Dunnottar Precinct Draft Precinct Plan
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DUNNOTTAR PRECINCT DRAFT PRECINCT PLAN 1 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN PREPARED FOR: PREPARED BY: Metropolitan Spatial Planning Division Durban: 28 Devonshire Avenue, Glenwood, City Planning Department Durban, 4001 P.O.Box 17390, Congella Ekurhuleni Metropolitan Municipality 4013 T+27 31 202 9550 F +27 31 202 9551 Ground Floor, Markem Building 10 Margaret Ave Johannesburg: Office 301E,The Main Change, Kempton Park 20 Kruger Street (Cnr. Main), Maboneng Precinct Johannesburg. 2094 T +27 (0)11 592 Tel: +27 (0)11 999-4026 0510/ 0511 F +27 (0)86 566-0003 Email: [email protected] www.iyer.co.za 2 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN 00 DOCUMENT QUALITY CONTROL PROJECT / DOCUMENT DETAILS PROJECT NAME / TITLE DUNNOTTAR PRECINCT DESIGN REPORT TITLE DUNNOTTAR URBAN DESIGN PRECINCT PLAN PHASE OF PROJECT PROCESS DOCUMENT DATE 31 JANUARY 2017 DOCUMENT REVISION NO. 03 CLIENT EKURHULENI METROPOLITAN MUNICIPALITY CLIENT REPRESENTATIVE MR MARTIN BEKKER / MS LEBO RADEBE AUTHORS DETAIL COMPANY IYER URBAN DESIGN STUDIO CC ROLE IN PROJECT SIGNATURE / INITIALS OF PRINCIPLES ADDRESS AND CONTACT DETAILS 28 DEVONSHIRE GLENWOOD DURBAN 4001 P.O. BOX 17390 4013 T +27 31 202 9550 F +27 31 202 9551 PREPARED BY MR TAFADZWA JAYA URBAN PLANNER ORIG. DATE PREP. 3 OCTOBER 2016 ASSISTED BY MS REBEKAH VARATHAN PLANNING TECHNOLOGIST CHECKED BY MR KAMALEN GOUNDEN URBAN PLANNING & DESIGN LEAD DATE CHECKED APPROVED BY MR NATHAN IYER PROJECT LEAD DATE APPROVED 31 DECEMBER 2016 DOCUMENT ISSUE / REVISION RECORD DOC REV No. ISSUED TO DATE OF ISSUE ISSUED BY MR MARTIN BEKKER & 14 NOVEMBER 2016 MR KAMALEN GOUNDEN 01 MS LEBO RADEBE MR MARTIN BEKKER & 15 DECEMBER 2016 MR KAMALEN GOUNDEN 02 MS LEBO RADEBE MR MARTIN BEKKER & 13 FEBRUARY 2017 MR KAMALEN GOUNDEN 03 MS LEBO RADEBE 3 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN 00 TABLE OF CONTENTS SECTION A: INTRODUCTION & BACKGROUND 5.2 QUALITY URBANISM- LAND OWNERSHIP 53 INTRODUCTION 8 5.3 QUALITY URBANISM- LAND VALUE 54 SIGNIFICANCE OF PRECINCT 9 PURPOSE OF REPORT & PROJECT 10 6.0 SOCIAL INCLUSIVITY 55 STRUCTURE OF THE REPORT 11 6.1 SOCIAL INCLUSIVITY- DEMOGRAPHIC 56 6.2 SOCIAL INCLUSIVITY- EDUCATION 57 6.3 SOCIAL INCLUSIVITY- POPULATION WITH NO SCHOOLING 58 SECTION B: CONTEXTUAL ASSESSMENT 6.4 SOCIAL INCLUSIVITY- ACCESS TO EMERGENCY SERVICES 59 