FIRST DRAFT
SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN
CONTEXTUAL AND STATUS QUO ANALYSIS AND DEVELOPMENT FRAMEWORK
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni
Submitted: 12 November 2018
GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT 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 Andrew Luke tel: +27 11 482 1648 email: [email protected] web: www.gapp.net
Royal HaskoningDHV Janet Loubser tel: +27 11 798 6061 email: [email protected] web: www.rhdhv.co.za
Kayamandi Development Services Russell Aird tel: +27 12 346 4845 email: [email protected] web: www.kayamandi.co.za
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TABLE OF CONTENTS 2.3 REGIONAL OVERVIEW ...... 18 2.4 SITE LOCALITY AND EXTENT ...... 23 2.5 ROADS AND MOVEMENT SYSTEMS OVERVIEW ...... 24 2.5.1 Existing Road Network ...... 24 CONTACT DETAILS ...... 2 2.5.2 Proposed Road Network ...... 24 TABLE OF CONTENTS ...... 3 2.5.3 Rail (Freight and Passenger)...... 25 2.5.4 Airports ...... 25 LIST OF DIAGRAMS ...... 6 2.5.5 Public Transport (Bus and taxi routes) ...... 25 LIST OF TABLES ...... 7 2.5.6 Pedestrian movement ...... 26 2.5.7 Parking ...... 26 LIST OF ABBREVIATIONS...... 8 2.5.8 Roads and Movement Systems Key Findings ...... 26 EXECUTIVE SUMMARY ...... 9 2.6 OPEN SPACE AND NATURAL ENVIRONMENT OVERVIEW ... 30 2.6.1 Introduction ...... 30 BACKGROUND ...... 9 2.6.2 Undermining ...... 30 AIM ...... 9 2.6.3 Freshwater Environment: State and Threat Level ...... 30 APPROACH ...... 9 2.6.4 Environmental Sensitivity ...... 30 STRUCTURE OF REPORT ...... 10 2.6.5 Open Space and Natural Environmental Key Findings ...... 36 SPATIAL STATUS QUO ...... 10 2.7 PRECINCT BUILT ENVIRONMENT OVERVIEW ...... 36 ROADS AND MOVEMENT SYSTEMS ASSESSMENT ...... 11 2.7.1 Zoning and Land Legal Status...... 37 SOCIO-ECONOMIC ASSESSMENT ...... 11 2.7.2 Land Ownership ...... 38 INFRASTRUCTURE AND SERVICES ASSESSMENT ...... 12 2.7.3 Land Use and Key Activities ...... 39 OPEN SPACE AND NATURAL ENVIRONMENT ASSESSMENT ...... 12 2.7.4 Characteristics and Key Features ...... 39 POLICY REVIEW ASSESSMENT AND DEVELOPMENT PROPOSALS 2.7.5 Existing Heritage and Tourism Activities ...... 42 ...... 12 2.7.6 Built Environment and Spatial Overview Key Findings ...... 43 DEVELOPMENT FRAMEWORK ...... 13 2.8 SOCIO-ECONOMIC OVERVIEW ...... 47 DEVELOPMENT PROPOSALS AND STAKEHOLDER ENGAGEMENT 2.8.1 Socio-economic Characteristics ...... 47 ...... 14 2.8.2 Socio-economic Assessment ...... 47 CONCLUSION ...... 14 2.8.3 Socio-Economic Key Findings ...... 50 1 INTRODUCTION ...... 15 2.9 INFRASTRUCTURE & ENGINEERING SERVICES OVERVIEW 54 1.1 BACKGROUND ...... 15 2.9.1 Introduction ...... 54 1.2 AIM...... 15 2.9.2 Stormwater ...... 54 1.3 APPROACH ...... 15 2.9.3 Water ...... 55 1.4 WHY A PRECINCT PLAN ...... 16 2.9.4 Sewer ...... 56 1.5 STRUCTURE OF THE REPORT ...... 16 2.9.5 Electrical ...... 56 2 CONTEXT AND STATUS QUO ...... 17 2.9.6 Telecommunications and ICT ...... 56 2.9.7 Infrastructure and Engineering Services Key Findings ...... 57 2.1 INTRODUCTION ...... 17 2.2 HISTORICAL OVERVIEW OF SPRINGS ...... 17 3 POLICIES, PLANS AND PROJECTS CONTEXT ...... 63
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3.1 INTRODUCTION ...... 63 6.6.1 General Municipal Urban Management ...... 99 3.2 NATIONAL AND PROVINCIAL POLICIES AND PLANS ...... 64 6.6.2 Management District ...... 99 3.2.1 Gauteng Provincial Spatial Development Proposals...... 64 6.6.3 Other Urban Management Partnerships ...... 100 3.3 METROPOLITAN POLICIES AND PLANS ...... 64 6.7 PRECINCT DEVELOPMENT VISION ...... 101 3.3.1 Ekurhuleni’s 25 Year Aerotropolis Master Plan ...... 64 6.8 DEVELOPMENT CONCEPT ...... 102 3.3.2 CoE Built Environment Performance Plan (BEPP, 2017) ... 68 6.8.1 Prioritise Main Movement Routes and Corresponding 3.3.3 CoE MSDF (2015) ...... 71 Gateways ...... 102 3.4 LOCAL POLICIES AND PLANS ...... 75 6.8.2 Focus on Main Economic Activity Areas ...... 102 3.4.1 RSDF Region D ...... 75 6.8.3 Areas in Transition ...... 102 3.5 THE COE URBAN DESIGN POLICY ...... 78 6.8.4 Heritage Features ...... 103 3.5.1 Key Elements of the Urban Design Policy ...... 78 6.8.5 Pedestrian Movement ...... 103 3.5.2 Urban Design Policy Principles ...... 78 6.9 AN INTRODUCTION TO THE DEVELOPMENT FRAMEWORK 3.5.3 Supplementary Urban Design Guidelines ...... 79 104 3.6 INSTITUTIONAL ARRANGEMENTS ...... 82 6.10 PRECINCT ROADS AND MOVEMENT FRAMEWORK ...... 105 3.7 DEVELOPMENT PROJECTS ...... 83 6.10.1 Enhancing the Existing Street Grid Network ...... 105 3.7.1 Private ...... 83 6.10.2 Gateways ...... 106 3.8 DEVELOPMENT POLICIES, PLANS AND PROJECTS KEY 6.10.3 Public Transport Network ...... 106 FINDINGS...... 84 6.10.4 Parking Lots ...... 107 6.11 PRECINCT OPEN SPACE AND NATURAL ENVIRONMENT 4 STAKEHOLDER VIEWS AND WARD PRIORITIES ON THE FRAMEWORK ...... 109 CONTEXT AND STATUS QUO ...... 85 6.11.1 Existing Parks and Open Spaces ...... 109 4.1 THE STAKEHOLDER ENGAGEMENT PROCESS ...... 85 6.11.2 Extended Pedestrian Movement Network ...... 109 4.2 STAKEHOLDER INPUTS ...... 85 6.12 PRECINCT LAND USE AND ACTIVITY PATTERNS 4.3 WARD PRIORITIES 2017/2018 ...... 85 FRAMEWORK ...... 112 4.4 STAKEHOLDER INPUT AND WARD PRIORITIES KEY ISSUES 6.12.1 Land Use ...... 112 86 6.12.2 Land Use Budget ...... 116 6.12.3 Social Facilities ...... 119 5 CONTEXT AND STATUS QUO CONSOLIDATION ...... 87 6.12.4 Land Use Options at Selected Sites ...... 121 5.1 STATUS QUO CONCLUSION ...... 94 6.13 PRECINCT BUILT FORM AND PUBLIC ENVIRONMENT FRAMEWORK ...... 124 6 PRECINCT DEVELOPMENT FRAMEWORK ...... 95 6.13.1 Built Form Response ...... 124 6.1 INTRODUCTION ...... 95 6.13.2 Heritage and Tourism Potential ...... 124 6.2 PURPOSE ...... 95 6.13.3 Public Environment ...... 125 6.3 PROCESS ...... 96 6.13.4 Urban Design Directives allow for Coordination ...... 126 6.4 URBAN DEVELOPMENT AND URBAN DESIGN GUIDELINES 96 6.14 STAKEHOLDER VIEWS ON DEVELOPMENT FRAMEWORK 127 6.4.1 Precinct Development and Urban Structure Guidelines ..... 96 6.14.1 Charette Process ...... 127 6.4.2 Placemaking Guidelines ...... 97 6.14.2 Individual Meetings with Stakeholders ...... 128 6.5 SUSTAINABLE CONSIDERATIONS ...... 98 6.15 PRECINCT DEVELOPMENT FRAMEWORK CONCLUSION .. 130 6.6 URBAN MANAGEMENT CONSIDERATIONS ...... 99
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7 PRIORITY FOCUS AREAS ...... 131 REFERENCES ...... 132
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LIST OF DIAGRAMS Diagram 31: CoE 25 Year Aerotropolis Master Plan on a local level - neighbourhood improvement plan ...... 67 Diagram 1: Regional Locality ...... 19 Diagram 32: CoE BEPP 2017 ...... 70 Diagram 2: Existing and proposed road and rail networks – regional locality Diagram 33: CoE Approved MSDF 2015 identifying Springs CBD as a ...... 20 primary node ...... 74 Diagram 3: Regional Activity Patterns ...... 21 Diagram 34: RSDF Region D – Springs CBD context ...... 77 Diagram 4: Open space networks and natural systems ...... 22 Diagram 35: Urban Design Policy – Key Elements and Principles ...... 80 Diagram 5: Local Context – Precinct Boundary ...... 23 Diagram 36: Urban Design Policy – supplementary guidelines ...... 81 Diagram 6: Springs Airfield, 1975 ...... 25 Diagram 37: Political and Institutional Boundaries affecting the precinct . 82 Diagram 7: Local Context – Road and Rail ...... 28 Diagram 38: Community Hub ...... 83 Diagram 8: Local Context – Public Transport and Public Parking Areas . 29 Diagram 39: Manufacturing and Production Centre ...... 84 Diagram 9: Local Context – Open Space Systems and Natural Environment Diagram 40: Key findings ...... 93 Features ...... 31 Diagram 41: Development Vision illustrated ...... 101 Diagram 10: Undermined areas surrounding The Springs Precinct ...... 32 Diagram 42: Springs CBD Development Vision ...... 101 Diagram 11: Wetland Features within and surrounding the Springs Precinct Diagram 43: Development Concept ...... Error! Bookmark not defined...... 33 Diagram 44: Development Framework OutlineError! Bookmark not Diagram 12: Environmental Sensitive Areas impacting on the Springs defined. Precinct ...... 34 Diagram 45: Development Framework – Transport Plan ...... 108 Diagram 13: Waste Landfill Site Servicing the Kwa-Thema Precinct ...... 35 Diagram 46: Development Framework – Open Space System ...... Error! Diagram 14: Zoning ...... 37 Bookmark not defined. Diagram 15: Land Ownership ...... 38 Diagram 47: Development Framework – Built Form and Public Environment Diagram 16: Land use and activities ...... 40 Plan ...... 111 Diagram 17: Local Context - Gateways ...... 41 Diagram 48: Development Framework – Land Use Plan ...... 113 Diagram 18: Local Context – Heritage Features ...... 44 Diagram 49: Development Framework – Social Facilities and Public Diagram 19: A selection of Art Deco heritage buildings in the Springs CBD Amenities ...... 120 ...... 45 Diagram 50: Spring CBD Precinct Development Framework Impression Diagram 20: Art Deco Route ...... 46 ...... 126 Diagram 21: Local Context – Community Facilities and Public Amenities 52 Diagram 51: Spatial Input from Stakeholder Engagement ...... 129 Diagram 22: Catchment Delineation and general drainage directions ..... 54 Diagram 23: Stormwater run-off over private land directly north of Springs CBD ...... 58 Diagram 24: 1 in 100 year flood lines ...... 59 Diagram 25: Existing stormwater pipes in the Springs CBD Precinct...... 60 Diagram 26: Water reticulation network and reservoirs in the Springs CBD Precinct ...... 61 Diagram 27: Existing Sewer Pipe Network in Springs CBD ...... 62 Diagram 28: CoE Package of plans ...... 63 Diagram 29: TOD community hub development design guidelines ...... 65 Diagram 30: CoE 25 Year Aerotropolis Master Plan on a regional level .. 66
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LIST OF TABLES
Table 1: Landfill sites servicing the precinct ...... 35 Table 2: Waste Removal Service ...... 35 Table 3: Social Facility Requirements in terms of the RSDF ...... 53 Table 4: Storm rainfall depths for different durations and recurrence intervals ...... 54 Table 5: Names and capacities of water storage reservoirs servicing Springs CBD ...... 55 Table 6: BEPP Indicator Targets ...... 68 Table 7: Key Outcomes: Constraints and Opportunities Summary ...... 87 Table 8: Land Use Categories and Recommended Zoning ...... Error! Bookmark not defined. Table 9: Land Use Budget ...... 118
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LIST OF ABBREVIATIONS
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 IRPTN – Integrated Rapid Public Transport Network LED – Local Economic Development LSDF – Local Spatial Development Framework MSA – Municipal Systems Act MSDF – Metropolitan Spatial Development Framework 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 TOD – Transit Oriented Development WWTP – Waste Water Treatment Plants
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EXECUTIVE SUMMARY The aim is to prepare a precinct plan, intended to guide spatial, social, economic, environmental and infrastructural input, to provide a consolidated development initiative that documents and establishes the development BACKGROUND vision and development strategy for the site. It serves as the primary spatial development and management plan, which identifies projects and directs The initiative of formulating urban design precinct plans for various areas budgetary resources. throughout the City of Ekurhuleni takes its lead from the Ekurhuleni MSDF which states that to remedy the challenges associated with our current The precinct plan establishes an integrated development strategy that sets urban configuration, “a vision-led approach is proposed for urban design at out specific actions for the next 5 years. Included as a key component in the a metropolitan level within the City of Ekurhuleni. At the heart of this precinct plan, is the establishment of urban design guidelines as informed approach is the central aim of creating places of beauty and distinct identity by the CoE’s draft urban design policy: the resulting outcomes of the by drawing together the many strands of ‘place-making’ – environmental precinct plan include land use management and urban design directives, responsibility; social equity; economic viability. The urban design vision physical development projects to realise the identified development should address the social needs of people living and working in the area potential, and an integrated implementation strategy, to co-ordinate all now and in the future, and create opportunities to contribute to the efforts and resources in the most efficient and viable manner. establishment of sustainable communities” (MSDF 2015) The precinct planning forms a component of the CoE’s package of plans, A precinct plan should define the desired development direction of the which will result in the formal adoption of the Springs CBD Urban Design precinct and recommend a range of public realm projects to facilitate new Precinct Plan by the CoE as development policy. relationships between the public and private domains. The precinct planning process is envisaged as an ongoing process of local area elaboration and The Springs CBD Urban Design Precinct Plan aims to build on work already planning, complementing and supporting the Metropolitan and Regional undertaken in the area, incorporating the specialist input of the client and Spatial Development Frameworks (RSDF) of the municipality, rather than professional team through a constant, iterative process of adaption and merely generating a series of independent products. refinement that establishes an on-going self-regulatory process of coordination and integration. This document outlines the aims, approach and methodology to be followed to the precinct plan and highlights the key findings from the Status Quo APPROACH
AIM The precinct plan is the intended umbrella document that guides all ongoing work and functions as a joint statement of intent by the client, professional The overarching purpose of this precinct plan is to guide spatial, social, team and other key stakeholders. The precinct plan should function as a economic, environmental and infrastructural input, as well as to provide a point of reference for the identification and packaging of selected projects. consolidated document that records and establishes the vision and development plan for the precinct. This precinct plan should be used as a The precinct plan is therefore regarded as a framework to guide the common source of reference and as a point of departure for decision- development of the precinct. It should be robust enough to establish a making by the municipality, government and the private sector. direction for the future, instil confidence and elicit critical development and project responses. At the same time, it should remain flexible enough to
12 NOVEMBER 2018 (Draft) 9 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN allow change through time, recognise new ideas and respond to varying market demands, government legislation and adapting economies. The Springs CBD Precinct is located on the outer extent of the expansive urban area of Johannesburg/ Pretoria/ East Rand conurbation. It is located The precinct plans prepared for CoE, thus provide a framework for short, between the N17 and N12, two highways supported by railway forming an medium and long-term actions and projects emerging development corridor.
The Springs CBD was driven around mining, with the decline in mining, a STRUCTURE OF REPORT more diversified economy has been established in and around the CBD.
