds.
Diagram 83: Type of Employment Sector Table 12: Household Income Distribution Precinct Immediate Surroundings Categorisation 173 8,1% 266 8,8% No income 31 1,4% 26 0,9% 24 1,1% 27 0,9% Low Income 81 3,8% 111 3,7% 95 4,4% 152 5,0%
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131 6,1% 183 6,1% Wholesale and retail trade, catering and 23.4 290 13,5% 343 11,4% accommodation 488 22,7% 686 22,8% Middle income Transport, storage and communication 9.4 569 26,5% 738 24,5% Finance, insurance, real estate and business 21.7 200 9,3% 361 12,0% services 31 1,4% 73 2,4% Upper income General government 8.1 34 1,6% 44 1,5% Community, social and personal services 14.6 2 147 100 3 010 100 Total Total 100 Source: Stats SA, 2011. Source: Quantec, 2019. The majority of the households (62.7%) fall within the middle-income As indicated, the tertiary sector plays a significant role in employment category, followed by 16.9% within the low-income and 12.3% under the creation when compared to the secondary and primary sectors. The upper-income categories. Additionally, 8.1% of the households have no tertiary sector accounts for 77.2%, with the wholesale and retail trade, income at all. The dynamics are similar with the immediate surrounding in catering and accommodation; finance, insurance, real estate and business the sense that the middle-income category accounts for 58.7%, while the services; as well as community, social and personal services, being the upper-income category accounts for 15.9% and the no-income and low- main contributors of employment, accounting for 23.4%, 21.7% and 14.7% income categories account for 8.8% and 16.6% respectively. respectively. Additionally, the manufacturing industry (21.3%) plays a main role in the secondary sector, while the agriculture, forestry and fishing VI. Employment Sectors sector (1.3%) plays a main role in the primary sector.
The table below denotes the different types of employment sectors within VII. Gross Value Added the precinct. Table 13 denotes the distribution of economic sectors, indicating Kempton Table 13: Economic Sectors Park as the “main place”, with a direct impact to the precinct area. Kempton Park Main Industry Area (%) Table 14: Gross Value Added Primary Sector 1.4 Kempton Park Main Industry Agriculture, forestry and fishing 1.3 Place (%) Mining and quarrying 0.1 Agriculture, forestry and fishing 0.5 Secondary Sector 21.3 Mining and quarrying 0.9 Manufacturing 14.2 Manufacturing 21.8 Electricity, gas and water 0.5 Electricity, gas and water 2.3 Construction 6.6 Construction 4.1 Tertiary Sector 77.2 Wholesale and retail trade, catering and 15.0
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accommodation Business Categories Description Transport, storage and communication 15.7 N.B Specialised Services Finance, insurance, real estate and business Given by God Logistics 20.8 services Regal Computer Consultants General government 14.6 Bridal Vault Community, social and personal services 4.2 Keringa Petwings: Pet Moving Service Total 100 Gourmet Cakes and Catering Source: Quantec, 2019 Thahlo Fast Food Restaurant Restaurants As indicated, the manufacturing industry (21.8%) has proved to be the Big Time Café main industry contributing towards the economy of Kempton Park. This is Everest Café closely followed by the finance, insurance, real estate and business Le Chateau Guesthouse and Conference services sector which accounts for 20.8%. These industries have a direct Guesthouse/Hotels Centre impact on the precinct, as it forms part of the Kempton Park area. As a African Rock result, the tertiary and secondary sectors contribute immensely to the Manufacturing Dupis Manufacturing Company economy of the precinct, whereas the primary sector is not dominant. Commercial motors Premier Rental and Logistics 10.1.4.3 Retail Market and Repairs 1027 Fitments Auto Electrical Services CMM Auto Repairs The China Gate/Terenure BRT Station precinct consists of numerous Nats New Age Tyre Specialist businesses, retail facilities and markets. This includes a variety of D.K Auto Tech (Pty) shopping malls, businesses and offices, and relatively few food outlets, Source: Kayamandi Development Services, 2019 manufacturing firms, and commercial motors and repairs. Table 6 provides the types of economic activity within the precinct. As indicated, the precinct comprises of a few economic activities,