POLICY CONTEXT: SPLUMA 14 6.5 SOCIAL INCLUSIVITY- ACCESS TO HEALTH FACILITIES 60 POLICY CONTEXT: MSDF 15 POLICY CONTEXT: RSDF 16 7.0 SUSTAINABLE SERVICES 61 KEY PROFESSIONAL STUDIES 17 7.1 SUSTAINABLE SERVICES- ACCESS TO SERVICES 62 DEVELOPMENT PROPOSALS: JOHN DUBE VILLAGE 18 7.2 SUSTAINABLE SERVICES- WATER INFRASTRUCTURE CAPACITY 63 DEVELOPMENT PROPOSALS: GROOTFONTEIN 19 7.3 SUSTAINABLE SERVICES- SEWER INFRASTRUCTURE CAPACITY 64 DEVELOPMENT PROPOSALS: PRASA 20 SECTION D: DEVELOPMENT PERSPECTIVE SECTION C: SITUATIONAL ANALYSIS SYNTHESIS OF ISSUES 66 BROAD SITE OVERVIEW 22 STAKEHOLDER ENGAGEMENT 25 POSITION STATEMENT: SUSTAINABLE URBANISM 27 SECTION E: CONCEPTUAL VISION INTRODUCTION TO SECTION 68 1.0 GLOBAL CONNECTIVITY 29 CONCEPT VISION POSITION 69 1.1 GLOBAL CONNECTIVITY- REGIONAL MOVEMENT SYSTEM 30 1.2 GLOBAL CONNECTIVITY- ICT- CELLPHONE 31 SECTION F: DEVELOPMENT FRAMEWORK 1.3 GLOBAL CONNECTIVITY- ICT- INTERNET 32 A COMPLETE & SELF-SUSTAINING PRECINCT 72 ESTABLISH A MOVEMENT NETWORK STRUCTURE FOR NEW GROWTH 73 2.0 GREEN SYSTEMS 33 DEVELOP A RESOURCEFUL GREEN NETWORK 74 2.1 GAUTENG PROVINCIAL ENVIRONMENTAL MANAGEMENT FRAMEWORK 34 ESTABLISH POLYCENTRIC NODES THAT- 2.2 EMM BIO-REGIONAL PLAN 35 CONTAIN ESSENTIAL SERVICES THAT PROMOTE ECONOMIC OPPORTUNITY 76 2.3 GREEN SYSTEMS- CONSERVATION PLAN 36 DEVELOP A T.O.D AT STATION 78 2.4 GREEN SYSTEMS- EKURHULENI BIODIVERSITY OPEN SPACE SYSTEM 37 DEVELOP RESPONSIVE RESIDENTIAL TYPOLOGIES 80 2.5 GREEN SYSTEMS- ACTIVE & PASSIVE OPEN SPACES 38 ENCOURAGE AN INTERFACE ZONE 82 2.6 GREEN SYSTEMS- GEOLOGY 39 2.7 GREEN SYSTEMS- SITE ELEVATION 40 2.8 GREEN SYSTEMS- CONSTRAINTS 41 SECTION G: IMPLEMENTATION 2.9 DETAILED VEGETATION & ECOLOGICAL ASSESSMENT 42 IDENTIFYING THE CATALYTIC PRECINCT 843 UNPACKING THE CATALYTIC PRECINCT: MOVEMENT 86 3.0 SUSTAINABLE TRANSPORT 43 UNPACKING THE CATALYTIC PRECINCT: LAND-USE & SUB-DIVISIONS 87 3.1 SUSTAINABLE TRANSPORT- EXISTING LOCAL CONNECTIVITY & ACCESSIBILITY 44 UNPACKING THE CATALYTIC PRECINCT: POTENTIAL BUILT-FORM 88 3.2 SUSTAINABLE TRANSPORT-FUTURE CONNECTIVITY & ACCESSIBILITY 45 UNPACKING THE CATALYTIC PRECINCT: PUBLIC SPACE 89 CATALYTIC PROJECTS 90 4.0 PRODUCTIVE SYSTEMS 46 CATALYTIC PRECINCT ARTIST’S IMPRESSION 92 4.1 PRODUCTIVE SYSTEMS- LAND USE 47 CATALYTIC PRECINCT PROJECT SHEETS 97 4.2 PRODUCTIVE SYSTEMS- FORMAL ECONOMIC LAND USES 48 4.3 PRODUCTIVE SYSTEMS- EMPLOYED WORKFORCE 49 SECTION H: CONCLUSION 4.4 PRODUCTIVE