The report is structured into several sections: The Springs Precinct Boundary includes the old and new areas of Springs CBD and is bordered by the railway line to the east, 1st Avenue (R29) to . Executive Summary; the north, Nigel-Springs Road (R51) and 12th Street to the west, and The Springs Country Club Golf course and Fourie Road to the south. This Spatial Context and Status Quo of the precinct: including all . encompasses an area of approximately 172.5ha. components of the spatial and physical characteristics, land use
and activity, environment, transport and services, spatial policies, There are very limited areas of undeveloped, vacant land remaining within and institutional arrangements; the precinct. . Stakeholder Views on the Context and Status Quo: outlining all stakeholder engagement and input. The stakeholder grouping The spatial status quo assessment outcomes are as follows: includes CoE departments, parastatals, applicable provincial or national government departments, as well as private land-owners . Springs is dislocated from the Gauteng City Region’s urban system, and developers. The stakeholder engagement also includes surrounded by vast portions of undermined land and open spaces, involvement of the relevant ward councillor and the associated forming its own logic of development. public meetings; . Most of the landholdings are privately-owned, which makes it Context and Status Quo Consolidation: outlining the outcomes from . difficult for the Council to elicit spatial transformation; the analysis and identifying the structuring elements as well as related issues and opportunities; . Much of the dwelling units in the precinct are rental stock, indicating a limited commitment to residential longevity in the area, and thus Annexure 1: Roads and Transport Context and Status Quo; . investment in the overall area by residents; Annexure 2: Environmental Context and Status Quo; . . Poorly defined gateways into the precinct and lack of quality public . Annexure 3: Economic Assessment Context and Status Quo; environment; . Annexure 4: Infrastructure and Services Context and Status Quo; . Adhoc signage occurring with very little consideration for the . References. building and quality of the public environment; . Crime and grime exist, with poorly maintained buildings within the CBD;
. The area around the station lacks a quality public environment.
SPATIAL STATUS QUO . The Springs CBD is located within the emerging development corridor supported by the N12, N17 and the extensive railway
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network. Further tying this corridor together with more north-south The status quo has revealed that the financial and business services sector connections and bolstering the existing economy within the precinct is the major economic contributor to the economy of Springs, followed would further consolidate this corridor; closely by the trade sector and the community and social services sector. . Springs CBD is based on the right urban fundamentals of mass public transport in the form of the railway network, grid-road There are numerous applications for residential and business rights within network, density that supports walking within the CBD, and regional the SDA of the CBD, which reveals that the Springs Precinct and surrounds road connections to other urban centres (although distances away). is ready for development. Potential exists to build on and enhance these fundamentals; The precinct has great potential for further development, investment in retail Springs CBD exhibits a significant collection of built environment . and commercial activities, and ultimately to create employment heritage features at the core, concentrated particularly in the area opportunities for local residents. around the Springs Railway Station;
The socio-economic status quo assessment outcomes are as follows:
ROADS AND MOVEMENT SYSTEMS ASSESSMENT . There is a small residential population, with a low average The status quo assessment outcomes regarding transport and roads are as household size, and low density in the precinct and surrounding follows: areas. This highlights the need to maximise on abandoned municipal buildings and use them for residential or business purposes. . The area has good access to the highway and regional road network; . The levels of education, employment, and income reveal that the area could serve as a residential area for employees in the CBD Springs is a major railway hub; . with potential to grow and attract more residents. There are generous sidewalks for pedestrians within the CBD; . . The population has higher levels of education, employment, and . The CBD also houses a number of key transportation nodes (i.e. income compared to the greater CoE. The residents thus have railway station, bus terminuses and large taxi ranks) that are higher levels of affordability compared to residents from the rest of important to national movements of goods and people. Some of the the CoE. long-distance taxi associations operate from the Springs taxi hub . The residential property market consists of majority flats, followed near the station. by houses, with the majority of households renting their dwelling . Future BRT trunk route within the study area will be implemented units. The middle age group are mostly recent buyers in the area. It during phase 4 (Etwatwa to Duduza Route 4) although it is doubtful is thus suggested that greater focus be placed on attracting a that there will be funds to implement all the BRT routes. greater share of EAP into the area.
. The precinct has good access to services. There is a crèche in the
precinct, access to a library and a police station, access to primary
and secondary schools within a 20-30 minute drive time, and
relatively good access to clinics and hospitals SOCIO-ECONOMIC ASSESSMENT . Sufficient retail offerings exist in the precinct. There are no major office components in the precinct. There is evidence that the future
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development direction will include more industrial, warehousing, The natural environment status quo assessment outcomes are as follows: and logistics. . The centre of the precinct provides good accessibility, but not . There are minimal undeveloped land parcels with natural vegetation visibility, and this should be kept in mind when considering use- within the precinct and immediate surrounds; recommendations in the development concept section of the report; . The presence of dolomite and undermining will require appropriate . Industrial uses are to be centred in the precinct. The area provides authorisations before development activities can occur; good accessibility, but not visibility, and should thus focus on . There is a lack of open spaces. The biggest open space feature is smaller-scale industrial uses; the Springs Golf Course; . Rail services need to be improved to augment the road-based . Site specific soils investigations are required for any new public transport services and to develop the inland freight ports of development; Tambo Springs; . The investigation of potentially undermined land will include . Proposed new railway (train) routes to previously disadvantaged feasibility phase geophysical surveys and core drilling, which may areas such as Tsakane, Kwa-Thema, Duduza, eThwathwa should pose a risk for surface instability on the outskirts of the CBD; be kept in mind in the development concept stages, with thoughts All wetland features on, and in the vicinity of the site are highly around how to link them to Springs. . modified;
. Certain parts of the land parcels adjacent to the far northern part of INFRASTRUCTURE AND SERVICES ASSESSMENT the Precinct have been designated as CBAs; . Certain parts of the vacant undeveloped parts of the site The infrastructure and services assessment outcomes are as follows: surrounding the CBAs have been designated as ESAs; . The GEMF reveals parts of the precinct as falling within Zone 2: . Businesses are illegally connecting to waste water pipes (sewers) High control zone (within the urban development zone. Such areas and to the stormwater system. should be conserved and where linear development (roads etc.) . Businesses are sweeping solid waste into the kerb inlets, which cannot avoid these areas, a proper assessment and implementation form part of the stormwater system, thereby blocking the system. of alternatives must be undertaken; . There are signs of flooding, which needs to be investigated further . According to Gauteng and the EMM databases, two parcels of land to have a better understanding of the impact. located immediately adjacent to the precinct boundary are protected, forming part of the D Meyer Bird Sanctuary. . There is water capacity to accommodate future development.
. Asbestos pipes may need replacement in the medium to long term . The existing condition of the pipe line is good and further comment will be obtained from ERWAT regarding the raw water inflow POLICY REVIEW ASSESSMENT AND DEVELOPMENT PROPOSALS compared to the capacity of the plant and the condition of the plant. The Springs CBD is located within Region D of the City of Ekurhuleni's jurisdictional boundaries and located within Ward 75 and 76. OPEN SPACE AND NATURAL ENVIRONMENT ASSESSMENT
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At the metropolitan planning level, the applicable hierarchy of plans is assessed, including: The Springs CBD Precinct Development Framework enhances an already . The Metropolitan Spatial Development Framework (MSDF); well-defined and lively CBD, prioritising projects that can assist in protecting and enhancing the positive elements of the precinct that are already there. The Regional Spatial Development Framework for Region d . The result is a revitalised and thriving CBD that continues to serve the wider (RSDF); Springs region. . Local area plans and associated policies such as the Urban Design Policy; The key areas of intervention, in micro-precincts, and through infill building, public environment upgrade, and urban management intervention, The MSDF has identified the Springs Precinct as a primary node. This is contribute towards incremental change in the existing Springs CBD. reinforced by the RSDF for this region. The Development Framework achieves the project development objectives, There is policy support for the precinct to be reinforced, on a regional, including: metropolitan and local spatial planning level. Protecting, Enhancing and Managing the Springs CBD to realise its The principles found in this policy review will become the underpinnings of latent potential as a quality, spatially coherent, safe and clean precinct, the preparation of the precinct plan. These principles include: with:
. Improving connectivity and pedestrian linkages, . A legible hierarchy of movement routes to easily navigate through . Improving the range of socio-economic profile and augmenting the the precinct, with clearly defined gateways and maintaining and existing economy; enhancing linkages into surrounding areas; . Diversifying the land uses, including high density residential . Support for a wide variety of economic activity, allowing for both the development; formal and the informal sector, and enhancing existing areas of . Regenerating the precinct, activity, and thus housing a broad economic profile; . Creating quality public environments and identity, . increased density of liveable residential accommodation in defined parts of the precinct, with corresponding amenities to allow for a . Maximising the use of the existing infrastructure (public transport, pleasant living environment; streets, public spaces, engineering, social facilities), . Allowances for flexibility in areas of transition, allowing for a . Harnessing the existing characteristics of the precinct that comfortable mix of residential and appropriate mixed use activity to emerge; There are a number of sizeable proposed developments and commercial development property in the area, it is suggested that the proposed future . A quality urban environment that celebrates its unique architectural role of the precinct be more focussed on industrial and office-related heritage; functions. . a coherent, safe and walkable public environment and civic space network; . an accessible and integrated public transport hub; DEVELOPMENT FRAMEWORK
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. supporting social facilities, community facilities, and recreation they don't own these landholdings, which is negatively affecting the amenities, and centre as shoppers don't feel safe coming to the centre; . an environmentally sustainable environment and open space . New developments are required to pay Ekurhuleni's standard bulk network. contributions, which prevents new development from occurring as property prices cannot cover these costs, making it not viable; The plan adopts the policies and incorporates the principles from the CoE . The ash dump has development potential; draft Urban Design Policy. The plan also responds to the Urban Design . The crime that does exist is only petty crime, and people are quite Guidelines and placemaking principles outlined at the start of the chapter, positive about the CBD; as applicable to the execution of a successful precinct plan for Springs CBD. Vacant landholdings boarding the Springs Golf Course, are Issues raised in the stakeholder engagements and charette processes were . generally developable with small portions of undermining; given due consideration and application. . Offices and increased densities is supported in the residential areas DEVELOPMENT PROPOSALS AND STAKEHOLDER ENGAGEMENT located around the CBD in the precinct;
The assessment outcomes in terms of development proposals and stakeholder engagement are as follows: CONCLUSION
. The recently built Springs Mall is already starting to impact on the The key findings consolidated from the status quo analysis highlight a existing Springs CBD, as many of the shop owners are not renewing number of issues and opportunities in the development of the Springs CBD their leases in the CBD; Precinct. These lessons will be used to guide the next stage of the precinct . The Civic facilities are located on the outskirts of the CBD; planning process, the Conceptual Framework development stage. . The residential areas are becoming neglected due to the relationship with the CBD, and a strategy needs to be considered on how to improve these areas; . Very little open space and landscaping exists within the CBD; . Crime and grime exist within the CBD; . The area around the station lacks a quality public environment and has received investment by the Council in terms of improved taxi rank and trading stalls; . The economy within the CBD is generally of a lower socio-economic profile. . The Avenues and Palm Springs have been negatively affected by the New Springs Mall (decline in foot traffic and existing shops renewing their leases and finding new investors); . The owners of the Malls are also having difficulty of managing hawkers, informal trading in public areas around the Centres as
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1 INTRODUCTION
1.2 AIM 1.1 BACKGROUND The aim is to prepare the Springs Central Business District Urban The initiative of formulating urban design precinct plans for various areas Design Precinct Plan. The plan is intended to guide spatial, social, throughout the City of Ekurhuleni takes its lead from the Ekurhuleni MSDF economic, environmental and infrastructural input, so as to provide a which states that to remedy the challenges associated with our current consolidated development initiative that documents and establishes the urban configuration, “a vision-led approach is proposed for urban design at development vision and development strategy for the site. It serves as the a metropolitan level within the City of Ekurhuleni. At the heart of this primary spatial development and management plan, which identifies approach is the central aim of creating places of beauty and distinct identity projects and directs budgetary resources. by drawing together the many strands of ‘place-making’ – environmental responsibility; social equity; economic viability. The urban design vision The precinct plan establishes an integrated development strategy that sets should address the social needs of people living and working in the area out specific actions for the coming years. Included as a key component in now and in the future, and create opportunities to contribute to the the precinct planning is the establishment of urban design guidelines as establishment of sustainable communities” (MSDF 2015) informed by the CoE’s draft urban design policy: the resulting outcomes of the precinct plan include land use management and urban design directives, A precinct plan should define the desired development direction of the physical development projects to realise the identified development precinct and recommend a range of public realm projects to facilitate new potential, and an integrated implementation strategy, to co-ordinate all relationships between the public and private domains. The precinct planning efforts and resources in the most efficient and viable manner. process is envisaged as an ongoing process of local area elaboration and planning, complementing and supporting the Metropolitan and Regional The precinct planning forms a component of the CoE’s package of plans. Spatial Development Frameworks (RSDF) of the municipality, rather than The precinct plan aims to build on work already undertaken in the area, merely generating a series of independent products. incorporating the specialist input of the client and professional team through a constant, iterative process of adaption and refinement that establishes an The GAPP Consortium is drafting multiple urban design precinct plans for on-going self-regulatory process of coordination and integration. the City of Ekurhuleni.
The Consortium comprises the following professional firms: 1.3 APPROACH
. GAPP Architects and Urban Designers (Pty) Ltd The precinct plan is the intended umbrella document that guides all ongoing work and functions as a joint statement of intent by the client, professional . Royal HaskoningDHV (Pty) Ltd team and other key stakeholders. The precinct plan should function as a . Kayamandi Urban Economists (Pty) Ltd point of reference for the identification and packaging of selected projects.
This chapter outlines the approach and methodology to be followed as well The precinct plan is therefore regarded as a framework to guide the as describing the project team, the stakeholder engagement process, development of the precinct. It should be robust enough to establish a capacity-building proposals, budget and cash-flow schedules and the direction for the future, instil confidence and elicit critical development and identification of project risks and mitigation measures. project responses. At the same time, it should remain flexible enough to
12 NOVEMBER 2018 (Draft) 15 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN allow change through time, recognise new ideas and respond to varying . Spatial Context and Status Quo of the precinct: market demands, government legislation and adapting economies. Physical components and characteristics – transport and . movement, natural environment, built form precinct characteristics, The precinct plans prepared for CoE, thus provide a framework for short, land-use activities, zoning, social facilities, economic assessment medium and long-term actions and projects. and infrastructure services;
. Policies, plans and projects that impact upon the precinct – review 1.4 WHY A PRECINCT PLAN of the applicable metropolitan package of plans, the Urban Design Policy, and key projects. The precinct plan identifies the key catalytic projects, such as major . Stakeholder Views on the Context and Status Quo: outlining all infrastructure, open space and public environment upgrade projects or key stakeholder engagement and input. The stakeholder grouping facilities, all of which lend force to its implementation. The identified projects includes CoE departments, parastatals, applicable provincial or should adhere to the precinct plan’s public environment design codes, which national government departments, as well as private landowners encompass three-dimensional visualisation and precedent examples. and developers. The stakeholder engagement also includes involvement of the relevant ward councillor and the associated These projects realise the CoE’s policies and urban design plans in a public meetings; tangible way within the precinct, and aid the establishment of a liveable . Context and Status Quo Consolidation: outlining the outcomes from environment that is well managed. This type of development is managed as the analysis and identifying the structuring elements as well as an incremental process over time and the projects become the catalysts for related issues and opportunities; private sector investment and development. . Annexure 1: Roads and Transport Context and Status Quo; The precinct plan is required to realise the resources and programmes for . Annexure 2: Environmental Context and Status Quo; implementation. The components include: . Annexure 3: Economic Assessment Context and Status Quo;
. Annexure 4: Infrastructure and Services Context and Status Quo; . Identification of the catalytic projects; . References . Project programme and phasing; . Preparation of associated budgets; . Interdepartmental mechanisms for coordination and cooperation with other spheres of government;
. Identification of further detailed planning to obtain development rights; . Establishment of public-private partnerships. 1.5 STRUCTURE OF THE REPORT
The report will be structured into several sections:
. Executive Summary;
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2 CONTEXT AND STATUS QUO . The existing land uses and key activities occurring within the precinct;
. The physical characteristics and the extent of the precinct; 2.1 INTRODUCTION . Existing socio-economic conditions; Springs, deriving its name from the large number of springs in the area, was . Existing service infrastructure, as well as proposed improvements; proclaimed as a town in 1904 and established on the coal and gold mining industries. The Contextual and Status Quo Analysis aims to confirm existing conditions and activities within the Springs CBD Precinct, including: Springs is located toward the eastern quadrant of Ekurhuleni's jurisdiction. It is well-serviced by a road and rail network, and located between the N12 . What is happening physically ‘on the ground’ both in terms of land and N17 highway forming an emerging development corridor eastward and use and character; connects the Gauteng City Region to Mpumalanga and beyond. . To understand the implications of all existing initiatives for the future The Springs CBD is well serviced by infrastructure and a mature urban of the development; centre that has been declining in investment over the years, due to various . To understand the precinct in terms of its policy environment and socio-economic factors and as other more attractive developments have the implications of development policies on the future of the occurred, competing for business. precinct.