encompassing mainly business and office premises. The spatial form of Table 15: Economic Activities within the Precinct the precinct is primarily characterised by residential buildings. As such, it is Business Categories Description important to encourage the development of businesses that could Shopping Mall China Gate Mall complement the residential identity of the precinct. In terms of the Branding Signage immediate surroundings, there is a variety of economic activity. These Camunicomm CC/TA Securicomm include the Kempton Gate Mall, located in Edleen, and surrounding Success Garden Services restaurants. Businesses and Stefanutti Stocks Roads & Earth Works (PTY) offices T & C Chemicals Exclusive Movers Local and Long Distance Kyle IT Solutions
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10.1.4.4 Industrial Market . S.M.S Caps; . Spartan Forklift Hire; There is an insufficient provision of industrial activity within the precinct’s . Tifab (Pty) Ltd.; boundary. However, the industrial market is largely concentrated towards . F&J Electrical; the north of the precinct. These include: . Turkish Divine; . Proton Industrial Park; . Gillespie Diesel Services; . Air Conditioning and Refrigeration Academy; . DDL Equipment; . Jost Manufacturing; . Controlgear Products; . The Combustion Exert; . Oil X Oil (Pty) Ltd.; . Goscor Lift Trucks; . Hawker Siddeley Switchgear; . G&H Transport & Repairs; . Prentec (Pty) Ltd.; . Chrome Supplements & Accessories Head Office; . Megatron Engineering (Pty) Ltd.; . Alcon Marepha (Pty) Ltd.; . Reitzer Pharmaceuticals (Pty) Ltd.; . Winches & Winders (Pty) Ltd.; . Builders Tile Market; . Protsurv Geo Centre Pty Ltd.; . Francois Jooste & Sons (Pty) Ltd.; . Montana Furniture Industries; . S T Services; . B D R Sheetmetal CC T/A Hydrocoolers; . N J C Manufacturing; . Chloorkop Crane Hire And Sales PTY Ltd.; . Martin and Martin (Pty) Ltd.; . Elfu Engineering (Pty) Ltd.; . V T Marble & Granite Exports; . Ndlovu Wire Ropes Pty Ltd.; . Mass Aluminium; and . Sheriff Panel Beaters; . Trig Distributors CC. . Rabali Transport; . Lumbar Yard; . Monteaga Steel CC; . Manitou Southern Africa; 10.1.4.5 Residential Property Market . Manitou SA (Pty) Ltd.; . Construction Components (PTY) Ltd.; This section provides a comprehensive analysis of the residential market in the China Gate/Terenure BRT Station precinct and its immediate . Rjk Machine Services; surroundings. . Oranges – Promotional & Corporate Giftware.;
. Goscor Arc; I. Type of Dwellings . Arc Engineering;
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Diagram 72 illustrates the main type of dwellings in the precinct and its immediate surroundings.
The precinct is dominated by houses which account for 68.9%. This is closely followed by townhouses, 26%, and blocks of flats that make up 0.8%. The precinct is also characterised by a few backyard and informal dwellings, accounting for 3.3% and 0.2% respectively. In terms of the immediate surroundings, 55.3% are houses, while 35.3% are townhouses and 6.9% are blocks of flats. There is also a percentage of backyard and informal dwellings that account for 1.9% and 0.3% respectively.
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Diagram 84: Main Type of Dwelling Total 2148 100 2936 100 Source: Stats SA, 2011. 68.9% Main Type of Dwelling 70.0% As indicated, 58% of households live in the property they own, although the majority of those properties (46%) are not fully paid off. Approximately 60.0% 55.3% Precinct Immediate 38% rent the property they occupy and 2% occupy property rent free. 50.0% Surrounding While in the immediate surroundings, 60% of households reside in their own properties, even though 40% are not yet paid off, and 34% rent 40.0% 35.3% property. This is an indication that the precinct and its immediate surroundings attract permanent residents and a significant percentage of 30.0% 26.0% tenants. 20.0% III. Residential Market Stock 6.9% 10.0% 3.3%1.9% Property 24 indicated a massive sale of houses in the precinct when 0.8% 0.2%0.3% 0.8%0.3% compared to that of apartments between the years 2010–2019, with the 0.0% House Block of flats Townhouse Backyard Informal Other exception of 2016, where there was a significant increase in the sales of dwellings dwellings apartments (476) with a sales price of R574 857. The houses sold where Source: Stats SA, 2011. less than 150, with the highest average sales price of R1 071 000 in 2019. The highest sales price for apartments in 2018 was R750 000. This indicates II. Tenure Status that there is a consistent movement of house sales, while the sale of apartments escalates at a slower pace. Moreover, the average estimated Table below represents residential tenure status of the precinct and its value of the houses is R1 100 000, while apartments are R660 000. immediate surroundings.