SYSTEMS- SPATIAL ECONOMIC ASSESSMENT 50 REPORT CONCLUSION 109 5.0 QUALITY URBANISM 51 5.1 QUALITY URBANISM- ZONING 52 4 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN 00 LIST OF FIGURES FIGURE 1: REGIONAL LOCATION 8 FIGURE 35: LAND OWNERSHIP 53 FIGURE 2: SITE LOCATION 9 FIGURE 36: LAND VALUE 54 FIGURE 3: REPORT STRUCTURE 11 FIGURE 37: SOCIAL INCLUSIVITY 55 FIGURE 4: SPLUMA INFOGRAPHIC 14 FIGURE 38: DEMOGRAPHIC INFOGRAPHIC 56 FIGURE 5a: EMM- MSDF 15 FIGURE 39: EDUCATION 57 FIGURE 5b: EMM REGION E RSDF 16 FIGURE 40: NO SCHOOLING 58 FIGURE 6: JOHN DUBE VILLAGE 18 FIGURE 41: EMERGENCY SERVICES 59 FIGURE 7: GROOTFONTEIN 19 FIGURE 42: HEALTH FACILITIES 60 FIGURE 8a: PRASA 20 FIGURE 43: SUSTAINABLE SERVICES 61 FIGURE 8b: DETAILED PROPOSAL 20 FIGURE 44a: ACCESS TO WATER 62 FIGURE 9a: GROOTFONTEIN 22 FIGURE 44b: ACCESS TO SANITATION 62 FIGURE 9b: SITE IMAGERY 23 FIGURE 44c: ACCESS TO ELECTRICITY 62 FIGURE 9c: SITE IMAGERY 24 FIGURE 45: WATER INFRASTRUCTURE 63 FIGURE 10: STAKEHOLDER ENGAGEMENT 25 FIGURE 46: SEWER INFRASTRUCTURE 64 FIGURE 10: STAKEHOLDER ENGAGEMENT 26 FIGURE 47: LYNCH ANALYSIS 66 FIGURE 11: SUSTAINABLE CITIES DIAGRAM 27 FIGURE 48: CHARRETTE IMAGE 68 FIGURE 12: GLOBAL CONNECTIVITY 29 FIGURE 49: CHARRET SKETCH 69 FIGURE 13: REGIONAL MOVEMENT SYSTEM 30 FIGURE 51: PRECINCT CONCEPT 72 FIGURE 14: ACCESS TO CELLPHONES 31 FIGURE 52: MOVEMENT NETWORK STRUCTURE 73 FIGURE 15: ACCESS TO INTERNET 32 FIGURE 53: GREEN NETWORK 74 FIGURE 16: GREEN SYSTEMS INFOGRAPHIC 33 FIGURE 54: TRANSFORMED QUARRY AND AGRI-RESIDENTIAL SITES 75 FIGURE 17a: GPEMF 34 FIGURE 55: PROPOSED POLYCENTRIC NODES 76 FIGURE 17b: AN INSERT OF DUNNOTTAR 34 FIGURE 56a: PROPOSED MIXED USE NODE 77 FIGURE 18: BIO-REGIONAL 35 FIGURE 57b: PROPOSED AGRI-INDUSTRIAL 77 FIGURE 19: EKURHULENI C-PLAN 36 FIGURE 58a: PROPOSED T.O.D NODE 78 FIGURE 20: EKURHULENI E-BOSS 37 FIGURE 59b: PERSPECTIVE OF PROPOSED T.O.D NODE 79 FIGURE 21: ACCESS TO OPEN SPACES 38 FIGURE 60: PROPOSED RESIDENTIAL OPPORTUNITY 80 FIGURE 22: GEOLOGY 39 FIGURE 61: AGRI- RESIDENTIAL 81 FIGURE 23: ELEVATION 40 FIGURE 62: INTERFACE ZONE 82 FIGURE 24: GREEN SYSTEM SYNOPSIS 41 FIGURE 63: DEVELOPMENT FRAMEWORK- PHASING PLAN 84 FIGURE 25: DETAILED ECOLOGICAL ASSESSMENT 42 FIGURE 64: CATALYTIC PRECINCT 85 FIGURE 26: SUSTAINABLE TRANSPORT INFOGRAPHIC 43 FIGURE 65: CATALYTIC PRECINCT MOVEMENT NETWORK 86 FIGURE 27: LOCAL CONNECTIVITY & ACCESSIBILITY 44 FIGURE 66: CATALYTIC