The CoE Metropolitan Spatial Development Framework (MSDF) (2015) and Regional Spatial Development Framework (RSDF) (2015), identifies the 2.2 HISTORICAL OVERVIEW OF SPRINGS Springs CBD as a primary node that forms part of a proposed mixed-use precinct. Springs was founded as a town in 1904, as a result of the coal and gold mining industries. However, settlement history associated with the area In this section, the following components of the spatial context and the stretches back well into the 19th century. precinct status quo are assessed: Farmers self-claimed land-areas in the vicinity from about 1840, this . Understanding the precinct in its regional context; phenomenon increasing with the result of the 1852 Sand River Convention and the establishment of the ZAR as an independent republic. Given that . The location of the site and its extent; these farms were self-proclaimed, the borders were irregular and imprecise. . The existing movement system and local roads, as well as Upon later more accurate documentation, odd remaining portions of land proposals in this regard; were revealed as not owned by any individual farm-owner. These land . The existing public transport network, as well as proposed parcels thus became the property of the state. improvements in this regard; One such odd land parcel, a 685ha piece was given the name ‘The Springs’ The open space systems and natural features of the precinct; . by land surveyor James Brooks. It is assumed that the name was associated . The existing zoning and legal status; with the significant number of springs present on the site. The official map . Existing ownership patterns, considering public and private of the area was registered in Pretoria in 1884. ownership;
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Coal was discovered in the vicinity, in 1887 and thus the land beneath ‘The . Springs is located within 25km from OR Tambo International Springs’ underwent coal mining, above which a small coal-mining settlement Airport, 50km from Johannesburg and 75km from Pretoria; grew. By 1899 gold was discovered in the vicinity and the settlement The precinct is well connected by the N17, and the N12 (less so) underwent significant growth. Soon thereafter the Traansvaal Republic’s . that connects to Mpumalanga, Swaziland and Maputo; first railway was built to carry coal from the Springs coal fields to the gold mines of the Witwatersrand. By 1904 the settlement on the land portion ‘The . It is well connected in terms or rail, linking west towards Germiston Springs’ was proclaimed a town, “Springs”, as it is known today. As a mining and the Johannesburg CBD and east towards Nigel, and then town Springs flourished, seeing its mine-production heyday in the 1960s, toward Bethal, with the line toward Richards Bay and Belfast; when the area’s mines produced 10% of the country’s gold, and 9% of its . The following regional centres and nodes are within a 10-15km uranium. By the end of the 1960s, Springs last mining operations were radius: concluded on the last operating mine. From mining, the town went on to Brakpan, Benoni CBD, Carnival City west of the precinct; develop as a centre of industrial production, a characteristic that continues into the present day. (SA History Online). Benoni South, Apex, Labore Industrial areas. . The following regional centres and nodes within a 5km radius are: New Era, Nuffield, Vulcania industrial areas (within 5km, 2.3 REGIONAL OVERVIEW serviced by rail);
A proposed IDZ near Geduld; Refer to Diagram 1: Regional Locality Refer to Diagram 2: Existing and proposed road and rail networks – regional The recently built Springs Mall locality . Kwa-Thema and Tsakane, previously disadvantaged townships Refer to Diagram 4: Open space networks and natural systems established in 1960, located south of Precinct and N17 highway Refer to Diagram 3: Regional Activity Patterns over 2000ha in extent, and has very little economic base which puts strain on the existing economy of Springs CBD. The regional context reflects that Springs is one of the towns located within the mining belt that was setup to serve the large mining industry in the early Springs CBD is based on the right urban fundamentals of mass public 1900s. These old mining towns including Boksburg, Benoni and Brakpan transport in the form of the railway network linking to Germiston, density that have been scattered along the urban landscape with vast open spaces and supports walking within the CBD, and regional road connections) to other mine dumps located between them, causing urban sprawl. urban centres (although distances away).
Boksburg and Benoni are located near the urban economy of Johannesburg Several waterbodies and wetlands exist but this is not consolidated into a CBD, Midrand, Germiston, Edenvale and other major urban centres, and regional open space resource. therefore are much more integrated into the urban system. Brakpan and Springs are less integrated into the urban system, because they are further away, making it more difficult to create linkages to other urban centres, which can affect the diversification of the economy within these towns in the Gauteng City Region.
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Diagram 1: Regional Locality
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Diagram 2: Existing and proposed road and rail networks – regional locality
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Diagram 3: Regional Activity Patterns
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Diagram 4: Open space networks and natural systems
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The following sections analyse the precinct in greater detail, to gain a better understanding, at a detail level, of the function of the precinct and surrounds.
2.4 SITE LOCALITY AND EXTENT
Refer to Diagram 5: Local Context – Precinct Boundary
The Springs Precinct Boundary:
. Includes the old and new areas of Springs CBD; . Is bordered by the railway line in the east, 1st Avenue (R29) to the north, Nigel-Springs Road (R51) and 12th Street in the west, and The Springs Country Club Golf course and Fourie Road in the south.
Overall it forms a rectangular configuration, with a general width of 1000m and a length of approximately 2700m. This encompasses an area of approximately 172.5ha.
Diagram 5: Local Context – Precinct Boundary
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2.5 ROADS AND MOVEMENT SYSTEMS OVERVIEW . The R29 (Ermelo Road), an east-west regional route which connects Springs with Benoni northwest of Springs and with Refer to Diagram 2: Existing and proposed road and rail networks – regional Leandra and Kinross in the east and merges with the N17 to locality connect to Ermelo; Refer to Diagram 7: Local Context – Road and Rail Refer to Diagram 8: Local Context – Public Transport . The R554 (Elsberg Road), an east-west arterial that terminates at the R51 (Wit Road), near the Springs CBD. The R554 connects
Springs with Alberton and the southern suburbs of Johannesburg For the full Roads and Movement System Assessment please refer to Annexure 1: Roads and Movement Systems Assessment Context and and ultimately Johannesburg CBD toward the west; Status Quo . The R555, an east-west regional connection that parallels the N12 and links with Welgedacht Road with its terminal at the R29 at the War Monument at the northern entrance of Downtown Springs. The 2.5.1 Existing Road Network R555 connects Springs to the north-east to Delmas, Witbank and Middelburg. Springs is well served regional routes, with fair connections to two national east-west highways: Friction occurs along these roads when travelling to the CBD through T- junctions, one-way streets and indirect roads. It can be assumed to be generating an economy. . The N17 connects Springs with Ermelo in the east and
Johannesburg in the west (3km away, closest interchanges Wit
Road and Tonke Meter Way), usually freeways cause a barrier 2.5.2 Proposed Road Network between areas north and south of the highway but in this context
there are a number of roads that cross the highway; There are a number of road proposals identified by Gauteng Department of . Less directly by, the N12, which connects Springs with Witbank to Roads and Transport, which impact on the study area, namely: the east and with Johannesburg to the west, (10km from Springs and less directly connected). Gauteng Province K179 route and impact on the local road network . due to spacing of intersections; Springs is also served by five regional routes: . Gauteng Province K161 route and impact on the local road network due to spacing of intersections; . The R51/ K179 (Wit Road / Nigel Springs Road), a north-south route which connects Springs with Pretoria in the north and Nigel, . Gauteng Province K132 route and impact on the local road network Heidelberg, Balfour and Villiers in the south; due to spacing of intersections;
. The Nigel Road /Dunnoter-Springs Road, a north-south route, that These road proposals are not prioritised, and the time frames for bridges under the highway, and connects to Wit Road near implementation are unclear. Dunnoter in the south and into the main routes through Springs
CBD, 2nd and 3rd Street (one-way-pairs) north onto Welgedacht
Road;
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2.5.3 Rail (Freight and Passenger)
Springs is a major railway hub. Springs is a sub-hub for the Metrorail Gauteng with the Springs-Johannesburg trains serving Springs, Brakpan, Benoni, Boksburg, Germiston and Johannesburg. Springs also has the Springs Nigel Line serving Springs and Nigel.
Springs is also served by the container services through rail and road, with a number of railway lines serving this area. Springs is a major hub for Transnet Freight Rail with goods and cargo carriers trains from the Springs, Welgedacht and Daggafontein stations connecting Springs with Johannesburg, Ermelo, Witbank, Nelspruit, Pretoria, Vereeniging, Klerksdorp, Richards Bay, Durban, Bloemfontein, Pietersburg, Lesotho and Rustenburg. Coal and wood are transported as well as petroleum, ammonia and cement on these lines.
The closest passenger railway stations are: . Springs; . Selpark; and . Pollak Park (1km from the residential area within the precinct boundary).
The Springs station has been subject to interest by the private sector for redevelopment and upgrade. This would entail a partnership between the CoE, PRASA and the developer. To date, this is still speculative. Diagram 6: Springs Airfield, 1975 Source:https://springsadvertiser.co.za/105317/springs-airfield-home-to-three-training-schools/ 2.5.4 Airports
The Springs Airfield was established in 1955 and is located 3.8km from the 2.5.5 Public Transport (Bus and taxi routes) Springs CBD and 20km from OR Tambo International Airport. The runway is 1600m x 18 metres and is leased from the Municipality. Refer to Diagram 7: Local Context – Road and Rail
It houses the East Rand Flying Club and the Experimental Aircraft Public transport services provided in the Precinct includes buses and taxis. Association, and comprises 182 members and 79 hangers. A key component in city building is the construction of a quality public transport system and associated cycling/ pedestrian infrastructure. The municipality has interest in capitalising on the existing airfield.
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Future Strategic Modal Transfer Stations within the study area will be blue) of the planning. However, there is limited funding available to develop located at the intersection of K132 and rail services, close to Springs Station all the BRT routes, but nevertheless, these routes form part of the Integrated and intersection of K132 and K175. Rapid Public Transport Network and need to be given priority in terms of road upgrading. 2.5.5.1 Buses
Generally, bus is the least dominant public transport mode in the CoE. The 2.5.6 Pedestrian movement CoE Metropolitan Spatial Development Framework notes that CoE bus services only cover Boksburg, Brakpan and Germiston, which poses Springs CBD is a mature, developed CBD with building heights of ranging accessibility challenges for areas not on these routes. This has left bus generally between 1-6 storeys with some high-rise office buildings such as commuters migrating to taxis. According to the CoE Roads Master plan, the an approximately 18-story town building housing the regional office of bus routes are along S Main Reef Rd. and R51 within the study area. Telkom for Gauteng, and head office for the trading section and Marketing for Telkom. This building intensity and population density lends itself to 2.5.5.2 Mini-bus Taxis walking.
Taxi mode is used by the highest number of people in Ekurhuleni. Springs The Springs CBD precinct is characterised by good NMT facilities and public has the highest taxi volume within Ekurhuleni. However, more than 50% of walkways, colonnades, sidewalks, with some pedestrian/ vehicle conflict all routes in the CoE area are over supplied. issues noted within the precinct
Taxi routes within the study area include R51, R554, R29 and S Main Reef Rd. Formal Taxi ranking facility (station taxi rank) is located at First Street 2.5.7 Parking directly adjacent to the railway station. Most of the streets in the study area have on-street parking. Formal parking is provided at various shopping centres (major retail nodes) in the study 2.5.5.3 Public Transport Facilities area. There are also sites within the CBD that are publicly owned and dedicated to provide for public parking. The CBD also houses a number of key transportation nodes (i.e. railway station, bus terminuses and large taxi ranks) that are important to national movements of goods and people. Some of the long-distance taxi 2.5.8 Roads and Movement Systems Key Findings associations operate from the Springs taxi hub near the station. Key findings regarding transport and roads include:
2.5.5.4 Integrated Rapid Public Transport Network . The area has good access to the highway and regional road network; Refer to Diagram 7: Local Context – Road and Rail Springs is a major railway hub; . There are no BRT facilities within or near the study area. The RSDF for . There are generous sidewalks for pedestrians within the CBD; Region D indicates that a future BRT trunk route within the precinct will be . The CBD also houses a number of key transportation nodes (i.e. implemented during phase 4 (Etwatwa to Duduza Route 4 – indicated in railway station, bus terminuses and large taxi ranks) that are
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important to national movements of goods and people. Some of the long-distance taxi associations operate from the Springs taxi hub near the station. . Future BRT trunk route within the study area will be implemented during phase 4 (Etwatwa to Duduza Route 4) although it is doubtful that there will be funds to implement all the BRT routes.
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Diagram 7: Local Context – Road and Rail
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Diagram 8: Local Context – Public Transport and Public Parking Areas
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2.6 OPEN SPACE AND NATURAL ENVIRONMENT OVERVIEW the DEA national database in the study area, environmental sensitive area databases for both Gauteng and the CoE. Refer to Diagram 9: Local Context – Open Space Systems and Natural Environment Features This class of modification reflects a situation in which the loss of natural habitat, biota and ecosystem functions within the wetland is extensive, with For the full Open Space and Natural Environment Assessment please refer modifications reaching a critical level and the system having been modified to Annexure 2: Environmental Assessment Context and Status Quo completely with an almost complete loss of natural habitat and biota at the lowest end of the scale.
2.6.1 Introduction 2.6.4 Environmental Sensitivity The Springs CBD Precinct is located within the wider Johannesburg/ Pretoria/ East Rand conurbation – an expansive urban area. The growth of Refer to Diagram 12: Environmental Sensitive Areas impacting on the this urban area has resulted in the complete transformation of a high Springs Precinct percentage of the natural environment, with the exception of residual parcels of land that are characterised by natural vegetation cover. The only Important CBA located within the precinct is the ash dump that has been degraded to such a degree that it cannot be protected. It can therefore There are very limited areas of undeveloped, vacant land remaining within be concluded that there are no important Irreplaceable CBAs designated the precinct. within the precinct.
2.6.2 Undermining
Refer to Diagram 10: Undermined areas surrounding The Springs Precinct
Undermining is located north and east of the precinct. Two nature reserves are located east of the precinct. The soils derived from the sandstone and shale typically comprise fine grained silty sands, sandy silt or clayey silt. These soils may pose problems related with compressibility and occasionally heave/expansive properties.
2.6.3 Freshwater Environment: State and Threat Level
Refer to Diagram 11: Wetland Features within and surrounding the Springs Precinct
It can be assumed that all wetland features on, and in the vicinity of the site are highly modified, no such formally protected areas are designated under
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Diagram 9: Local Context – Open Space Systems and Natural Environment Features
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Diagram 10: Undermined areas surrounding The Springs Precinct
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Diagram 11: Wetland Features within and surrounding the Springs Precinct
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Diagram 12: Environmental Sensitive Areas impacting on the Springs Precinct
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Table 1: Landfill sites servicing the precinct
Facility Area Prepared Un- Total Remai serviced space m² prepared space (m²) ning (remaining – space useful 2010) life (years) Rietfontein Brakpan, 3 515 596 910 000 4 425 596 14 Kwa- Thema, Springs, Tsakane, Duduza, Nigel Source: CoE, 2012
It is presumed that Level 5 services are rendered to retail, manufacturing and food outlets, while most of the residents enjoy a weekly waste removal service from site. Other non-residential customers include commercial and industrial, institutional, and business.
Table 2: Waste Removal Service
Level of Collection Disposal Cleaning of public Service services Services areas 5 Daily waste N/A N/A removal from site Source: CoE, 2012
Diagram 13: Waste Landfill Site Servicing the Kwa-Thema Precinct
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2.6.5 Open Space and Natural Environmental Key Findings
. There are minimal undeveloped land parcels with natural vegetation within the precinct and immediate surrounds;
The presence of dolomite and undermining will require appropriate . authorisations before development activities can occur;
. There is a lack of open spaces. The biggest open space feature is the Springs Golf Course; . Site specific soils investigations are required for any new development; . The investigation of potentially undermined land will include feasibility phase geophysical surveys and core drilling, which may pose a risk for surface instability on the outskirts of the CBD;
. All wetland features on, and in the vicinity of the site are highly modified; . Certain parts of the land parcels adjacent to the far northern part of the Precinct have been designated as CBAs; . Certain parts of the vacant undeveloped parts of the site surrounding the CBAs have been designated as ESAs;
The GEMF reveals parts of the precinct as falling within Zone 2: . High control zone (within the urban development zone. Such areas
should be conserved and where linear development (roads etc.)
cannot avoid these areas, a proper assessment and implementation
of alternatives must be undertaken;
. According to Gauteng and the EMM databases, two parcels of land located immediately adjacent to the precinct boundary are protected, forming part of the D Meyer Bird Sanctuary.
2.7 PRECINCT BUILT ENVIRONMENT OVERVIEW
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Zoning adjustments may be required in terms of the precinct plan outcomes.
2.7.1 Zoning and Land Legal Status
Refer to Diagram 14: Zoning
Springs was proclaimed as a town in 1904. The following zoning categories are applicable to the Precinct:
. A large proportion of the precinct is zoned for Business 1, creating flexibility in development as it allows for a range of uses including residential; . A number of sites to the south of the precinct are zoned Business 3 allowing for Offices, Medical Consulting Rooms, Dwelling House, with other uses by special consent; . Residential 1 for residential dwelling erven; . Numerous erven in the northern portion of the precinct zoned for Parking; . A secondary school and numerous church sites zoned for community facilities; . Social Services zoning for public service-related activities; . Pioneer Park and the ash dump in the Diagram 14: Zoning south of the precinct zoned as Public Open Space; . The Springs Station site is zoned for Transportation, with consent for hotels, commercial purposes and informal trade.