Regarding the age of property owners, existing owners as well as recent Table 16: Tenure Status sellers are between 36–39 years, whereas recent buyers are aged between Immediate Tenure Status Precinct 18–35 years. This is an indication that this area could possibly attract the surroundings youth, who create vibrancy, economic development and social cohesion. Rented 816 38% 995 34% The need to provide affordable residential units in this precinct is, therefore, Owned but not yet 987 46% 1179 40% imperative. paid off Occupied rent-free 51 2% 143 5% Diagram 73 illustrates the residential stock market for the China Owned and fully paid 267 12% 578 20% Gate/Terenure BRT Station precinct and surrounding areas. off Other 27 1% 41 1%
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The residential stock market within the precinct is dominated by sectional Diagram 86: Property Ownership by Age schemes (51%), followed by estate freeholds (25%) and freeholds (20%). Age of Property Owners Existing Owners However, the market within the immediate surroundings is dominated by Recent Buyers 50% freeholds, considering that 93% account for freeholds in Birch Acres, 72% in 48% Recent Sellers Van Riebeeck and 64% in Edleen. Even so, sectional schemes account for 50% 44% 38% 36% in Edleen, suggesting the possibility of accommodating high-density 40% developments within the precinct’s peripheral. Since the precinct also 26% encompasses portions of sectional schemes and estate freeholds, the 30% 20% 20% construction of affordable high-density residential developments could 20% 16% 16% address the anticipated housing backlog. 10% 8% 10% 4% Diagram 85: Residential Market Stock 0% Youth/Adult:18-35 Middle Aged:36- Mature 50- Pensioner: 65+ Residential Market Stock 49 64Years Estate Freehold 93% 100% Source: Lightstone Property Suburb Report, 2019. Estate Sectional 72% Scheme As indicated above, half of the recent property buyers are aged between 80% 64% Freehold 18–35 years followed by the 48% middle-aged (36–49 years) recent 60% 51% owners. Moreover, the majority of recent sellers (44%) are also middle- 36% Sectional Schemes 40% aged, whereas 20% are pensioners and 16% fall under the youth 25% 21% 20% category. This is, therefore, an indication that the precinct has the potential 20% 6% 4% 1% 2% 6% to attract the young and middle-aged. 0% China Edleen Van Riebeeck Birch Acres Gate/Terenure V. Period of Ownership BRT Station The diagram represents the period of property ownership within the Source: Lightstone Property Suburb Report, 2019. precinct and its immediate surroundings.
IV. Property Market Period (February 2018–January 2019) The diagram represents the age of property owners within the precinct and its immediate surroundings.
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Diagram 87: Period of Ownership Diagram 88: Precinct Median Price Sales and Property Registration Period of Property Ownership Existing Owners
Recent Seller 42% 45% 38% 40% 32% 35% 30% 28% 25% 18% 20% 16% 14% 15% 12% 10% 5% 0% Less than 5 5-7 Years 8-10 Years 11 Years+ Years Source: Lightstone Property Suburb Report, 2019
Source: Lightstone Property Suburb Report, 2019. The number of sectional schemes registered has seen enormous growth over the last decade when compared to freeholds, which have seen an The majority of the existing property owners and recent sellers have overwhelming increase in the median sales price, particularly in 2013– resided within the precinct for less than five years, accounting for 38% and 2014 and 2017–2019 where the prices escalated from R780 000– 42% respectively. This is followed by the existing property owners (32%) R935 000 and R900 000–R1 085 000 respectively. To a certain extent, and recent sellers (28%) that have lived in the precinct for over 11 years. sectional schemes experienced a slow increase in median sale prices that VI. Median Prices of Residential Sales and Number of ranges from R550 000 to R750 000. This price range accounts for the Registrations escalating number of sectional schemes and suggests an anticipated Diagram 76 demonstrates residential property sales and the number of demand for the development of medium- to high-density residential units registrations for freehold and sectional scheme properties between 2009– within the precinct. 2019. VII. Residential Registration Table 8 demonstrates residential property registration for freehold and sectional scheme units in the immediate areas surrounding the precinct.