PRECINCT LAND-USES 87 FIGURE 28: LOCAL FUTURE CONNECTIVITY & ACCESSIBILITY 45 FIGURE 67: CATALYTIC PRECINCT POTENTIAL BUILT-FORM 88 FIGURE 29: PRODUCTIVE SYSTEMS 46 FIGURE 68: CATALYTIC PRECINCT PUBLIC SPACE PLAN 89 FIGURE 30: LAND USE 47 FIGURE 69: CATALYTIC PROJECTS 90 FIGURE 31: ECONOMIC LAND-USES 48 FIGURE 70: CATALYTIC PROJECTS TABLE 91 FIGURE 32: EMPLOYED WORKFORCE 49 FIGURE 71: PEDESTRIAN BRIDGE 92 FIGURE 33: QUALITY URBANISM 51 FIGURE 66: PUBLIC SQUARE 93 FIGURE 34: ZONING 52 FIGURE 67: TRAIN STATION 94 FIGURE 68: COMMUNITY FACILITY 95 FIGURE 69: TAXI RANK 96 5 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN 00 LIST OF ACRONYMS EMM EKURHULENI METROPOLITAN MUNICIPALITY CCA CUSTOMER CARE AREAS SPLUMA SPATIAL PLANNING AND LAND-USE MANAGEMENT ACT ICT INFORMATION AND COMMUNICATION TECHNOLOGY SPLUMA SPATIAL PLANNING AND LAND-USE MANAGEMENT ACT E-BOSS EKURHULENI BIODIVERSITY AND OPEN SPACE SYSTEM NMT NON-MOTORISED TRANSPORT CCA CUSTOMER CARE AREAS ICSBS INFRASTRUCTURE AND COMMUNITY SERVICE BACKLOG STUDY C-PLAN CONSERVATION PLAN CBA CRITICAL BIODIVERSITY AREA DARD DEPARTMENT OF AGRICULTURE AND RURAL DEVELOPMENT FAR FLOOR AREA RATIO HA HECTARES IRPTN INTEGRATED RAPID PUBLIC TRANSPORT MSDF METROPOLITAN SPATIAL DEVELOPMENT FRAMEWORK RSDF REGIONAL SPATIAL DEVELOPMENT FRAMEWORK SAPS SOUTH AFRICAN POLICE SERVICES SDF SPATIAL DEVELOPMENT FRAMEWORK STATSA STATISTICS SOUTH AFRICA PT PUBLIC TRANSPORT BRT BUS RAPID TRANSIT TOD TRANSIT ORIENTED DEVELOPMENT 6 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN SECTION INTRODUCTION &A BACKGROUND 7 DUNNOTTAR PRECINCT: URBAN DESIGN PRECINCT PLAN A INTRODUCTION & BACKGROUND INTRODUCTION When considering the dynamic and fast pace nature of modern cities, the need for ensuring integrated and well co-ordinated development within the city has never been so imperative. The ever increasing challenges associated with urbanization climate change pose an immense demand for well thought out and researched planning and development proposals today, in order to ensure the success of cities in the future. Acknowledging this reality and the role that good urban design can play in ensuring functional and well performing urban environments, the Ekurhuleni Metropolitan Municipality (EMM) embarked on an exercise to prepare Precinct Development Plans for several key areas within the Municipality. An underlying aim behind this was; 1. To prepare a formal spatial policy