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2.7.2 Land Ownership
Refer to Diagram 15: Land Ownership
. Large portions of the precinct are under private ownership; . The station land is under the ownership of PRASA; . Growthpoint Properties owns a large collection of sites at the centre of the precinct, between 4th Street and 7th Street; . The Department of Infrastructure Development owns a number of sites within and directly adjacent to the precinct, including the school site within the precinct itself; . Transnet owns a large portion of land adjacent to the north-western corner of the precinct; . The CoE owns a number of sites within and surrounding the precinct. The CoE has acquired land for public parking areas to attract a mix of users into the CBD. Diagram 15: Land Ownership
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2.7.3 Land Use and Key Activities Municipal facilities are located on the outskirts of the Springs CBD (court, Refer to Diagram 16: Land use and activities police station, magistrates court), which may provide an opportunity for the introduction of a civic precinct into the core of the study area. The Springs CBD and immediate surrounds is well-served with a diverse mix of land uses and a range of activities, including: The newly built regional Springs Mall on the N17 interchange is an emerging node, identified as a secondary node in terms of the RSDF. There are also . Recreational facilities: Sports facilities, Springs Country Club and additional retail centres like the Sump, that forms on the corner of Wit and Golf Course, a local park (Pioneer Park); Ermelo Road, Springs Gate along Main Reef Road (R51 / R29) near Paul Krugershood, which have dispersed energy from the CBD. Community Facilities: Schools, Police Station, Library, Clinic, Fire . Station, Crèche, Community Hall, and numerous churches; Springs CBD exhibits a significant collection of built environment heritage . Administrative Facilities: Licensing services and Customer Care features at the core, concentrated particularly in the area around the Springs Centres; Train Station. . Public Transport Facilities: Taxi ranks and Springs train station; . A Retirement Village. Major through-routes in the Springs Precinct function as one-ways. Gateways into the Springs precinct are not well-defined.
2.7.4 Characteristics and Key Features There are limited public open spaces for the enjoyment of the Springs population within the precinct, with the exception of Pioneer Park. A small th th Refer to Diagram 17: Local Context - Gateways park exists opposite the Springs Library between 4 and 5 Street, but is th currently fenced off from 4 street. Access to the park would add value to The town of Springs, is now identified as an industrial centre and bordered pedestrians in the area. by industrial suburbs including Vulcania, New Era to the west, Nuffield to the south, Fulcrum to the south-west. It is also supported by some major Large areas of open space and the effects of undermining contribute to the industrial developments like Enstra Paper Mill, Geduld Propriety Mines, and limitations in development occurring to the north and east of the CBD. Impala Refinery to the far north.
The Springs CBD is characterised by diverse economic activity, predominantly business and retail development at its core, and forms part of the far-east mining activity belt along with other established areas such as Brakpan. Two major shopping malls are located within the CBD and within walking distance of the Springs Railway station.
The CBD is also reinforced by well-maintained, established residential areas, namely, Strubenvale, Casseldale (east), Selection Park (south), Petersfield, Rowhill, Paul Krugeroord (north-west), and Brenthurst (west near the Springs Airfield)
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Diagram 16: Land use and activities
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Diagram 17: Local Context - Gateways
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2.7.5 Existing Heritage and Tourism Activities developed a character of its own, combining the elements of the style with classical stylistic elements. Refer to Diagram 18: Local Context – Heritage Features Refer to Diagram 19: A selection of Art Deco heritage buildings in the Some particularly striking examples include, but are not limited to: Springs CBD Diagram 20: Art Deco Route . The Springs Central Fire Station, designed by Mr Anifantakis, and opened in 1938; The rich history of Springs reveal that farmers moved to the surrounding Renesta House, a residential building designed by Kallenbach, area in 1840 and claimed large plots of rural land. These large plots were . Furner and Kennedy Architects; inaccurately subdivided and subsequent review of the boundaries, created left over portions of land which became state owned. One of the pieces, . The Springs Court Chambers; located between Geduld, Brakpan and De Rietfontein was known as ‘The . The Springs Hotel; Springs’. The official map of Springs was registered in 1884. Development . Nureef House residential building; and an increase in the value of land followed the discovery of gold and coal in the area. Following the establishment of the Great Eastern mines, and . The Palladium Cinema Building, built in 1937; later the Groovtlei Proprietary Mines in 1904, the area flourished as a mining . Cray’s Mansions; town and was officially established as a town in 1904. Up until the 1960’s, . Shimwell’s Building, built in 1929. Springs significantly contributed to the country’s gold and uranium production- however towards the end of the 1960’s, most of the mines were There has been substantial research and documentation undertaken on the emptied. The characteristic of the town changed to industrial centre that now Art Deco heritage fabric of Springs by MWC Architects together with the typifies the area. architectural students at the University of the Witwatersrand.
An art deco architectural route tourist map was prepared by a community 2.7.5.1 Art Deco Architecture member, for promotion of the architectural heritage of Springs.
Today Springs is associated with the extraordinary collection of Art Deco, Moderne and Pre-Art Deco buildings located mainly within the original 2.7.5.2 Other Heritage Features boundaries of the CBD (Springs Old) and along the main movement routes of 2nd and 3rd street. The CBD has the largest number of small scale Art Other heritage features include: Deco buildings outside of Miami, Florida. Currently these buildings are in a general state of neglect, or where in use, unsuitable uses are often The war cemetery and other memorials related to the Second World allocated. . War, and
The Art Deco style had its zenith between the two World Wars, a period that . Monuments to important figure’s in the establishment of the town, coincides with the greatest development growth in the history of Springs. like Paul Kruger. The style drew inspiration from the machine age, referencing such aspects as the wings of aircraft and portholes of ships. In the architecture of Springs, The retail core requires economic revitalisation due to major new development coincided with the mining boom, and the architecture developments located beyond the CBD, the dilapidated state of the built
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2.7.6 Built Environment and Spatial Overview Key Findings
The key findings gleaned from the spatial overview include:
. Springs is dislocated from the Gauteng City Region’s urban system, surrounded by vast portions of undermined land and open spaces, forming its own logic of development. . Most of the landholdings are privately-owned, which makes it difficult for the Council to elicit spatial transformation; . Much of the dwelling units in the precinct are rental stock, indicating a limited commitment to residential longevity in the area, and thus investment in the overall area by residents; . Poorly defined gateways into the precinct and lack of quality public environment; . Adhoc signage occurring with very little consideration for the building and quality of the public environment; . Crime and grime exist, with poorly maintained buildings within the CBD; . The area around the station lacks a quality public environment. . The Springs CBD is located within the emerging development corridor supported by the N12, N17 and the extensive railway network. Further tying this corridor together with more north-south connections and bolstering the existing economy within the precinct would further consolidate this corridor; . Springs CBD is based on the right urban fundamentals of mass public transport in the form of the railway network, grid-road network, density that supports walking within the CBD, and regional road connections to other urban centres (although distances away). Potential exists to build on and enhance these fundamentals; . Springs CBD exhibits a significant collection of built environment heritage features at the core, concentrated particularly in the area around the Springs Railway Station;
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Diagram 18: Local Context – Heritage Features
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Source: The Heritage Portal
Diagram 19: A selection of Art Deco heritage buildings in the Springs CBD
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Diagram 20: Art Deco Route
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There are numerous applications for residential and business rights within 2.8 SOCIO-ECONOMIC OVERVIEW the SDA of the CBD, which reveals that the Springs precinct and surrounds is ready for development. Refer to Diagram 21: Local Context – Community Facilities and Public Amenities The precinct has great potential for further development, investment in retail Refer to Table 3: Social Facility Requirements and commercial activities, and ultimately to create employment opportunities for local residents. For full Socio-Economic Overview please refer to Annexure 3: Economic Assessment Context and Status Quo 2.8.2 Socio-economic Assessment
2.8.1 Socio-economic Characteristics The key status quo assessment findings from the socio-economic, economic and property market context of the precinct, and its immediate According to 2011 census data, the small areas covering the precinct had a surroundings, are presented in this section. population of approximately 5,351 people, approximately 1,993 households and an average household size of 2.6 people per household. The immediate surrounding areas had a population of approximately 13,404 people, 2.8.2.1 Major Policies, Plans and Projects approximately 4,111 households, and an average of 3.3 persons per household. The precinct has a slightly lower average household size than . The MSDF introduced a number of Economic Development that of the immediate surroundings and that of the CoE. It is evident that the Regions, of which the Springs CBD is one; precinct has a limited residential population and the area has not shown The precinct falls within Region D of the CoE, with Springs identified much historical growth in population. . as a primary node;
The Medium-Term Development Framework (2015) earmarks the . 75% of the population are within the Economically Active Population . precinct and surrounds for the following short-term development (EAP) group, aged between 15 and 64 years; projects: . 55% of the population aged 20 years and older, that reside within Community shopping centre, and the precinct, have a Matric qualification or higher (compared to 51% across the CoE); Manufacturing Production centre.
. 1% of the population aged 20 years and older have no schooling
(compared to 4% across the CoE); 2.8.2.2 Socio-Economic Profile . According to the 2011 census, approximately three quarters of the precinct population were within working age. Of this, approximately The precinct has an average household size of 2.6 people per 87% were employed (compared to 63% across CoE). . household (in comparison to the CoE which have an average
household size of 3 people). It is evident that the precinct has a The status quo has revealed that the financial and business services sector limited residential population and the area has not shown much is the major economic contributor to the economy of Springs, followed historical growth in population; closely by the trade sector and the community and social services sector.
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. 75% of the population in the precinct and immediate surrounds are Two businesses; within the Economically Active Population (EAP) group, aged Eight dwellings additions; and between 15 and 64 years; One industrial development. . 20% of the precinct population is within the youth group (14 years Surrounding areas: and younger), and 5% account for the elderly (over 65 years); . 72 dwelling additions or second dwellings; . More than half (55%) of the population aged 20 years and older in the precinct have a Matric qualification or higher (compared with 37 new dwellings; and 51% across the CoE); Six industrial additions. . Approximately three quarters of the population in the precinct were within working age in 2011, of which approximately 87% were The following two future development opportunities are however key employed. Of the EAP, 16% are unemployed, below the CoE proposed developments for the CBD and regional connectivity: average unemployment rate of 18%; . 7% of the households in the precinct earn no income (compared . Springs Station development: with 18% across CoE). Approximately 25% of the households in the . The proposed stands for the Springs Station Development include: precinct earn less than the cut-off amount for a household living in Springs 129 IR, Erf 941 Geduld Township, as well as a portion of poverty (compared to 38% across CoE); the Remainder of Portion 4 of the Farm. However, due to land . Approximately 6% of the households in the precinct earn more than constraints, there hasn’t been much development on the Springs R614,000 per annum. These higher income levels reflect the slightly Development Station. higher employment levels, which reveals that residents in the area . Extension of the golf course have slightly higher levels of affordability in comparison to the average across CoE; . The financial and business services sectors are the greatest 2.8.2.4 Residential property market contributor towards employment in the precinct, followed by the retail trade sector, and the community services sector; . Flats accommodate the majority of the people in the precinct (52%), followed by houses (37%) (compared with the CoE, where houses are far more prevalent type of dwelling); 2.8.2.3 Development Rights . 81% of households rent their dwelling units, revealing a footloose approach, with residents having a lower level of commitment to The Service Delivery Area (SDA) of the CBD covers the Springs precinct. location. The remaining households within the precinct own their There are numerous applications for residential and business rights within houses, with slightly more than half of which are fully paid off; the SDA of the CBD, which reveals that the Springs precinct and surrounds is ready for development. Research into the residential property market considered the Springs CBD and the following suburbs: Geduld, Payneville, Selection Park, Pollak Park Approved building plans for the SDAs during 2015, 2016, and 2017 reveal the following applications: The majority of the CBD does not have a lot of sectional schemes, although . Springs CBD: the majority of residents within the precinct occupy flats as the main type of
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. There is one clinic within the precinct; . In the CBD, 52% of the existing owners have owned their houses There are two hospitals in the suburbs west of the precinct; for more than 11 years, while 12% owned their housed for 8 to 10 . years. Of the remaining household owners 25% bought their houses . Springs Police Station is located within the precinct; less than 5 years ago. . The Springs Library is a local community library located within the . In the surrounding areas 46% of the people have been staying in precinct. A larger branch library is located north-west of the precinct. the area for more than 11 years, while 13% have been staying in the surrounding areas in the past 8-10 years and a total of 32% in the previous 5 years or less. 2.8.2.6 Retail Market
. Albeit that less than 20% of the residents in the CBD are existing There are two major shopping centres in the precinct, namely the Avenues owners, the length of ownership of existing owners in the precinct Shopping Centre and the Third Street Mall. and surrounding areas show that residential property-owners in the
area are more permanent. The majority of existing owners are There are also a number of smaller arcades near the CBD such as Standard middle aged owners; Band Arcade, the Second Street mall near the Springs Railway Station, etc. . The number of residential property registrations per annum have declined over the years A third large retail shopping centre, in the immediate surrounding suburbs is the relatively new Springs Mall, offering nearly 50,000m2 of retail space. The Regional Spatial Development Framework (RSDF) in region D revealed Springs mall has excellent access it’s close to the N17 highway and situated that residential densities around the precinct are very low with most areas on the corner of Wit and Jan Smuts Roads in Casseldale. The mall offers having a gross density of below 20du/ha. Although higher densities are large scale employment in the area. considered ‘the ideal', residents of higher income areas, especially, fight against higher densities in their areas which they equate with the decline of There are also a number of smaller shopping centres in the surrounding their property values. suburbs of Springs such as the Selcourt Shopping Centre, Strubenvale Shopping Centre, New State Era Shopping Centre, Bakerton Square and also the newer shopping centres like Springsgate and Selcourt Towers. 2.8.2.5 Institutions, social services and facilities
In terms of social services, the precinct is served by: crèches, secondary 2.8.2.7 Industrial Market schools, clinics, community hall, library, police station and a taxi rank. The precinct also has a total of 12 churches. The area has a relatively local economy, with a moderate industrial base. Numerous industries in the area play a crucial role in CBD, especially those . There is one crèche within the precinct; with a core functioning reliant upon transport and logistics as well as . Although not within the precinct, there is one primary school industries involved in trade and manufacturing. immediately west of the precinct;
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Effective logistics and transport rail routes link the CBD and the outside Industry. Impala Platinum is currently investigating local value-adding to economies. For instance, the Springs Rail link (Spring Kaydale Route, platinum, which could play a role in the economy of the Springs CBD. Fuel Springs Rooikop Route and the Springs to Secunda Route) transporting cell development is however still largely in its infancy phase in South Africa. pulpwood into Geduld. The development of the OR Tambo SEZ is however also targeting tertiary metals processing, which will provide major competition relating to the Numerous motor industry related uses exist within the Precinct, with popular export market. businesses such as: Auto Zone, Super Quick, Goldwagen, Kia, BMW, etc.
Furthermore, these major development opportunities are proposed within 2.8.3 Socio-Economic Key Findings the Precinct: . There is a small residential population, with a low average . An Industrial Development Zone (IDZ); household size, and low density in the precinct and surrounding . The Springs Station Development; areas. This highlights the need to maximise on abandoned municipal buildings and use them for residential or business A Community hub; . purposes; A Manufacturing and production centre; . . The levels of education, employment, and income reveal that the . A Private commercial development initiative. area could serve as a residential area for employees in the CBD with potential to grow and attract more residents;
. The population has higher levels of education, employment, and 2.8.2.8 Mining Sector income compared to the greater CoE. The residents thus have
higher levels of affordability compared to residents from the rest of In terms of downstream value-adding benefits from the mining sector, the CoE; the nearby Grootvlei Proprietary mines and the Impala refineries need further consideration in terms of their potential for the economy of the . The residential property market consists of majority flats, followed Springs CBD. by houses, with the majority of households renting their dwelling units. The middle age group are mostly recent buyers in the area. It is thus suggested that greater focus be placed on attracting a The Grootvlei Gold Mine, linked to Aurora, has been closed down, although greater share of EAP into the area; illegal gold mining activities from Zama Zama’s, with limited gold extraction, could still be taking place. There is however uncertainty of any continuation . The precinct has good access to services. There is a crèche in the of gold mining along the gold mining belt in the area, due to declining gold precinct, access to a library and a police station, access to primary production and Acid Mine Drainage. Any further gold value adding potential and secondary schools within a 20-30-minute drive time, and is also not ideally suited to the area, as there are already other developed relatively good access to clinics and hospitals; and better located gold value adding economies, and the Springs CBD will . Sufficient retail offerings exist in the precinct. There are no major most likely not have a competitive advantage in this regard. office components in the precinct. There is evidence that the future development direction will include more industrial, warehousing, In terms of Platinum value-adding, the nearby Impala owned platinum and logistics; refinery in Springs, has recently developed a stationary fuel cell plant at its refinery for which it secured a grant from the Department of Trade and
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. The centre of the precinct provides good accessibility, but not visibility, and this should be kept in mind when considering use- recommendations in the development concept section of the report; . Rail services need to be improved to augment the road-based public transport services and to develop the inland freight ports of Tambo Springs; . Proposed new railway (train) routes to previously disadvantaged areas such as Tsakane, Kwa-Thema, Duduza, eThwathwa should be kept in mind in the development concept stages, with thoughts around how to link them to Springs.