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Table 17: Residential Property Registration Table 18: Median Sales Prices for Residential Properties Edleen Van Riebeeck Park Birch Acres Edleen Van Riebeeck Park Birch Acres Year Number of registrations Year Median Sales(R’000) Freehold Sectional Freehold Sectional Freehold Sectional Freehold Sectional Freehold Sectional Freehold Sectional 2009 20 12 65 8 258 10 2009 R785 R550 R980 R545 R365 R514 2010 39 20 93 6 320 11 2010 R900 R515 R1 075 R820 R433 R480 2011 37 17 95 15 373 11 2011 R950 R565 R1 050 R650 R490 R533 2012 33 27 98 12 311 17 Edleen Van Riebeeck Park Birch Acres 2013 53 34 114 14 284 27 Year Median Sales(R’000) 2014 35 38 127 8 227 19 Freehold Sectional Freehold Sectional Freehold Sectional 2015 34 43 108 14 246 31 2012 R1 000 R530 R1 155 R755 R550 R460 2016 38 32 92 7 225 59 2013 R1 075 R550 R1 288 R695 R610 R520 2017 32 59 114 7 208 25 2014 R1 100 R590 R1 350 R775 R697 R560 2018 38 35 89 15 221 31 2015 R1 149 R620 R1 393 R805 R693 R545 2019 12 8 25 5 60 9 2016 R1 275 R633 R1 460 R920 R760 R576 Source: Lightstone Property Suburb Report, 2019. 2017 R1 310 R615 R1 460 R800 R805 R590 2018 R1 300 R630 R1 500 R853 R885 R600 The property market in the precinct’s immediate surroundings is 2019 R1 360 R645 R1 500 R750 R900 R660 dominated by the registration of freeholds when compared to sectional Source: Lightstone Property Suburb Report, 2019. schemes, with the exception of Edleen in which an increase of sectional In terms of the median sales price, freeholds have escalated in the last scheme registrations was reported in 2015 and 2017. The majority of decade in contrast to sectional schemes, with the exception of those in freeholds were registered in the Birch Acres are, with a significant number Birch Acres. The median sales price have rapidly escalated in 2010 and of the properties registered in 2013. This is closely followed by the number remained constant between 2018 and 2019 in Van Riebeeck. However, of freeholds registered in Van Riebeeck area, the majority of which were Edleen experienced an increase in the median sales price between 2012 registered in 2014. and 2019, whereby the price of the properties ranged between R1 000 000 to R1 360 000. Furthermore, although the median prices of the sectional VIII. Median Prices of Residential Sales schemes is relatively lower than that of the freeholds, these prices have The table illustrates the average sales price of freeholds and sectional also escalated in the last decade, particularly in Van Riebeeck. schemes between the periods of 2009–2019, for the immediate areas surrounding the precinct. It is essential to note that Birch Acres has the most registered freeholds with the lowest median sales price. While Van Riebeeck is also characterised by a variety of freeholds registrations, with a higher median sales price when compared to the other surrounding areas. The properties
150 GAPP Consortium Springs Precinct Plan located in Edleen showed similar trends in terms of the registration of and religious facilities. The majority of the amenities located within the freeholds and sectional schemes, although the median price of freeholds surrounding areas in a 5km radius include: seem to be much higher than that of sectional schemes. Table 20: Social Amenities within the Immediate Surrounding Areas 10.1.4.6 Institutions, Social Services and Facilities Facility Immediate Surroundings (km) The promotion of sustainable human settlements is vested upon the Churches 58 provision of adequate social amenities which include educational and Clinics 7 health facilities, churches, and recreation and sports facilities. These Community Development Centre 1 amenities strengthen integration and social cohesion in communities, thus Community Halls 3 attracting further residential and economic investment. As such, the types Crèches 72 of social amenities located in the precinct and its immediate surrounds Fire station 1 include: Hospital 1 Library 3 Table 19: Social Amenities within the Precinct Area Pay-point 0 Type of Social Description and Location Police station 3 Amenity Primary Schools 17 Saint Matthews Primary School is located along Secondary Schools 5 Heuwel Avenue in China Gate Mall. Special School 1 Westside Primary School is located along Keir Sports facilities 7 Avenue. Stadium 2 Educational Hope Restoration College Taxi Rank 10 facilities Elite College is located along Heuwel Avenue in Source: Kayamandi Development Services, 2019. China Gate Mall. Little Village Day Care Centre 10.1.5 Key Findings- Socio Economic Assessment Little Wonder Day Care Centre
Lenie’s Day Care Centre This section details the socio-economic key findings of the China Hope Restoration Ministries Kempton Park is located Gate/Terenure BRT Station precinct. along Ohm Street. Churches The Christian Life Commission Kempton Park is Key Socio-economic Outcomes: located along Bloekomdraai Street. . The Stats SA 2011 “Small Areas” data indicated a population of 8 Source: Kayamandi Development Services, 2019. 265 with a total number of 2 147 households that make up an There is limited provision of social amenities within the precinct boundary. average of 3.8 people. The most dominant amenities within the precinct are therefore educational . The precinct has a youthful population which dominates at 39.5%.
