Port Elizabeth Nelson Mandela Bay Municipality South Africa November 1–6, 2015 Advisory ServicesReport Panel A ULI Port Elizabeth Nelson Mandela Bay Municipality South Africa Connectivity and Regeneration in the Baakens River Valley Precinct November 1–6, 2015 Advisory Services Panel Report A ULI A ULI About the Urban Land Institute THE MISSION OF THE URBAN LAND INSTITUTE is ■■ Sustaining a diverse global network of local practice to provide leadership in the responsible use of land and in and advisory efforts that address current and future creating and sustaining thriving communities worldwide. challenges. ULI is committed to Established in 1936, the Institute today has more than ■■ Bringing together leaders from across the fields of real 38,000 members worldwide, representing the entire spec- estate and land use policy to exchange best practices trum of the land use and development disciplines. Profes- and serve community needs; sionals represented include developers, builders, property owners, investors, architects, public officials, planners, ■■ Fostering collaboration within and beyond ULI’s real estate brokers, appraisers, attorneys, engineers, membership through mentoring, dialogue, and problem financiers, academics, students, and librarians. solving; ULI relies heavily on the experience of its members. It is ■■ Exploring issues of urbanization, conservation, regen- through member involvement and information resources eration, land use, capital formation, and sustainable that ULI has been able to set standards of excellence in development; development practice. The Institute has long been rec- ■■ Advancing land use policies and design practices that ognized as one of the world’s most respected and widely respect the uniqueness of both the built and natural quoted sources of objective information on urban planning, environments; growth, and development. ■■ Sharing knowledge through education, applied research, publishing, and electronic media; and Cover photo: Beth Silverman © 2016 by the Urban Land Institute 1025 Thomas Jefferson Street, NW Suite 500 West Washington, DC 20007-5201 All rights reserved. Reproduction or use of the whole or any part of the contents without written permission of the copy- right holder is prohibited. 2 A ULI Advisory Services Panel Report About ULI Advisory Services THE GOAL OF THE ULI ADVISORY SERVICES pro- A major strength of the program is ULI’s unique ability gram is to bring the finest expertise in the real estate field to draw on the knowledge and expertise of its members, to bear on complex land use planning and development including land developers and owners, public officials, projects, programs, and policies. Since 1947, this program academics, representatives of financial institutions, and has assembled well over 600 ULI-member teams to help others. In fulfillment of the mission of the Urban Land sponsors find creative, practical solutions for issues such Institute, this Advisory Services panel report is intended to as downtown redevelopment, land management strate- provide objective advice that will promote the responsible gies, evaluation of development potential, growth manage- use of land to enhance the environment. ment, community revitalization, brownfield redevelopment, military base reuse, provision of low-cost and affordable ULI Program Staff housing, and asset management strategies, among other Thomas W. Eitler matters. A wide variety of public, private, and nonprofit or- Senior Vice President, Advisory Services ganizations have contracted for ULI’s advisory services. Beth Silverman Each panel team is composed of highly qualified profession- Senior Director, Education and Advisory Group als who volunteer their time to ULI. They are chosen for their Daniel Lobo knowledge of the panel topic and screened to ensure their Director, Awards and Publications objectivity. ULI’s interdisciplinary panel teams provide a holis- Kathryn Craig tic look at development problems. A respected ULI member Senior Associate, Education and Advisory Group who has previous panel experience chairs each panel. Klade Hare The agenda for a five-day panel assignment is intensive. Senior Associate, Education and Advisory Group It includes an in-depth briefing day composed of a tour of the site and meetings with sponsor representatives; a day Steven Gu of hour-long interviews of typically 50 to 75 key commu- Associate, Education and Advisory Group nity representatives; and two days of formulating recom- James A. Mulligan mendations. Long nights of discussion precede the panel’s Senior Editor conclusions. On the final day on site, the panel makes an oral presentation of its findings and conclusions to the Laura Glassman, Publications Professionals LLC sponsor. A written report is prepared and published. Manuscript Editor Betsy Van Buskirk Because the sponsoring entities are responsible for signifi- Creative Director cant preparation before the panel’s visit, including sending extensive briefing materials to each member and arranging Deanna Pineda, Muse Advertising Design for the panel to meet with key local community members Graphic Designer and stakeholders in the project under consideration, partici- Craig Chapman pants in ULI’s five-day panel assignments are able to make Senior Director, Publishing Operations accurate assessments of a sponsor’s issues and to provide recommendations in a compressed amount of time. Port Elizabeth, South Africa, November 1–6, 2015 3 About the World Bank CREATED IN 1944, originally to help rebuild post–World within the organization on policy, financing, or membership War II Europe by providing loans for infrastructure redevel- issues. opment, the World Bank is the oldest and largest multilat- In 2013, the WBG endorsed a new strategy outlining two eral development bank in the world. The World Bank Group overarching goals: by 2030, the WBG aims to end extreme (WBG) encompasses four institutions—the World Bank poverty for the 1 billion people living on less than $1.25 (the International Bank for Reconstruction and Develop- per day and to boost shared prosperity, to catalyze and ment and the International Development Association), the enable income growth among the bottom 40 percent for International Finance Corporation, the International Centre every country. for Settlement of Investment Disputes, and the Multilateral Investment Guarantee Agency. These organizations togeth- In South Africa, the WBG has partnered with the South er aim to boost economic growth, reduce inequalities, and African National Treasury to provide technical support to improve living conditions in the world’s poorest countries. South Africa’s cities through an advisory services agree- ment administered through National Treasury’s Cities The World Bank provides lending in areas including educa- Support Programme. The program was created to help tion, health, public administration, infrastructure, financial cities manage the built environment in a way that promotes and private sector development, agriculture, and environ- economic growth, job creation, access to basic services, mental and national resource management, as well as environmental sustainability, and public accountability policy advice, research and analysis, technical assistance, and is aimed at the creation of more efficient cities that and support to governments for institutional capacity build- acknowledge the links between transport, housing, and ing. The World Bank is owned by the governments of the social infrastructure. member nations which it represents. These 188 sovereign governments have the ultimate decision-making power 4 A ULI Advisory Services Panel Report Acknowledgments ON BEHALF OF THE URBAN LAND INSTITUTE, the Agency: Dorelle Sapere; and the World Bank: Gary Goliath, panel would like to thank the many individuals who as- Zena John, Julian Palma, and Valerie Santos. sisted with this process, including the Cities Support Pro- The panel also thanks the approximately 75 leaders and gramme of the National Treasury, specifically Roland representatives from the community, local businesses, and Hunter, Rob McGaffin, and David Savage; the Nelson Man- organizations and others who agreed to be interviewed and dela Bay Municipality: Amelia Buchner, Dawn McCar- gave their time and energy to the panel process. thy, and Schalk Potgier; the Mandela Bay Development Port Elizabeth, South Africa, November 1–6, 2015 5 Contents ULI Panel and Project Staff ...............................................................................................................................8 Background and the Panel’s Assignment ..........................................................................................................9 The Nelson Mandela Bay Story .......................................................................................................................12 Guiding Principles for the Baakens River Valley ..............................................................................................15 Study Area Overview ......................................................................................................................................18 Implementation ..............................................................................................................................................32 Conclusion ....................................................................................................................................................34 About the Panel .............................................................................................................................................36