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Diagram 21: Local Context – Community Facilities and Public Amenities
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Table 3: Social Facility Requirements in terms of the RSDF Source: RSDF (2015) Region D – social facility requirements
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2.9 INFRASTRUCTURE & ENGINEERING SERVICES OVERVIEW Table 4: Storm rainfall depths for different durations and recurrence intervals
2.9.1 Introduction Storm duration Recurrence interval (1 in ___ years) (hours) 10 20 50 An assessment was undertaken of the following infrastructure and services 1 41,7 mm 49,3 mm 60,5 mm components: Stormwater, Water, Sewer, Electricity, ITC and 2 53,2 mm 63,0 mm 77,2 mm Telecommunications. 24 98,5 mm 116,6 mm 143,0 mm
2.9.2 Stormwater
Refer to Diagram 22: Catchment Delineation and general drainage directions
Refer to Diagram 23: Stormwater run-off over private land directly north of Springs CBD
2.9.2.1 Area
The surface area of the Springs CBD Precinct is approximately 140 ha. The general drainage directions are indicated in orange on Diagram 22. The whole site drains in an easterly direction towards the Blesbokspruit. The Blesbokspruit drains into the Suikerbosrant River to the south, which joins the Vaal River in the vicinity of Vereeniging. The whole precinct falls within the Vaal River catchment area.
2.9.2.2 Rainfall
Rainfall data was obtained from the research report and software Design Rainfall and Flood Estimation as produced by the University of Kwa-zulu Natal and published by the Water Research Commission (2002). The Mean Annual Precipitation in the Springs CBD Precinct was found to be 713 mm per annum. Storm depths for different durations and recurrence intervals are presented in the table below.
Diagram 22: Catchment Delineation and general drainage directions
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2.9.2.3 Existing infrastructure relatively expensive to construct and to maintain, because they generally need to be relatively deep (up to 5m deep) and vegetation Refer to Diagram 25: Existing stormwater pipes in the Springs CBD Precinct needs to be cleared out annually to ensure efficient operation. Alternatively, the situation may remain as is, with critical and There are numerous existing concrete stormwater pipes in the Springs CBD strategic infrastructure and services placed outside the 1 in 100- area, ranging in size from 450mm diameter up to 1050mm diameter. year flood lines.
2.9.2.4 Known Problem Areas 2.9.3 Water
. Flooding of the basement at the Springs Civic Theatre. Refer to Diagram 26: Water reticulation network and reservoirs in the Springs CBD Precinct Illegal connection of waste water pipes to the stormwater system by . businesses close to the Springs Central Fire Station, east of The existing water reticulation pipes in the Springs CBD vary in diameter Boksburg Street and Welgedacht Road. between 75mm and 500mm and consist of asbestos cement pipes. . Some businesses within the CBD continually sweep their solid According to the CoE database most of the water pipelines were installed waste into the stormwater catchment pits causing blockages, between 1916 and 1935, but the original pipes have probably been replaced pollution and possible flooding. over the years, because it is unlikely that water pipes can last for over 100 . Complaints from the landowner directly north and a little to the east years. of Springs CBD regarding flooding on his (empty) property caused by stormwater run-off from the Springs CBD. (See Diagram 23). The existing water reservoirs servicing the Springs CBD and their water Reportedly the property is, however, undermined and can therefore storage capacities are shown in the table below. not be developed further. . Refer to Diagram 24: A relatively large portion of Springs CBD along Table 5: Names and capacities of water storage reservoirs servicing 4th Avenue falls within the 1 in 100-year flood line. This means that Springs CBD this area is relatively prone to flooding and statistically likely to be flooded or submerged once in any 100-year long period. This does RESERVOIR NAME STORAGE CAPACITY (Mℓ = 1 not mean that flooding will not occur during any two consecutive million litres) years but aims to indicate the probability of flooding over a long Dal Fouche Water Tower 1,8 Mℓ period of time. Furthermore, early indications are that storms seem Rietfontein Reservoir 9 Mℓ to be becoming more severe/ intense worldwide due to climate Pam Brink Water Tower 1,6 Mℓ change, but not enough data is available to make accurate Pam Brink Reservoir 11,4 Mℓ predictions regarding the frequency of flooding. It might be possible to construct large canals to the north-east of Springs with sufficient Reportedly there are no issues with water meters and water billing in this capacity to transfer large volumes of water quickly away from the area. No issues are being experienced with low pressure or lack of water city, thereby lowering the backwater profile within the CBD; supply in the Springs CBD precinct. The condition of the existing pipe however, this will need to be verified by calculation and assessment reticulation network is generally good with approximately 1 leak or burst of the topography. Such bulk stormwater canals may also be being experienced per week.
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An assessment has been undertaken to determine the availability of capacity for any future developments as per the different customer care 2.9.4 Sewer centres.
The existing waste water pipes in the Springs CBD vary in diameter between The Springs CBD Precinct is a well-established and mature area with 100mm and 600mm. Smaller diameters up to 250mm diameter consist of comprehensive engineering infrastructure and services. A 6.6kV reticulation baked clay (or “vitro clay”), while larger diameters consist of concrete. system is already in place. The capacity is expected to be sufficient for Reportedly the condition of the existing sewer pipe network is good and current demand and small commercial and residential developments. Large approximately one pipe blockage is experienced per fortnight. concentrated developments will need to be evaluated and an application for the additional demand processed by the Energy Department. All waste water from the Springs CBD gravitates to the Anchor Springs Waste Water Treatment Plant, which is owned and operated by the East It is therefore anticipated that no additional equipment is required in the form Rand Water Care Company (ERWAT). The Anchor works is situated in of substations, distribution lines and cables as well as mini substations. Springs and falls within the DD5 drainage district. Built in 1936 and upgraded on several occasions over a period of time, the works was designed to treat 32 mega-litres per day (Mℓ/day) of wastewater from the 2.9.5.3 Upgrades and/or Expansions Required Springs and Kwa-Thema areas. Conventional biological filtration is employed as the main treatment process. The Springs CBD Precinct equipment is maintained and serviced regularly as per municipal guidelines and as such there is not to be any issues with A central inlet works, incorporating the process of screening and grit maintenance of the system. The CoE Energy Department takes removal, serves the works. The biological filtration processes include responsibility for the network systems before the metering point. This primary clarification, biological filtration and humus clarification. The humus includes the electrical infrastructure such as switch rooms, substations, tank effluent is filtered through rapid sand filters before pumping a portion mini-substations, overhead lines, etc. to a local industry. The residual effluent is finally treated to chemically remove ortho-phosphate and chlorinated before discharging it into a The CoE, as well as developers, must ensure registration of new servitudes tributary of the Blesbokspruit. for new distribution lines, substations, mini-substations, ring main units and any related equipment. There is minimal new reticulation to be expected for CBD developments. Almost all development packets should be able to 2.9.5 Electrical connect to services running along or close by.
At this stage, there is no need to augment power as the capacity is sufficient. 2.9.5.1 Area
The Springs CBD Precinct draws its electrical power from the Springs Customer Care Centre (CCC). 2.9.6 Telecommunications and ICT
2.9.5.2 Existing Electrical System and Capacity Modern day communities thrive on telecommunications to the extent that the UN has declared access to information a basic human right. To date, most communities, get access to radio and television easily. However,
12 NOVEMBER 2018 (Draft) 56 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN access to data and voice service is still out of the reach of most ordinary The existing condition of the pipe line is good and further comment will be South Africans due to excessive prices and contracts system. It is however obtained from ERWAT regarding the raw water inflow compared to the expected that services will become more affordable and accessible due to capacity of the plant and the condition of the plant. the availability of more fibre networks, GSM masts and the release of the hardwire last mile for multiple service providers. 2.9.7.4 Electrical and Telecommunications Key issues
Telecommunications facilities can easily be expanded to meet demand The Springs CBD precinct has a mature existing network which is available growth using fibre, hardwire and GSM backbone already available with for most development opportunities. The equipment is well maintained and minimal expansion cost and time implications. ready for connection.
Telecommunications facilities can easily be expanded to meet demand 2.9.7 Infrastructure and Engineering Services Key Findings growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications. 2.9.7.1 Stormwater Key issues
. Businesses illegally connecting waste water pipes (sewers) to the stormwater system. . Businesses sweeping solid waste into the kerb inlets, which form part of the stormwater system, thereby blocking the system. . There are signs of flooding, which needs to be investigated further to have a better understanding of the impact.
2.9.7.2 Water Key issues
There is water capacity to accommodate future development.
All of the water reticulation pipes in the Springs CBD consist of asbestos- cement, which is no longer considered an acceptable material to be used in construction. This is a minor issue that does not need to be rectified immediately, because the asbestos-cement pipes do not pose any risks whatsoever to humans when ingested, but the pipes may cause a hazard to the respiratory system when they are unearthed to repair leaks. Consideration should be given to the long-term planning on this issue.
2.9.7.3 Sewer Key issues
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Diagram 23: Stormwater run-off over private land directly north of Springs CBD
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Diagram 24: 1 in 100 year flood lines
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Diagram 25: Existing stormwater pipes in the Springs CBD Precinct
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Diagram 26: Water reticulation network and reservoirs in the Springs CBD Precinct
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Diagram 27: Existing Sewer Pipe Network in Springs CBD
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3 POLICIES, PLANS AND PROJECTS CONTEXT also required to establish an integrated development offering employment opportunity and creating economic growth and the development proposals have also been reviewed in this section. 3.1 INTRODUCTION The CoE package of plans is reviewed in this section. The outcomes from Refer to Diagram 28: CoE Package of plans each level of planning are identified and the implications assessed for the AB Precinct and its zone of influence. 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, is a significant provincial study, undertaken in partnership with the CoE, which includes proposals for CoE’s jurisdiction and the Gauteng City Region on a whole, and gives guidance on the precinct; . CoE Built Environment Performance Plan (BEPP, 2017); . The MSDF; . The RSDF for Region D; . Associated policies, such as the CoE Urban Design Policy (2017, draft policy).
These give consistent policy support, at all levels, to the consolidation of Diagram 28: CoE Package of plans development of the precinct with a primary mixed-use near the Springs core and a tertiary node near the Springs Station and supporting mixed density residential development. Business, commercial and industrial activities are
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3.2 NATIONAL AND PROVINCIAL POLICIES AND PLANS 3.2.1.1 The Gauteng Spatial Development Framework 2030 (2016)
The CoE MSDF (2015) was informed by the applicable national and The Gauteng Spatial Development Framework 2030 (GSDF) (2016) provincial policies, which do not require review at this level of planning. supports the CoE MSDF and identifies Ekurhuleni as the hub for manufacturing, logistics and transport. These policies included: . The Local Government Municipal Systems Act (MSA), 32 of 2000; The GSDF gives policy support for Springs as one the CBDs that has existing investment and infrastructure that should be capitalised on and be The Spatial Planning and Land Use Management Act (SPLUMA) 16 . revitalised. of 2013;
. The National Development Plan (NDP); . The Gauteng Employment, Growth and Development Strategy; 3.3 METROPOLITAN POLICIES AND PLANS . The Ten Pillar Programme;
. The Gauteng Spatial Development Strategy; 3.3.1 Ekurhuleni’s 25 Year Aerotropolis Master Plan . The Gauteng 25-Year Integrated Transport Master Plan; . The Ekurhuleni Growth and Development Strategy 2055. Refer to Diagram 30: CoE 25 Year Aerotropolis Master Plan
Refer to Diagram 31: CoE 25 Year Aerotropolis Master Plan on a local level The focus in this section is therefore on metropolitan, regional and local - neighbourhood improvement plan policies, plans and programmes that directly affect the precinct, include:
The Ekurhuleni 25-Year Aerotropolis Master Plan Part 6: Land Use Plan Gauteng provincial spatial development proposals; . (June 2015) aims to enable the CoE and the Province of Gauteng to unlock . Gauteng Economy Revitalisation Strategy 2014–2019; the economic development potential of the region, while taking the city and . Neighbourhood Development Programme (National Treasury); its neighbours towards greater efficiency, sustainability, and equity. . The Ekurhuleni 25-Year Aerotropolis Master Plan, which is being undertaken in partnership with the CoE. 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 were derived. 3.2.1 Gauteng Provincial Spatial Development Proposals
The main policy that directly impacts Springs, is the Gauteng Spatial These principles are: Development Framework 2030, that was prepared in 2016 after the MSDF and RSDF. . Community: build strong neighbourhoods that allow people to realize their full potential; . Collaborate: streamlined and effective governance that meets or surpasses global standards;
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. Concentrate: dense Transit Oriented Development (TOD) that leverages on and complements existing communities; The Aerotropolis Land use plan gives guidelines on certain aspects within the community hub such as: . Connect: move goods, services and people efficiently and effectively; . Promoting improved linkages between other economic centres; . Compete: identify and amplify the value chains which South Africa . Improving gateways into the CBD through special features such as can dominate in the global economy. bridges or public art and signage; . Improving the streetscape of certain streets within the precinct The Aerotropolis Land Use and Nodal Strategy provides a rational . Identified sites in close proximity to stations for intensive distribution of uses and activities, protecting neighbourhoods, development. accommodating industrial needs, and promoting smart high-quality developments within hubs and districts. It comprises of the following components:
. Aerotropolis Hub: Proposed developments with an intensive mix of uses that will attract creative high-tech industries in collaborative and synergistic environments. These are designed with a high level of amenity intended to impress and attract outside business and tourist visitors; . Community Hub: Proposed mixed-use (office-over-retail) development as infill within existing communities. They are intended as TODs within proximity to the BRT and metro rail stations to maximize the market reach; . Institutional Facility: A proposed metropolitan Technical and Vocational Education and Training (TVET) university campus, established through public-private partnership, and focused on the Diagram 29: TOD community hub development design guidelines most relevant and state-of-the-art skills training that will increase Source: Aerotropolis Master Plan: Part 6 Land use plan, 2015, Page 63 access to jobs; . Administrative City: Proposed for Kempton Park as several municipal services are there, near the airport, and within walking distance of the new Business Facilitation Network offices; . Economic Development Districts: Specialist mixed-use development zones which embody the optimal sites for new growth and infill redevelopment for the purposes of an Aerotropolis economy. The Springs CBD Precinct is earmarked as an Economic Development District and a Community Hub, with proposed mixed use and transit orientated development.
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Diagram 30: CoE 25 Year Aerotropolis Master Plan on a regional level
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Diagram 31: CoE 25 Year Aerotropolis Master Plan on a local level - neighbourhood improvement plan Source: Aerotropolis Master Plan: Part 6 Land use plan, 2015, Figure 6-9, Page 70
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3.3.2 CoE Built Environment Performance Plan (BEPP, 2017) development targets are identified and referred to within the Integration Zone Planning Guidelines to achieve spatial and economic transformation, Refer to Table 6: BEPP Indicator Targets support public transport, including a socio-economic profile and tenure mix (owned/ public rental and private rental. Refer to Diagram 32: CoE BEPP 2017
The CoE Built Environment Performance Plan (BEPP) of 2017 is effectively Table 6: BEPP Indicator Targets the interdepartmental coordination and development implementation strategy.
It provides the strategic public management framework across sectors and spheres for the alignment of public resources into strategic urban locations across the planning, funding, delivery and operations cycle; and the design and application of fiscal and regulatory instruments aimed at catalysing private fixed investment and spatial transformation. (CoE BEPP, 2017)
The spatial planning method adopted and reiterated by the BEPP, for the period 2017/18 to 2020/21, is based on integrated, transit-oriented development as articulated in the Urban Network Strategy. The BEPP strengthens the overall application of the Built Environment Value Chain (BEVC) through:
. Clarifying development objectives, strategies and targets relative to agreed productivity, inclusion and sustainability outcomes;
. Consolidating spatial planning, project preparation and prioritisation Source: BEPP, 2017 via transit-oriented development plans and programmes in prioritised integration zones; Existing public transport infrastructure is the Prasa Rail and numerous Taxi . Establishing an actionable intergovernmental project pipeline of routes. The rail is primarily and east-west link from Benoni CBD to Springs catalytic projects via a portfolio management and project CBD, with no railway line extending southward towards KwaTsaDuza along preparation tools; the IZ delineation. A proposed IRPTN route with numerous feeders and a proposed station will connect to the marginalised area. Currently the taxi . Clarifying long-term financing policies and strategies for sustainable industry has numerous stops along the IZ delineation serving the Kwa- capital financing of the intergovernmental project pipeline. Thema/Tsakane/Duduza communities.
The Springs CBD forms part of the BEPP Integration Zone 5. Integration Most of Integration Zone 5 adheres to the criteria of walkability (based on a Zone 5 represents the area along the proposed IRPTN, and includes 500m walking distance from any public transport station). One section of the Benoni, Brakpan CBDs Kwa-Thema, Duduza and Tsakane. Specific
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IZ (Tsakane, south of Kwa-Thema) has limited walkability, as it is not served by the proposed IRPTN public transport facilities, although numerous taxi stops are noted.
The precinct forms part of the central area of the integration zone. An additional 116 348 people (46 049 residential units) can be accommodated within IZ5. The total additional developable land area within the zone accumulates to 1200ha.
The BEPP notes the following service infrastructure services issues: . The municipality currently experiences capacity shortages within most of the water infrastructure. Most of IZ5 has no capacity; . Waste Water Treatment Works is currently operating in overstressed capacities. Some of the central sections of IZ5 has some spare capacity, but most of the remaining sections have no spare capacity; . A limited section of IZ5 has spare capacity in electrical supply, but most of the electrical infrastructure in CoE is operating at its full capacity.