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. The majority of the population have matric and tertiary education, estate freeholds, freeholds and estate sectional schemes, accounting for 28.2% and 24.2% respectively. accounting for 51%, 25%, 20% and 4% respectively. . The majority of the population is employed (69.9%), while the . Half of the recent property buyers are aged between 18–35 years, unemployed accounts for (9.1%), discouraged work-seekers while the middle-aged age group makes up the majority of the (0.7%), and the economically inactive (21.3%) existing owners and recent sellers. . Of the working population, the majority are employed in the formal . There has been an increase in the number of sectional schemes sector (78.3%). registered in the last decade when compared to freeholds. . The tertiary economic sector is the main employment and economic contributor in the Kempton Park area. This is closely followed by the secondary sector, particularly the manufacturing Freeholds have seen an overwhelming increase in median sale prices, industry; particularly 2013–2014 and 2017–2019, where the prices escalated from . The majority of the households fall under the middle-income R780 000–R935 000 and R900 000–R1 085 000 respectively. This category (62.7), which is followed by the low-income category indicates that development proposals should strive to serve the (16.9%). emergence of middle-income earners and other income categories.
Key findings on the retail and industrial markets: . The retail market is insufficient, comprising of mainly businesses, a shops, a shopping mall, and few retail facilities. . The industrial market is located north of the precinct and encompasses various light industrial companies.
Key outcomes on property markets: . The Stats SA “Small Areas” data indicated that the main type of dwelling in the precinct is houses. This is closely followed by townhouses and blocks of flats as well as backyard dwellings. . Approximately 58.4% of households live in properties that they own, although the majority of those properties (45.9%) are not fully paid off, and 38% rent the property that they occupy. . The Lightstone Property Suburb Reports 2019 indicated that the residential stock market mainly encompasses sectional schemes,
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11 ANNEXURE 4: INFRASTRUCTURE AND SERVICES ANNEXURE 4: Table 21: Storm rainfall depths for different durations and recurrence intervals 11.1 Overview Storm duration Recurrence Interval (1 in … years) An assessment was undertaken of the following infrastructure and (hrs) 10 20 50 services components: Stormwater, Water, Sewer, Electricity, ITC & 1 41.1 mm 48.6 mm 59.6 mm Telecommunications, and Solid Waste & Refuse Removal. 2 52.4 mm 62.0 mm 76.0 mm 24 95.4 mm 112.9 mm 138.4 mm 11.2 Services Status
11.2.1 Stormwater 11.2.1.3 Existing infrastructure
Refer to Diagram 90: Existing Stormwater pipes impacting on the Precinct. The database indicates an extensive stormwater pipe network. The A drainage path runs from the north highest region where the rectangular diameters range between 300 mm and 1500 mm. The existing stormwater water reservoirs are located, outward towards the industrial and residential pipelines are predominantly concrete pipelines. surrounding area. Figure 2 indicates the existing stormwater channels, the developed region is mainly towards the east and south-east areas from China Gate.
11.2.1.1 Area
The surface area of the China Gate Precinct is approximately 250 ha. The general drainage directions are indicated in red in Diagram 89.
11.2.1.2 Rainfall
Rainfall data were obtained from the research report and software Design Rainfall and Flood Estimation as produced by the University of KwaZulu Natal and published by the Water Research Commission (2002). The Mean Annual Precipitation in the China Gate Precinct was found to be 692 mm per annum. Storm depths for different durations and recurrence intervals are presented in Table 21: Storm rainfall depths for different durations and recurrence intervals below.
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Diagram 89: Catchment Delineation & General Drainage Directions
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Diagram 90: Existing Stormwater pipes impacting on the Precinct
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11.2.2 Water
Refer to Diagram 92: Water reticulation network and reservoirs
11.2.2.1 Existing infrastructure
The existing water reticulation pipes vary in diameter between 50mm and 600mm. The IMQS (asset management software) indicates that the pipe material is mostly AC, however, the north-western region material is uPVC. The existing concrete water reservoirs servicing the region are as indicated in Figure 3 (the three reservoirs are located in one barricaded location), the water storage capacities and the areas serviced are shown in Table 22 below.
Table 22: Names and capacities of water storage reservoirs servicing China Gate RESERVOIR NAME STORAGE AREA SERVED CAPACITY (Mℓ = 1 million litres)) Kempton Park west 11 400 KL Kempton Park Reservoir 1 Kempton Park west 11 400 KL Kempton Park Reservoir 2 Kempton Park west 2 300 KL Kempton Park Reservoir 3
Within the Precinct is the Rand Water Klipfontein reservoir adjacent to
Zuurfontein St in a secure area belonging to Rand Water. The area Diagram 91: Kempton Park Wet reservoir surrounding the water reservoirs are used for valve chambers and pipelines as the water reservoirs are underground/ submerged (Diagram The Rand Water servitude running along Ohm Street and further south 92). towards the wetland, must be protected and development cannot occur
over the servitude. Passive recreation uses are permissible but no formal Further south is a CoE Kempton Park West reservoir in Pyp Avenue structures/ buildings. feeding the China Gate region (Diagram 92).
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11.2.3 Sewer
Refer to Diagram 93: Existing Sewer Pipe Network Gate Kempton Park.
11.2.3.1 Existing infrastructure
The Hartebeesfontein WWTP is the existing drainage area plant for the area which is owned and operated by the East Rand Water Care Company (ERWAT).
The existing water reticulation pipes vary in diameter between 50mm and 600mm. The pipeline material is not confirmed at this stage, IMQS (asset management software) indicates no details. The Hartebeesfontein WWTP is the existing drainage area plant for the area and the following information was received from ERWAT
- Capacity of the works: o Adequate - Condition of works: o Good - Refurbishment required: o Yes, 10x Digester (Mixing and Pipework), 3 blowers, chlorine buildings, final contact tanks, 4 PSTs and 4 FSTs, 5x Sludge Pumps, Raw Sludge Screen, 4x Gearboxes and Motors for Aeration; 8x Motors for Unaerated reactor - Age of civil infrastructure: o 40 Years - Age of mechanicals: o 5-20 years
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Diagram 92: Water reticulation network and reservoirs China Gate Kempton Park
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Diagram 93: Existing Sewer Pipe Network China Gate Kempton Park
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11.2.4 Electrical 11.2.4.3 Upgrades and/or Expansions Required
11.2.4.1 Area The CoE Energy Department takes responsibility for the network systems before the metering point. This includes the electrical infrastructure such The China Gate Precinct is under the Kempton Park Customer Care Area as switch rooms, substations, mini-substations, overhead lines, etc. (CCA) and a small portion falls under the Edenvale CCA. 11.2.4.4 Key Projects/Interventions
11.2.4.2 Existing Electrical System and Capacity The CoE, as well as developers, must ensure registration of new servitudes for new distribution lines, substations, mini-substations, ring The equipment is routinely serviced by the CoE Energy Department and is main units and any related equipment. There is minimal new reticulation to in good condition. The backbone service lines are already in place and will be expected for CBD developments. Almost all development proposals be able to serve any new developments comparable with existing facilities. should be able to connect to services running along or close by.
The capacity of the electrical network is expected to be sufficient for A design philosophy for optimal energy generation and usage must be current demand and small commercial and residential developments. adopted for precinct wide benefits as well as utility proficiency. There may Large concentrated developments and power intensive commercial and be a need to augment power where capacity is low or upgrade of industrial developments will need to be evaluated and an application for equipment where current equipment is inadequate. the additional demand processed by the energy department. Considerable investment would be required to boost capacity and to route power to new 11.2.5 Telecommunications and ICT sites. Modern day communities thrive on telecommunications to the extent that It is therefore anticipated that no additional equipment is required in the the UN has declared access to information a basic human right. To date form of substations, distribution lines and cables as well as mini most communities get access to radio and television easily. However substations. access to data and voice service is still out of the reach of most ordinary South Africans due to excessive prices and contracts system. It is however There is an Eskom transmission sub-station located to the south-west of expected that services will become more affordable and accessible due to the precinct along N Rand Road. This is managed by Eskom Distribution. the availability of more fibre networks, GSM masts and the release of the The area north of the sub-station is also owned by Eskom and is the North hardwire last mile for multiple service providers. Rand Technical Services Centre. Diagram 89 shows the High Voltage lines emanating from the sub-station (35kV to 230kV lines) as well as the To facilitate this, the development proposal must allow for space for the electrical infrastructure servitudes. last mile reticulation and provide bulk containment by way of servitudes for sleeves to link switching stations along the major roads. Feeds to individual streets from the switching stations should also be allowed for.