The BEPP outlines the following priority project interventions applicable to the precinct, as captured in the capital infrastructure budget: . IZ5 Economic Node – CBD Energy: Springs Revenue enhancement Energy: Springs Network enhancement
The BEPP IZ5 also identifies the precinct plans that are to be undertaken which includes the Springs CBD precinct, which is currently underway as part of this project.
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Diagram 32: CoE BEPP 2017
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3.3.3 CoE MSDF (2015) activity corridor;
Refer to Diagram 33: CoE Approved MSDF 2015 activity spine; activity street; The spatial development objectives of the CoE MSDF are: modal transfer points. . The development of the CoE Aerotropolis, which is the primary core . To create a single, uniform identity for the Ekurhuleni Metropolitan of the municipality; area; . Transit Orientated Development (TOD); . To develop a well-defined system of nodes; . Principles of sustainable neighbourhood development include: . To promote the development of a sustainable compact urban adequate space for streets and efficient street network; system; high density development; . To create a sustainable and functional open space network; mixed land use; . To optimise the job creation capacity of the formal economy; social mix; . To integrate the disadvantaged communities into the urban fabric; limited land use specialisation. . To actively promote sustainable public transport; . Densification, which is required to achieve a compact urban form. . To promote access to social and municipal services through CCCs; The spatial guidelines outline density parameters in the following . To identify the impacts of climate change on the CoE; areas: . To promote sustainable livelihoods development; TOD: rail and BRT stations; . To promote sustainable development; TOD along public transportation routes, including rail and . To optimise the comparative and competitive advantages of the BRT; CoE. along high order mobility routes; along the second order road network.
3.3.3.1 MSDF Urban Structuring Elements nodes (primary, secondary and tertiary); low density residential zones – minimum density; The MSDF directs the spatial development of the Ekurhuleni Metropole mixed land-use activities supporting densification; through the application of the following urban structuring elements and Municipal Open Space Network; and an Urban Development spatial development guidelines: . Boundary (UBD).
. Metropolitan Nodal Network – comprising a nodal hierarchy of primary and secondary nodes; 3.3.3.2 MSDF Spatial Development Strategy . Development Corridors, encompassing the following classification include: The MSDF’s spatial development strategy is an urban network plan formed transportation corridor; by the identified structuring elements. The core of this network is the ORTIA Aerotropolis. The key structuring element of the urban network is the
12 NOVEMBER 2018 (Draft) 71 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN proposed is mass public transport which links the nodal hierarchy. The mass Springs core function, as defined in the MSDF, is for ‘regional retail for public transport (rail and IRTPTN) forms a lattice that establishes corridors medium and low-income users, offices, service industries, motor and related earmarked for densification, and promotes the movement of people to and industries, high density residential’. It also identifies a niche market for from places of employment within the CoE. Springs based on ‘Motor trade and related uses, mining; engineering and mechanical workshop; tourism (Guest Houses).’ (CoE MSDF 2015, page The MSDF’s principles include: 72)
. Retrofitting existing primary nodes; The MSDF also earmarks the area around the Springs Station as one of the stations where growth and development is promoted. New nodal development; . . Functional densification; 3.3.3.3 MSDF Urban Design Principles . Provision of effective public transport; and . Inward urban growth. The MSDF also specifically establishes an Urban Design Policy, which is based on the following imperative: This is in alignment with the Urban Network Strategy and the CoE’s Capital Investment Framework (CIF). Furthermore, the MSDF ‘beads-on-a-string’ At the heart of this approach is the central aim of creating places of development is the preferred model for corridor development, in order to beauty and distinct identity by drawing together the many strands of strengthen and enhance the IRPTN within the CoE. The MSDF, CIF and ‘place-making’ – environmental responsibility; social equity; Urban Network Strategy are all established on the basis of key aspects economic viability. The urban design vision should address the which define a sustainable public transport system. social needs of people living and working in the area now and in the These include: future, and create opportunities to contribute to the establishment of sustainable communities. (CoE MSDF, 2015) . Nodes being connected by viable links along the route; . Mixed-use development with increased densities at suitable TOD nodes; Within this context, the MSDF Urban Design Policy establishes the following . Walkable distances to and from stations; guiding principles in the formulation of an urban design vision and mixed- use development strategy: Tertiary nodes that incorporate the social facilities required; and . . The accompanied NMT services to complement the public transport . Accessibility and legibility; system. . A mix of land use forms; The Springs Precinct is identified by the MSDF as a primary node. This . A vibrant and engaging public realm; gives policy support for the development of mixed use activities and high- . Security by design; density residential development. It also gives performance criteria to residential, requiring a minimum 85 du/ha within the CBD boundaries (as . Synergy with existing environment; may be determined by the municipality); . Heritage as a progressive force; . Tight street edges and short street frontages; . Robust and flexible architecture;
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. Integration with context; . Management of the investment; . Street edge guidelines: shopping street; urban street and mobility route; . Courtyard development.
3.3.3.4 MSDF Street Edge Guidelines
The MSDF sets out a series of guidelines for new development and how new buildings are to form an active interface along all street edges and around public spaces. There are four types of street categories for which the guidelines have been established: shopping streets, urban streets, mobility routes and courtyards. This will result in the:
. Facilitation of a more accessible, walkable and pedestrian-friendly environment; . Activation of streets and public spaces through active street interfaces; . Creation of economic opportunities in ground floor spaces opening onto streets; . Improved safety and security through “security by design” rather than through remedial measures; . 24-hour presence in buildings through the vertical mixing of uses; . Live-work-play lifestyles all within a walkable environment; and . Greater efficiency of commuter travel.
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Diagram 33: CoE Approved MSDF 2015 identifying Springs CBD as a primary node
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3.4 LOCAL POLICIES AND PLANS . Promoting densification along existing railway lines and stations;
Enhancing the existing CBDs and nodes with additional higher . density residential to promote 24-hour, live, work, play and pray 3.4.1 RSDF Region D experience;
Refer to Diagram 34: RSDF Region D – . Accommodating social services and infrastructure for the growing population within the area; The precinct is located in Region D of the RSDF (2015). Region D is broadly . Bolstering the existing industrial areas and expansion of these bound by the N12 to the north, the N17 to the south, Barry Marais Road to industrial sectors within these areas; the west and the Welgedacht Township to the east. The major east-west . Improving the economy of the Springs Airport. connections include the N12 and North Rand Road that connects the region to the City of Johannesburg and Middelburg; the regional north-south routes The development concept for Region D aims to meet the following include Barry Marais Road that connects to the N3 towards Kempton Park. principles:
Large areas around Springs and north of Brakpan are areas of moderate- high potential agricultural land not utilized. . Sustainability — managing the development of the precinct and its natural features in an integrated manner, and protecting and Large portions affected by surface mining exist and are not considered optimising its environmental qualities; suitable for future development. . Liveability — creating a liveable urban environment, emphasising the study area's unique and special sense of place; The area is well serviced with Taxi facilities. The Springs- Nigel railway line, . Accessibility — capitalising on the strategic location of the study least used in Region D network- off peak freight area and using its potential to diversify and strengthen the economic base of the broader area; Three of the nine CBD’s within the City of Ekurhuleni fall within Region D, Conservation — preserving and using the natural features of the these include Benoni, Brakpan and Springs. . study area;
The functions of Region D include: . Connectivity — integrating movement networks linking the study area to local and regional transport routes and sub-regional residential areas; . Improving north-south linkages and linkages to other urban centres to improve access and so create further economic . Integration — creating a development concept that will link with the opportunities and employment, i.e improving the connections existing urban fabric through functional movement and a supportive between Springs, Benoni and Brakpan; land-use mix.
Exploiting the existing N12 and N17 highways; . . Enhancing the agricultural sector with the promotion of food According to the RSDF, the established CBD areas are currently in a poor production; condition and require regeneration. These areas are experiencing pressure . Conservation and management of the existing natural for business and residential development and require facilities relating to environment; social, municipal and governmental infrastructure.
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As per the MSDF as well as the RSDF, The Springs CBD, along with Benoni and Brakpan, is identified as a primary node, allowing for:
. A range of land uses including primary education, medical, retail, offices, business, auto trading, light industry, hospitality, social facilities, logistics. . High density residential of a minimum of 85du/ha . Guidelines include: Quality public environments, widening pedestrian sidewalks to shopping streets Further residential development Improved connections to railway stations Improving the development and environment around the Springs Station
Based on the high level of accessibility created by the Springs Railway Station, and Springs this area is identified as a tertiary node allowing for: . Social facilities be in close proximity to movement systems, especially healthcare; . A minimum residential density of 60du/ha within 500m from the core of the node. Densities are subject to the municipality’s approval.
The development around the intersection of the R51 and N17, with the recent development of the Springs Regional Mall is identified as a secondary node.
RSDF Region D land uses within the precinct also include:
. Mixed use business (comprising predominantly business and middle to high density residential); . Open Space; . Municipal and social infrastructure guidelines. . Transportation around the Springs CBD . Urban Development to the south of the precinct
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Diagram 34: RSDF Region D – Springs CBD context
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3.5 THE CoE URBAN DESIGN POLICY compact form and is more urban in nature. Urban design should generate urban environments that are human scaled and that The CoE Urban Design Policy has been prepared in a manner that allows observe the fundamentals of quality urbanism. the generic principles of urban design to be applied across different scales . Urban regeneration catalyst: urban design informs urban renewal of planning and design. These may include, but are not limited to, settlement by providing a clear urban design strategy which creates a making, urban renewal initiatives, and the development of new expansion supportive public space structure that enhances the integration of zones, public place making, street design and local scale building projects. public transport and city building, understands the need of people These guidelines collectively serve as a tool for the design of better people- and place-making, and ensures the vitality of cities by allowing for centred places within the CoE and can be applied across existing urban diversity in the range and scale of economic activity. contexts and new settlements as part of the future city.
3.5.2 Urban Design Policy Principles 3.5.1 Key Elements of the Urban Design Policy The CoE Urban Design Policy consists of seven urban design principles. Refer to Diagram 35: Urban Design Policy – Key Elements and Principles Each principle, along with the relevant guidelines, is individually detailed and its primary intent is outlined. Each of the overarching principles for the The Urban Design Policy focuses on six key elements: guidelines also provides performance measurement and assessment tools, and associated implementation considerations. . The public realm: enhancing urban functions by creating a well- considered public realm that supports the contemporary needs of The Seven Urban Design Principles are as follows: urban dwellers. . Transportation planning: the role of considered, integrated transport . Making Connections — development should seek to integrate with planning in cities is fundamental in shaping them and must be its context by establishing connections to and from surrounding undertaken in conjunction with land-use planning. urban systems, maximising permeability through the site, and . Public transport: mass rapid public transit is a key component to ensuring continuity of movement through the neighbourhood: efficiently functioning urban systems. Public transport and urban . Positive Edges — development should promote positive edge activity are interrelated, including aspects such as trade, conditions between new and existing, between built and natural, concentration, vibrancy, and the animation of spaces. The urban and a clear transition between public, semi-public, semiprivate and design policy guides the integration of transport-planning needs private realms: with positively performing urban spaces, specifically for rail and . Activity Response — development should reinforce and enhance BRT station precincts. existing patterns of activity where appropriate, promote diversity . Re-addressing township environments: urban design directs the and a layering of uses, and provide opportunities for as wide a range creation of functional and meaningful places that enhance and of user groups as possible: support human-scaled activity, economic opportunity and social . Non-Motorised Transport (NMT) — development should reinforce enhancement, that are supported by a public space structure. the role of non-motorised transport systems, providing for safe . Urban logic and structure: urban design guides development pedestrian and cycling movement, and linking to public transport according to an urban logic and structure that promotes a more systems:
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. Placemaking and the Public Realm — development should seek to . TOD: the concentration of mixed-uses around public transit facilities enhance the overall public environment, reinforcing the character of such as a bus stations ensures that urban environments are more an area, and creating usable and memorable public space compact and accessible thus making settlements more sustainable. opportunities: The TOD development maximises and focuses mixed mixed-use . Sustainability and Resilience — development should consider developments around a transit station or within and along a transit sustainable development responses, enhance protection of and corridor, which provides the public with better access to public access to biophysical resources, and adopt a physical response transport and mixed services and facilities: that can adapt to changes over time: concentration of moderate to high densities as well as a . Urban Management — one of the most essential components of mix of land-use activities around the public transit facility; urban design is an efficient and effective urban management density gradient within a 400m radius from highest around system, to ensure that development is in line with the principles of the public transit facility to lowest on the outer perimeter; policy: Multiple transportation choices with supporting NMT.
Incremental growth: development in stages helps to ensure the The Urban Design Policy provides an assessment tool in the form of an . sustainable and efficient increment in growth and management of Evaluation Matrix to assist in the evaluation of development applications. settlements. Incremental growth directs urban development in a This considers all the components outlined above. considered manner, with supporting urban design principles and
planning guidelines that facilitate the development of a settlement
structure. The result is a hierarchy of places with coherent 3.5.3 Supplementary Urban Design Guidelines development that forms positive urban growth boundaries.
Refer to Diagram 36: Urban Design Policy – supplementary guidelines
Four supplementary guidelines are also provided:
. Water sensitive urban design systems: development normally reduces the natural permeability characteristics of land by replacing free-draining surfaces (soil) with impermeable surfaces that are typically drained by pipes and/or canals. This typically results in the loss of vegetation, biodiversity and amenity. Water Sensitive Urban Design System (WSUDS) guidelines aim to mimic the natural hydrological cycle through ‘softer’ interventions, thereby improving water quality, preserving biodiversity, and enhancing amenity. The cumulative result, if applied to networks of drainage systems, is a more sustainable and liveable city; . There are supplementary guidelines around planning airport precincts but these are not relevant to the KJ Precinct;
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Diagram 35: Urban Design Policy – Key Elements and Principles
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Diagram 36: Urban Design Policy – supplementary guidelines
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3.6 INSTITUTIONAL ARRANGEMENTS
Refer to Diagram 37: Political and Institutional .
The Springs CBD is located within Region D of the City of Ekurhuleni's jurisdictional boundaries.
The Precinct boundary straddles between Ward 75 and 76 and boarded by Ward 74.
Diagram 37: Political and Institutional Boundaries affecting the precinct
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3.7 DEVELOPMENT PROJECTS
3.7.1 Private
These major development opportunities are proposed within the Precinct:
. An Industrial Development Zone (IDZ); . The Springs Station Development; . A Community hub; . A Manufacturing and production centre; and . A Private commercial development initiative.
3.7.1.1 The Industrial Development Zone (IDZ) Development Opportunity Diagram 38: Community Hub Source: Land Use Plan, 2015 The Industrial Development Zone (IDZ) Developmental Opportunity will be served by the R51, R21 and R555 routes The CoE is already a hub for manufacturing and logistics linkages, and as such the development entails 3.7.1.3 Manufacturing and Production Centre a value adding logistics Special Enterprise Zone. The proposed development will greatly benefit from the proposed Gauteng IDZ which aims Refer to Diagram 39: Manufacturing and Production Centre to link with OR Tambo International Airport. The main aim of the proposed development zone is to maximise local socio-economic development. The proposed Manufacturing and Production Centre will mainly focus on distribution and storage, mineral resources processing facility, single tenant factory and assembly factory. The manufacturing and production centre is 3.7.1.2 The Springs Station Development proposed to cover an area of 72,100m².
The Springs Station Development is proposed to improve regional connectivity within Ekurhuleni and the rest of South Africa. The development is proposed on these stands: Springs 129 IR, and Erf 941 Geduld Township.
The proposed Community Hub is expected to be 121,600m² development that will cater for both retail and office space, albeit with a greater focus on offices. The proposed development is anticipated to receive R70 million funding during the 2019/20 financial year from the CoE.
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3.8 DEVELOPMENT POLICIES, PLANS AND PROJECTS KEY FINDINGS
The Springs CBD is located within Region D of the City of Ekurhuleni's jurisdictional boundaries and located within Ward 75 and 76.
There is policy support for the precinct to be reinforced, on a regional, metropolitan and local spatial planning level. The principles found in this policy review will become the underpinnings of the preparation of the precinct plan. These principles include:
. Improving connectivity and pedestrian linkages, . Improving the range of socio-economic profile and augmenting the existing economy; . Diversifying the land uses, including high density residential
development; Diagram 39: Manufacturing and Production Centre . Regenerating the precinct, Source: Land Use Plan, 2015 . Creating quality public environments and identity,
. Maximising the use of the existing infrastructure (public transport, 3.7.1.4 Private Commercial Development Initiatives streets, public spaces, engineering, social facilities), . Harnessing the existing characteristics of the precinct that The proposed private commercial development initiative, is located within the immediate surroundings of the precinct, and comprises a proposed There are a number of sizeable proposed developments and commercial commercial development on a combination of more than 50 individual development property in the area, it is suggested that the proposed future properties with suggested development opportunities including: a main role of the precinct be more focussed on industrial and office-related factory and warehouse with internal offices with approximately 18,000m2 functions. space, as well as a clinic, workshop and stores, a canteen, stores, carports, and storage.