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The China Gate Precinct has been developed for many years. Telecommunication services are available by copper and wireless systems. The development of citywide fibre in this area may not materialise soon and wireless systems will be the dominant telecommunications channel. The use of the last mile concept ensures customers can select service providers of choice.
11.2.5.1 Conclusion
The Precinct has a mature existing network which is available for most development opportunities. The equipment is expected to be well maintained and ready for connection due to the Eskom transmission sub- station located in the precinct.
Telecommunications facilities can easily be expanded to meet demand growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications.
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Diagram 94: Electrical network
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Diagram 95: Electricalinfrastructure servitudes
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11.2.6 Waste Management Also, the reduction of the quantity and toxicity of waste generated during the production process is important. 11.2.6.1 National Waste Management Strategy (2011) 2. Re-use: Re-using an article removes it from the waste stream for use in a similar or different purpose without changing its form or
properties The waste management hierarchy (Diagram 96: Waste Management 3. Recycling: Involves separating articles from the waste stream and Hierarchy) is the overall framework that guides the waste management processing them as products or raw materials. objectives of South Africa. There are five options in the hierarchy arranged 4. Recovery: Involves reclaiming particular components or materials, in descending order of priority. The purpose of the waste management or using the waste as a fuel hierarchy is to reduce the amount of waste entering landfills, although this 5. Treatment and Disposal: waste enters the lowest level of the is the cheapest option there are a number of factors that makes this option hierarchy to be treated and/ or disposed of, depending on the safest manner for its final disposal increasingly undesirable such as the impacts on the environment, land availability and the costs involved in expanding and rehabilitating these 11.2.6.2 Waste Management for Region B of COE (RSDF, 2017) sites.
Waste management in Region B is undertaken by the CoE and is a comprehensive service comprising waste collection, and waste disposal 1. Waste Avoidance and Reduction and landfill management. The Waste Management department is organised in three (3) service regions, namely the Eastern, Southern and Northern regions. The regions are further subdivided into twelve (12) depot 2. Re-use areas, each with its own management, operational staff, and resources. The depots are spread across the municipality, and normally disposes waste at the nearest landfill site. There are five 5 municipal landfill sites in 3. Recycling Ekurhuleni (Waste Management Plan: Guidelines for the management of Solid Waste in Region A, Nov 2012).
4. Recovery A range of service levels are rendered to customers depending on the nature of the consumer. A framework was developed as part of the asset 5.Treatment management planning process, as shown in the following table: and Disposal Table 23: Solid waste services framework Diagram 96: Waste Management Hierarchy Level of Collection Services Disposal Services Cleaning of public Service areas 1. Waste Avoidance and Reduction: This step aims for goods to be 5 Daily waste removal N/A N/A designed in a manner that minimises their waste components. from site
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4 Twice weekly waste N/A N/A Region B removal from site Source: CoE, 2012 3 Weekly waste removal N/A N/A Depending on landfill permit conditions, the landfill can accept specific from site waste types. Generally, though all landfills accept the following waste 2 Weekly kerbside waste Disposal of N/A types: domestic, garden refuse, tyres, building rubble, contaminated removal hazardous waste foodstuffs, ash and light industrial. at landfill site
1 Communal waste Disposal of Cleaning public According to the Waste Management Plan: Guidelines for the collection point garden and Non- areas and refuse hazardous waste bins management of Solid Waste in Region A, Nov 2012 report eight waste at landfill site transfer sites are also operated where waste is collected, compacted and 0 None None None loaded for transport in order to optimize the payloads of trucks. A further Source: CoE, 2012 number of approximately thirty four (34) garden refuse/ mini transfer sites are also utilised. The operation of the municipal landfill and transfer sites, In the precinct, level 5 services are rendered to retail, manufacturing and and transportation from transfer sites to landfill sites have been outsourced food outlets, while most of the residents enjoy a weekly waste removal to private waste management contractors under strict performance criteria service from site. Other non-residential customers include commercial and (CoE, 2012). industrial, institutional, and business. The five (5) operational municipal landfill sites in EMM are Platkop, Rietfontein, Weltevreden, Rooikraal, and There are two landfill sites that serve Region B, namely Weltevreden and Simmer and Jack (CoE, 2012). Simmer and Jack, and both have an estimated remaining useful life of 30 years. Waste in the region used to go to the Chloorkop landfill site but this Table 24: Landfill site servicing the China Gate Precinct has closed. According to the RSDF, the volume of waste generated in Landfill facility Area Prepared Un- Total Remaining Region B will increase by approximately 36%. The additional tonnages will serviced space prepared space useful life thus decrease the lifespan of the existing landfill site. FG landfill site is the 3 (remaining space (m ) (years) only active landfill in operation in Region B and is privately owned by – 2010) Interwaste (RSDF, 2015). Weltevreden Benoni, 4 251 639 9 815 000 14 066 30
Daveyton 639 Directly to the west of the precinct is the AEL property which has been and Etwatwa, as mining in the area over many years. The precinct is bordered by the ash well as dam of the facility but this is well buffered by a large embakment and Region B trees. The slope is also rehabilitated and vegetated.
Simmer and Germiston, 2 933 406 - 2 933 7 Jack Katlehong, 406 as well as
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Diagram 97: Buffer to AEL ash dump adjacent to the precinct
Diagram 98: Waste Landfill Sites Servicing the China Gate precinct (Region B)
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11.2.7 Infrastructure and Engineering Services Key Findings
The key findings relating to Infrastructure and Engineering Services include:
. Water, sewer, stormwater and electrical infrastructure is in place and the condition of the network can be considered satisfactory; . The clearance of stormwater pipes might be required in certain areas; . Waste water from the China Gate Precinct gravitates to the Hartebeesfontein Waste Water Treatment Plant, which is owned and operated by the East Rand Water Care Company (ERWAT); . The China Gate Precinct is serviced by the Rietfontein landfill site, located to the east of the precinct; . ICT and telecommunications currently occurs via copper and wireless systems, no fibre optic services the precinct.
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12 ANNEXURE 5: STAKEHOLDER INPUT Karabo & Jabulile – Parks Dept.: . Parks have been developed in accordance with the community requirements from the IDP. The stakeholder engagement process thus far has included: . Using part of the park and adding residential/community (a) A site visit with the CoE CCA Planners facilities/complementary uses would not be a problem. (b) individual meetings and discussions with key stakeholders . There are no known requirements for sports facilities town planners undertaking township / rezoning applications and AECI (Modderfontein Landholding) . No plans to develop park behind school (c) A design charrette: Anele – CoE Transport: The general outcomes included concern for general health and safety with . Zuurfontein Rd owned by city and Modderfontein Rd own by the increase in backyard dwellings occurring in the area, and the decline in Province investment of the Chinagate Mall. . Lack of bicycle amenities along Modderfontein is a concern . Province does not like NMT . . NMT is a requirement of BRT developments 12.1 DESIGN CHARETTE – 16 October 2019 Themba – Royal: Elsabe – Waste management: . Limited intersections, it takes 5 minutes to cross Zuurfontein Rd. . Rise in the water level of the Pan due to stormwater from new . Introducing a pedestrian bridge triggers informal laybys for people developments. to catch transport.
Janis – Real Estate: Mali – CoE: . We need to find out which department the land is reserved for. . Big church in need of parking space at China Gate mall . Parks are reserved for Parks Department intersection with heavy industry next to it. . Real Estate guys are in the process of trying to exchange the land . Southern area (by Modderfontein Rd) is in a state of disrepair instead of purchase it. Emmanuel: Tshepo – CoE planning: . New township proposals in the area may trigger requirement for . Department of Infrastructure and Development have set apart new schools land (by the mall), for Dept. of Human Settlements. . Land next to the mall is reserved for high density residential . Major challenge is ownership . There are no known infrastructure issues in the area
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12.2 INDIVIDUAL MEETINGS
Meeting with Terraplan . A road is proposed for Bloekomdraai; . There are a number of schools in the area; . A mixed socio economic profile exists, further east is middle to upper class residents, west is middle-lower income;
Meeting with CoE Planners . Support the improved access but would need to be brainstormed with CoE Roads; . Support the growth of the identified nodes in the precinct; . Boarding rooms is becoming a problem from a health and safety perspective.
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