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4 STAKEHOLDER VIEWS AND WARD PRIORITIES ON THE . Springs has the second most Art Deco Buildings in the world, and CONTEXT AND STATUS QUO ways of preserving these buildings as part their heritage becomes important. There has been substantial documentation undertaken on these buildings by MWC Architects and architectural students at 4.1 THE STAKEHOLDER ENGAGEMENT PROCESS the University of the Witwatersrand; . It was confirmed that undermining exists north and east of the The project team met with the Council Officials and identified interested and precinct; affected parties within Springs and Kwa-Thema Customer Care Centres on the 5 June 2018 at the Springs Council Chambers, 3rd Floor, D Block, . An ash dump is located within the precinct, but the officials that Springs Civic Centre. The invitation was extended to all the CoE planning attended the meeting didn’t have much knowledge on the activities; departments within these areas. This included Human Settlements, Parks, . The Springs Country Club Golf Course is Council owned, but Spatial and Transportation planning etc. privately run; . The parking areas located within the precinct are Council owned The attendees on the day included: and were bought to attract a broad range of users as there were limited parking areas located within the CBD; . Legislation / Real Estate; . The taxi rank is located near the Railway station and investment has . Water and Sanitation; occurred into creating shelters for the informal traders located near . Electricity; this taxi rank; . Environmental health; . The Springs CBD is vibrant, and most of the shops are let; . Emergency services; . Refuse is well disposed of and the CBD is very clean with hardly any signs of litter, which gives a very positive impression. . City planning for Kwa-Thema and Springs; . They are forming the northern precinct boundary is part of the area . Springs Chamber of business. of Geduld but functions as part of the CBD.
This meeting included a project introduction, information sharing session, . The gateway into the Springs from the East (Springs Road West) is and a guided site visit of the precinct and surrounds. The elaborated report nondescript and could be improved. can be found in a separate document, the ‘Record of Consultation’.
The key findings are found in the section that follows. 4.3 WARD PRIORITIES 2017/2018 . A number of ward priorities / IDP-needs have been identified by the Ward 4.2 STAKEHOLDER INPUTS Councillors to be incorporated as part of the IDP Budget. The 2017/2018 ward priorities applicable are Ward 75 and 76. Ward 75 covers most of the The input received was as follows: precinct, whereas Ward 76 includes a very small portion of this Ward.
. Growthpoint own the retail centres in the CBD this includes the The project identified in the Ward priorities that directly impact the precinct, Avenues and Palm Springs Mall; is the need to revamp Springs CBD with no detail or budget incorporated.
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This becomes very difficult assign budget and identified projects from this . The economy within the CBD is of a lower socio-economic profile. process could perhaps be put forward for the budget.
General projects identified in Ward 75 and 76 that are external to the precinct include:
. Upgrade of Slovo Park – tarred, roads, stormwater, electrification and high mast lighting . Housing for informal settlements (N17 & Hollywood) for informal settlements of Kwasa Village and Daggasfontein and electrification of these settlements . Clinics, community Hall, multipurpose sports facility. . Roads need to road tarring and upgrades.
National treasury highlights the importance of projects balancing the budget and projects, in simple terms, one-third directed to “social investment”; one- third directed to “transformative investment”; one-third directed to “achieving economic multipliers through investment into the urban economy”. The revamp of the Springs CBD could certainly assist in achieving all of the above which adds impetus to the project.
4.4 STAKEHOLDER INPUT AND WARD PRIORITIES KEY ISSUES
The key issues identified were:
. The recently built Springs Mall is already starting to impact the existing Springs CBD, as many of the shop owners are not renewing their leases; . The Civic facilities are located on the outskirts of the CBD; . The residential areas are becoming neglected due to the relationship with the CBD, and a strategy needs to be considered on how to address this; . Very little open space and landscaping that exists within the CBD; . Crime and grime exist within the CBD; . The area around the station lacks a quality public environment;
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5 CONTEXT AND STATUS QUO CONSOLIDATION Table 7: Key Outcomes: Constraints and Opportunities Summary
Refer to Table 7: Key Outcomes: Constraints and Opportunities Summary CATEGORY COMMENT Spatial and Key Findings Refer to Diagram 40: Physical . Springs is dislocated from the Gauteng City Development Region’s urban system; The key findings for each section of the report have been consolidated in Located with access to two major national this section, to draw out key constraints and opportunities revealed through . movement corridors, albeit indirect and the process, within the precinct and surrounds. These findings will be used to guide and inform the conceptual vision and development framework for constrained by indirect road interchanges; Springs. . CBD possesses good urban fundamentals of grid layout, walkability, and pedestrian scale; The findings have been consolidated under the following, now familiar . Vast majority CBD land privately-owned; headings: . Dwelling units are majority rental stock,
indicating a limited commitment to residential . Spatial Assessment; longevity in the area; . Roads and Movement Systems; . Poorly defined gateways into the precinct and . Open Space and Natural Environment; lack of quality public environment; . Socio-Economic Assessment; . Adhoc signage with little consideration of the . Engineering and Services Overview; overall quality of the public environment; . Policy, plans and projects overview, and . Crime and grime exist, with poorly maintained buildings within the CBD; . Stakeholder Input. . The area around the station lacks a quality For convenience, the results have been consolidated in table format below. public environment. . A significant number of built environment heritage assets (Art Deco buildings) . Adjacent townships are striving to create their own economic bases but has put further strain on the Springs CBD; . Growthpoint Properties owns the malls, which are located on several sites, at the centre of the precinct, between 4th Street and 7th Street;
Constraints
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CATEGORY COMMENT CATEGORY COMMENT . Private ownership of buildings makes it difficult for the Council to elicit spatial transformation; Roads, Key Findings . Rental stock in the area makes gathering Movement & . Regionally, the precinct has good access via support and commitment to residential longevity Public the highway and regional road network; Transport in the area difficult, and thus investment in the . Springs is a major railway hub; overall area by residents; . There are generous sidewalks for pedestrians . Poorly maintained buildings within the CBD that within the CBD; are privately owned are outside the control of . Some of the long-distance taxi associations the Metro; operate from the Springs taxi hub near the . Crime and grime exist, with poorly maintained station. buildings within the CBD; . Future BRT trunk route within the study area . The area around the station lacks a quality are proposed. public environment. . There are some pedestrian and vehicle conflict . The development of the regional Springs Mall issues noted within the precinct. on the N17 has dispersed energy from the CBD, seeing shop owners beginning to move out of Constraints the CBD; . There are limited funds available to implement
all the BRT routes planned; Opportunities . Public transport is concentrated around the Better definition of gateways into the precinct; . station, with a lack of an integrated system . Further tying this corridor together with more running through the CBD; north-south connections and bolstering the . Rail services need to be improved to augment existing economy within the precinct would the road-based public transport services and to further consolidate this corridor; develop the new inland freight ports of Tambo . With the CBD being based on quality urban Springs and Sentrarand; fundamentals, potential exists to build on and . enhance these fundamentals;
. The wealth of heritage features offers huge Opportunities collective potential for catalysing transformation . Springs is a major railway hub, there is potential in the area to harness this energy for the good of the CBD; The area around the station has potential for . . There are non-motorised transport facilities upgrade and improvement as a dedicated focus (pedestrian walkways) within the CBD which area, given its significance to the healthy could be upgraded; functioning of the precinct
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CATEGORY COMMENT CATEGORY COMMENT . The CBD houses a number of key . Certain parts of the land parcels adjacent to the transportation nodes (i.e. railway station, bus far northern part of the Precinct have been terminuses and large taxi ranks) that are designated as CBAs; important to national movements of goods and . Certain parts of the vacant undeveloped parts people; of the site surrounding the CBAs have been . Future road connections reveal Springs as an designated as ESAs; emerging hub; . The GEMF reveals parts of the precinct as . Opportunity to better connect to the N12; falling within Zone 2: High control zone (within . TOD development around station with a focus the urban development zone. Such areas on pedestrian access and movement; should be conserved and where linear development (roads etc.) cannot avoid these New railway routes to previously disadvantaged . areas, a proper assessment and areas could connect from the existing railway implementation of alternatives must be line linking Tsakane, Kwa-Thema, Duduza, undertaken; eThwathwa. . According to Gauteng and the EMM databases, two parcels of land located immediately Open Space Key Findings adjacent to the precinct boundary are protected, system and . There are minimal undeveloped land parcels forming part of the D Meyer Bird Sanctuary. Natural with natural vegetation within the precinct and Environment immediate surrounds; Constraints . The presence of dolomite and undermining will . There is a lack of open spaces; require appropriate authorisations before There is a general underutilisation of open certain development activities can occur; . space around the CBD; . There is a lack of open spaces. The biggest Undermining is a problem surrounding the open space feature is the Springs Golf Course, . CBD, constraining development to the CBD; falling outside the precinct; Site specific soils investigations are required for . Site specific soil investigations are required for . any new development on the outskirts of the any new development; CBD. . The investigation of potentially undermined land The Ash Dump poses an environmental will include feasibility phase geophysical . problem surveys and core drilling, which may pose a risk
for surface instability on the outskirts of the Opportunities CBD; All wetland features on, and in the vicinity of the . All wetland features on, and in the vicinity of the . site are highly modified, therefore do not hinder site are highly modified; development;
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CATEGORY COMMENT CATEGORY COMMENT . Certain land parcels on the outskirts of the CBD for employees in the CBD with potential to grow have been designated as CBAs, which could and attract more residents. become a resource to the CBD’s users; . The population has higher levels of education, . The Meyer Bird Sanctuary and the upper parts employment, and income compared to the of the wetland that drains the area to the north greater CoE. The residents thus have higher of the site should be conserved as part of a levels of affordability compared to residents larger open space network. Where linear from the rest of the CoE. development (roads etc.) cannot avoid these . The residential property market consists of areas, a proper assessment and majority flats, followed by houses, with the implementation of alternatives must be majority of households renting their dwelling undertaken. There could be an opportunity for units. The middle age group are mostly recent this to become a resource to the area; buyers in the area. It is thus suggested that . Underutilised parking spaces exist within the greater focus be placed on attracting a greater CBD, that are council-owned and have the share of EAP into the area. potential for redevelopment as public space; . The precinct has good access to services. . Combining the open space system with the There is a crèche in the precinct, access to a heritage potential of Springs allows for a library and a police station, access to primary potential strategy that celebrates the character and secondary schools within a 20-30 minute of the precinct; drive time, and relatively good access to clinics and hospitals . Pioneer Park and the Springs Country Club Golf Course could be better integrated into the . Sufficient retail offerings exist in the precinct. precinct and used as a platform to catalyse There are no major office components in the public life; precinct. There is evidence that the future development direction will include more A small park opposite the library between 4th . industrial, warehousing, and logistics. and 5th Streets is currently fenced off. Allowing public access would benefit the pedestrians in . The centre of the precinct provides good the vicinity and enhance public street life; accessibility, but not visibility, and this should be kept in mind when considering use- Opportunity to review the ash dump for better . recommendations in the development concept purposes. section of the report; Socio- Key Findings Industrial uses are to be centred in the precinct. Economic . . There is a small residential population, with a The area provides good accessibility, but not low average household size, and low density in visibility, and should thus focus on smaller- the precinct and surrounding areas. The levels scale industrial uses; of education, employment, and income reveal that the area could serve as a residential area
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CATEGORY COMMENT CATEGORY COMMENT . Rail services need to be improved to augment . The precinct has good access to services. the road-based public transport services and to There is a crèche in the precinct, access to a develop the inland freight ports of Tambo library and a police station, access to primary Springs; and secondary schools within a 20-30 minute . Proposed new railway (train) routes to drive time, and relatively good access to clinics previously disadvantaged areas such as and hospitals, which can be further maximised; Tsakane, Kwa-Thema, Duduza, eThwathwa . Sufficient retail offerings exist in the precinct. should be kept in mind in the development There are no major office components in the concept stages, with thoughts around how to precinct. There is evidence that the future link them to Springs. development direction could include more industrial, warehousing, and logistics, but with a Constraints focus on smaller-scale industrial uses because . 81% of households rent their dwelling units, of the building form and lack of visibility from revealing a footloose approach, with residents main roads. having a lower level of commitment to location; Infrastructure Key Findings . Springs Mall development has redirected Services . Businesses are illegally connecting to waste energy form the CBD core requiring new niche water pipes (sewers) and to the stormwater markets within the CBD; system. . has not be harnessed or celebrated. . Businesses are sweeping solid waste into the . The economy within the CBD is of a lower kerb inlets, which form part of the stormwater socio-economic profile. system, thereby blocking the system. . There are signs of flooding, which needs to be Opportunities investigated further to have a better . The small residential population highlights the understanding of the impact. need to maximise on abandoned municipal . There is water capacity to accommodate future buildings and use them for residential or development. business purposes. . Asbestos pipes may need replacement in the . The built heritage potential of the precinct can medium to long term be harnessed to grow a local economy; . The existing condition of the pipe line is good . Retail opportunities at the core of the precinct, and further comment will be obtained from and linear development along The Avenues and ERWAT regarding the raw water inflow around the station; compared to the capacity of the plant and the . There is an opportunity to repurpose existing condition of the plant. buildings for higher-density residential and potential to grow and attract more residents; Constraints
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CATEGORY COMMENT CATEGORY COMMENT . Illegal connections place uncalculated strain on as many of the shop owners are not renewing existing infrastructure networks; their leases in the CBD; . Signs of flooding could indicate potential . The Civic facilities are located on the outskirts infrastructure issues;; of the CBD; . Asbestos-cement pipes may require specialist . The residential areas are becoming neglected input should maintenance or replacement occur due to the relationship with the CBD, and a in the medium to long-term. strategy needs to be considered on how to improve these areas; Opportunities . Very little open space and landscaping exists . Overall there seems to be services capacity within the CBD; within the CBD and scope for further . Crime and grime exist within the CBD; development from a service infrastructure . The area around the station lacks a quality perspective; public environment and has received . Water capacity is available for future investment by the Council in terms of improved development; taxi rank and trading stalls; . The Springs CBD precinct has overall well- . The economy within the CBD is generally of a maintained equipment ready for future lower socio-economic profile. connection. Constraints Policy Key Findings . The Springs Mall has resulted in the loss of Aspects . There is policy support for the precinct to be major retail anchor tenants; reinforced, on a regional, metropolitan and local . spatial planning level. . There are a number of sizeable proposed Opportunities developments and commercial development . Re-envisioning the role of the residential areas property in the area, it is suggested that the within the CBD, currently in transition proposed future role of the precinct be more . Opportunity to repurposes latent open spaces focussed on industrial and office-related and parking lots as quality open spaces and functions. landscaping features for the precinct;
. Potential to connect the various civic buildings Stakeholder Key Findings through quality public environment pedestrians Aspects . The recently built Springs Mall is already walkway connections. starting to impact on the existing Springs CBD,
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Diagram 40: Key findings
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5.1 STATUS QUO CONCLUSION
The key findings consolidated from the status quo analysis highlight a number of issues and opportunities in the development of the Springs CBD Precinct.
These lessons will be used to guide the next section in the precinct planning process, the Conceptual Framework development stage.
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(informed by the specialist transport and engineering 6 PRECINCT DEVELOPMENT FRAMEWORK studies); the public transport network
parking proposals; 6.1 INTRODUCTION
A number of key findings were consolidated in the Status Quo section of this . A land use and activity pattern plan, consisting of the movement report. These findings highlight the key issues and opportunities in the network, the open space network, and land use activities, outlining: protection and enhancement of the Springs CBD precinct, and these the guiding development objectives and principles, lessons have been used to guide the Development Concept and refinement including enhancing the urban core and supporting land of the Development Framework. uses; developable and non-developable portions of the precinct; The Precinct Development Framework is a detailed refinement of the Development Concept, underpinned by a series of urban structuring and the location and mix of key land uses and activities; guiding development principles. The Development Framework provides the service infrastructure proposals including water, sewer, spatial structure and physical configuration that guides public and private stormwater, electricity, solid waste, telecommunications development decision-making in the precinct. (informed by the relevant specialist study); . a supporting land use budget defining the: Feedback on this process was gained through the charette process, and developable floor area in m2 per land use; further stakeholder engagement, involving consultation with interested and affected stakeholders, including representatives from the community, and indicative site boundaries and zonings; CoE officials, to ensure their input on the development concept, is number and size of potential residential units; incorporated into the precinct plan. height restrictions coverage and floor area ratios (FAR);
parking ratios; The precinct plan is further informed by the principles enclosed in the
Ekurhuleni Urban Design Policy Framework. . A social facilities and public amenities plan, location of social facilities and public amenities (informed 6.2 PURPOSE by the relevant specialist study);
The concept concisely provides a high-level idea for a vision for the precinct. . A built form and public environment plan The Development Framework is a refinement of the conceptual work to a greater level of precision that includes: detailed layouts and anticipated built form; broad open space and landscape proposals, which . A Transportation and Public Transport Plan; includes the establishment of a public realm structured on centrally located main pedestrian boulevard through the the movement network; entire length of the precinct pedestrian and vehicular movement systems including positioning, massing and orientation of proposed buildings; integration with existing transport routes and services
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protection of sites of heritage, cultural, archaeological and historical significance; The proposals contained within the development framework are underpinned by a series of urban development and urban design guidelines, . As may be required, supporting specialist studies relating to as directed by CoE policies, including the MSDF, RSDF and the CoE draft transport, environmental and socio-economic inputs, including Urban Design Policy Framework, as well as being informed by existing service infrastructure proposals including water, sewer, stormwater, urban development and urban design best practice. The guidelines are electricity, solid waste, telecommunications (informed by the applicable at the precinct development and urban structure level, followed relevant specialist study); by the more detailed place-making level. These guidelines are used as underlying principles upon which to build the Precinct plan applicable to the The outcome of the Development Framework is the identification and Springs CBD. establishment of priority focus areas.
6.4.1 Precinct Development and Urban Structure Guidelines 6.3 PROCESS The precinct Development Framework is informed by a series of The process undertaken in preparing the precinct concept and subsequently development guidelines. These comprise a combination from the CoE the accompanying Development Framework included the following steps: MSDF Urban Design Guiding Principles and the CoE draft Urban Design Policy Framework, which are supplemented by the urban design expertise from the professional team. The guidelines include: Comment and input from the client on the Status Quo analysis. This . included a presentation of the Status Quo Analysis, and the early workings of the Development Concept. . Making connections — the precinct must integrate with its context by establishing connections to and from surrounding urban Assessment and inputs from the client team on the development . systems, maximising permeability through the precinct, and concept and early framework proposals; ensuring continuity of movement through the neighbourhoods (CoE . The outcomes from the first charette with key stakeholders on the draft Urban Design Policy); high-level development framework concept. This was held in two . Hierarchy of routes — undertake the creation of a movement separate sessions, for the private and public sector independently, hierarchy, which establishes various levels of street function and during October 2018; activity mix to allow for a balanced movement network. This . Specific meetings held with external stakeholders, including: includes activity streets and high streets; The Springs Chamber of Commerce (through the charette); . A continuous street network — establish an appropriate street Growthpoint Properties; network that is continuous, correctly links and extends with the Markon Group, that owns landholdings and business in the existing network, and has block sizes not larger than 100m x 100m. precinct. This should include, where applicable, a suitable hierarchy of urban For further detail on the above, refer to the separate stakeholder street types and a dense pattern of intersections; consultation and engagement report. . Balanced movement network and accessibility — establish a movement system that caters for all users, pedestrians and cyclists, public transport (rail, bus, taxi and BRT) and vehicular movement, 6.4 URBAN DEVELOPMENT AND URBAN DESIGN GUIDELINES with an emphasis on non-motorised transport. This enables
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convenient access to a diverse range of amenities. Connections the key to the alleviation of poverty through the provision of should be made across and between precincts while the historical opportunities for exchange of trade, information and social grid of the urban environment should be reinforced and emphasised interaction. It is the public realm through which an environment can (MSDF, 2014); be built and shaped around the needs of human interaction, . Mixed use activity response — development should reinforce and bringing people together to share our common humanity, offering a enhance existing patterns of activity where appropriate. variety of opportunities and choices” (MSDF, 2014); Development should promote diversity and a layering of uses and . A broad mix of social uses and amenities — incorporate a mix provide opportunities for as wide a range of user groups as possible of well-located, multi-functional social and public facilities to (CoE draft Urban Design Policy). This approach encompasses a establish an integrated urban development and liveable mix of land use activities and building forms, with active edges at neighbourhoods. These meet the needs of the population, support ground floor level. This will offer an array of choices to suit different higher densities and allow for smaller living spaces. The type of needs and lifestyles within a visually engaging environment, amenities include educational and health services, police and creating architectural character. The location of housing around emergency services, social and community development (libraries), commercial, transport, entertainment and community amenities will as well as a range of recreational facilities (parks and sports fields); ensure that residents have easy access to the services and . Increased densities — establish a more compact urban opportunities they need to sustain their livelihoods. Mixing uses also development with higher residential densities. This creates an helps to ensure that there is a 24-hour presence in the area (MSDF, appropriate development intensity that maximises the utilisation of 2014); the precinct land area and realises more efficient urban . Integration with context — land use should be planned in such a development. way that multiple projects complement one another, and precincts are well integrated with one another and with the surrounding city context (MSDF, 2014); 6.4.2 Placemaking Guidelines . Sustainability and resilience — sustainable development responses are a prerequisite; they enhance the protection of and The above guidelines should be supported by implementing the following access to biophysical resources; and enable a physical response place-making principles as overviewed here: that can adapt to changes over time (CoE draft Urban Design Policy). This includes finding synergy with the natural environment, . Positive edges — promote positive edge conditions between new forming an open space system where new development should and existing, between built and natural, and a clear transition seek to enhance the existing environment rather than to erase and between public, semi-public, semi-private and private. This includes replace it. Existing natural features such as mature trees should be building to street definition, human comfort, passive surveillance, incorporated into the design of the new environment to aid legibility parking placement and active edges. Tight street edges and short and diversity of experience. Existing structures and places of street fronts are promoted. Tight street edges define an edge to the heritage significance should be retained and adaptively reused public realm and maximise the amount of usable external space wherever possible (MSDF, 2014); created at the rear of buildings. Short street frontages concentrate . Place-making and the public realm — creating a high quality and human presence along street edges, facilitating a safer public vibrant public realm by designing streets, squares and parks as the realm; focus of community life. The public realm should be prioritised as a . Legibility — urban design and architecture should facilitate ease of focus and catalyst for development. “It is the public realm that holds movement by foot, public transport or private car, and convenient
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access to a diverse range of amenities. Pedestrian movement should be prioritised over vehicular movement. Landmarks and the The precinct development and urban structure guidelines are applicable to creation of “visual thoroughfares” will aid orientation and make it the Detailed Development Framework, whilst the place-making guidelines easy for residents and visitors to find their way around the area. are applied at the next stage of work, which focuses on the detailed urban Connections should be made across and between precincts. The design of the identified sub-precincts. historical grid of the city should be reinforced and emphasised; . Vary building typologies and tenure options — to enable the establishment of an inclusionary social development, a diverse 6.5 SUSTAINABLE CONSIDERATIONS range of building typologies and varying tenure options should be included. This will enable affordability and choice for different social One of the Urban Structure Guidelines above refers to Sustainability and groups to reside in the precinct; resilience, an overarching prerequisite in all development proposals put forward in this precinct plan. Urban management / management of the investment — for . projects to be developable and well cared for they must be As stated in the CoE draft Urban Design Policy, sustainable and resilient economically viable, well managed and maintained. This means considerations enhance the protection of and access to biophysical understanding the market considerations of developers and resources; and enable a physical response that can adapt to changes over investors, ensuring long-term commitment from the community and time. the local authority, defining appropriate delivery mechanisms and
seeing this as part of the design process; Any new development or changes to existing developments in the Springs . Security by design — safety and security should be achieved by CBD Precinct should be undertaken with prior deliberation of the following design rather than by remedial measure. A 24-hour presence and sustainable considerations: the creation of “live street edges”, achieved through careful planning of land use, will create an environment in which residents and . Any new development should seek first to enhance the existing occupants can watch over one another. This also includes passive environment rather than to erase and replace it; surveillance, building orientation and increased densities; . Existing natural features such as mature trees should be Heritage as a progressive force — heritage, typically considered . incorporated into the design of the new environment to aid legibility a constraint on development, should be considered a progressive and diversity of experience; force for change, whereby the significance of the past and present can provide cues for the shaping of the future. Development should . Existing structures and places of heritage significance should be seek to enhance and develop cultural and historical significance retained and adaptively reused wherever possible (MSDF, 2014); rather than to impact negatively upon it. Sites of historical . The existing open space system should be preserved and importance should be incorporated sensitively into the urban design enhanced as far as possible; framework; . Pedestrianisation should be prioritised by default; . Robust and flexible architecture — building typologies that will . Public transport promoted as key mode of mobility and commuters accommodate future changes in use, lifestyle or economic should be designed for; circumstances are imperative. The architecture must be designed Incorporate mixed use development as far as possible in all new- to adapt and respond to the changing needs of the people that live . builds and adaptively reused buildings, where sharing of and work within its frame.
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infrastructure can occur and facilities are easily accessed through walking; . Promote residential densification through infill development at an 6.6.1 General Municipal Urban Management appropriate density, further supporting walking and use of shared facilities within the precinct; The CoE Urban Design Policy outlines the following general urban management strategies to be applied in the precinct: Incorporate sustainable economic principles; . . Implement sustainable infrastructure principles in all additional . Place Marketing and Developing a Branding Strategy - Creating infrastructure requirements; an Identity for the Precinct of Implementation to assist with renewal . Implement sustainable building principles as far as possible in all of the area; new-builds and adaptive reuse projects. Consideration should be . Engagement and Institutional Arrangements to effectively given to such aspects as building orientation, rainwater harvesting provide a programme or strategy for ongoing maintenance which and grey water catchment systems, natural cooling systems and may include incentives to private landowners, businesses etc.; renewable energy installations. . Improve the Way-leave system to control and coordinate applications and maintenance schedules and contracts; 6.6 URBAN MANAGEMENT CONSIDERATIONS . Develop Special Rating Areas to enable landowners to contribute in the maintenance and management of the public realm; Rapid rates of urbanisation are an irreversible global trend. A successful . Safety and security- Develop a plan for improved safety and urban environment should provide its inhabitants with basic infrastructure, comfort for the users; shelter, livelihood, recreation through passive and active means, and a Public Realm maintenance - coordinate and develop service level combination of other factors in a safe and clean environment. The urban . agreements if project is a private-public partnership or alternatively environment needs to be managed holistically in order to function optimally allocate budget within the council operational budget to channel in the provision of all these needs to its inhabitants. appropriate funding to identified precincts for ongoing maintenance;
One of the Urban Structure Guidelines above refers to urban management, . Enforcement of by-laws and Policing - Ensure that the by-laws an overarching prerequisite in order for the precinct plan to function and contraventions are enforced, and suitable policing of precincts successfully. Once the physical aspects of the precinct plan are in place, as are coordinated. The respective departments must be involved in is largely the case in Springs, it is important that the precinct is holistically the early stages of the development to understand and roll out a well-managed to allow for its community to thrive. strategy for ongoing supervision and control; . Management of Public Realm (Public Transport + Traders etc.)- The overall urban management and provision of services for the precinct is It is key to forward plan and cater for the informal sector and the a critical facet to successful development and implementation. The overall appropriate management and control of the informal activities. urban management is primarily the responsibility of the CoE in terms of its municipal mandate and functions. However, the private sector and interested and affected parties, is also involved in this field through the 6.6.2 Management District establishment of Management Districts (formerly Business / City Improvement Districts (BID / CID), which augment strained municipal Increasingly, local authorities are finding themselves under pressure to services in a particular geographic area. provide basic services for their areas of jurisdiction but with limited
12 NOVEMBER 2018 (Draft) 99 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN resources. This trend has resulted in the private sector left to fund and Urban Management and Social Development. The CCID provide additional “top-up” service provision and maintenance with regard also has a Communications department.” to safety and security, urban management and social development. “A non-profit organisation, the CCID operates with its own board of directors and liaises across both the public and The establishment of Management Districts has been one way for the private sectors, working together with each to develop, private sector to raise funds and secure resources to manage, secure and promote and manage the Cape Town Central City.” maintain areas such as in Johannesburg CBD, Rosebank, Randburg and Sandton. These have had positive results. Their main focus has been to It is proposed that a Management District be established on a voluntary address ‘crime and grime’ and have resulted in cleaner and safer basis by the current business community with the precinct to facilitate environments that are well-managed and physically attractive. improved public environment maintenance, safety and security and improve the branding of the business cluster within the precinct. The result of Management District establishment has increased the numbers of businesses and visitors, increased turnover, reduced vacancies, increased rentals, which in turn has increased the rates base for the 6.6.3 Other Urban Management Partnerships municipality. It has improved the economic performance of the area. Additional groupings could be set up as the project progresses to involve Recent changes in legislation enable the continuation of existing, or the stakeholders and assist in development, management, maintenance and establishment of new, Management Districts as follows: security efforts. These could include:
. The establishment of a voluntary association, in the form of a non- . a community policing forum, profit organisation with specific service level agreements with the resident’s associations, municipality, which is the way the City of Johannesburg . management districts have continued. . property owner’s forums, . The establishment of a “Special Rating Area” that can be in terms . business associations, of Section 22 of the Local Government Municipal Property Rates . business against crime etc. Act of 2004. The Cape Town Central City Improvement District has taken this route. Quoted from http://www.capetownccid.org/about- It is important that these groupings do not work against each other or ccid/about-us: independently but rather their actions and efforts are coordinated through “The term “city improvement district” (CID) refers to a the stakeholder engagement programme. specific geographical area, approved by the City Council in terms of the municipal Property Rates Act, Section 22 Buy-in and collaboration between government and non-government entities, (Special Rates Area [SRA]), and the SRA bylaw, in which NGOs, the private sector and community forums or groups is required in complementary top-up services are provided in addition to order for holistic management of the urban environment to be successful. those rendered by the CID’s primary partners. In the case of the CCID, these are the City of Cape Town and the South African Police Services. The areas in which the CCID offers such top-up services are: Safety & Security,
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6.7 PRECINCT DEVELOPMENT VISION
The Precinct Development Vision is underpinned by the above listed Urban Design Guidelines and Placemaking Principles.
Given that the Springs CBD is an established urban centre, the development concept aims to protect and enhance what is already there, rather than to propose elaborate changes to an existing functioning urban structure. Diagram 41: Development Vision illustrated
The overarching precinct development vision is thus defined as follows:
Protect, Enhance and Manage the Springs CBD to realise its latent potential as a quality, spatially coherent, safe and clean precinct, with:
. A legible hierarchy of movement routes to easily navigate through the precinct, with clearly defined gateways and maintaining and enhancing linkages into surrounding areas; . Support for a wide variety of economic activity, allowing for both the formal and the informal sector, and enhancing existing areas of activity, and thus housing a broad economic profile; . increased density of liveable residential accommodation in defined parts of the precinct, with corresponding amenities to allow for a pleasant living environment; . Allowances for flexibility in areas of transition, allowing for a comfortable mix of residential and appropriate mixed use activity to emerge; . A quality urban environment that celebrates its unique architectural heritage; . a coherent, safe and walkable public environment and civic space network; . an accessible and integrated public transport hub and feeder system; supporting social facilities, community facilities, and recreation . amenities, and Diagram 42: Springs CBD Development Vision . an environmentally sustainable environment and open space network.
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6.8 DEVELOPMENT CONCEPT 6.8.2 Focus on Main Economic Activity Areas
Refer to Error! Reference source not found. Two major activity areas have been identified as precincts that would benefit from more detailed attention and should be the focus of any new capital The precinct Development Concept expands upon the specifics of this investment, in order to protect the existing business and retail, and enhance vision, providing a high-level outline of the urban design intentions for the its existing energy. These are: Springs CBD precinct. The concept will be expanded upon in greater detail in the Development Framework. . The Springs Railway Station and taxi rank, and
The collection of malls at the heart of the precinct, namely Second The Development Concept identifies certain areas that would be beneficial . Street Mall, Palm Springs, and The Avenues. to focus on in support of the aim to protect and enhance the CBD. These areas will be considered in more detail in the Development Framework The potential to develop the Springs Station and adjacent taxi rank into an section of the report. integrated Transit Orientated Development node will be further explored in
the Development Framework section of this report. This would involve public
environment upgrades in the areas of increased activity, design solutions to 6.8.1 Prioritise Main Movement Routes and Corresponding accommodate both the formal and the informal economic activities at play Gateways and to highlight the importance of good urban management in such areas.
The Development Concept identifies select movement routes that intersect The same applies to the retail node created by the pair of malls and the CBD in a north-south and east-west direction namely 2nd and 3rd Street, businesses established along the main arterials. Public environment 1st, 4th and 5th Avenue. These routes should be highlighted as the main upgrades should be considered, formal and informal retail together with arterials through the CBD, and as such, should be prioritised when support facilities should be designed for, and a proper urban management considering public environment upgrades, lighting installation, enhancing strategy developed for that particular area. businesses, and street landscaping.
The main arterials correspond with identified gateways into the precinct. 6.8.3 Areas in Transition These are the main vehicular entryways into Springs, and require attention to ensure a sense of arrival into the area. This can be achieved in a variety A number of areas throughout the precinct have been identified as being in of ways, which would require more detailed investigation when necessary. a period of transition, from a solely residential function to a mixed-use These gateways could be celebrated through signage, a landmark building profile. The development concept suggests detail investigation into how best or structure, including celebrating an existing Art Deco heritage building, or to cater for maximum flexibility to support this transition where considered through a landscape feature or public art. This definition could also assist to appropriate, whether through parking adjustments or other means. announce imminent entry into a special district.
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connecting areas of interest and existing activity, for example from the station on the eastern bounds of Additional consideration should be given to the the precinct, into the retail heart of the CBD, and along to Pioneer Park to the west. Existing routes appropriate land uses of the areas in transition, should be expanded where necessary, with consideration given to a unanimous character, through in an effort to keep the retail and business materiality, landscaping, benches, bollards, bins and effective lighting. energy concentrated on those prioritised movement routes identified.
6.8.4 Heritage Features
Outstanding concentrations of built heritage assets occur in 'Old Springs', the northern reaches of the precinct. These buildings could collectively contribute to catalysing the improvement of the CBD environment. This could be done through formalising a possible heritage route through the Springs CBD, identifying special features and focus areas. This strategy could be combined with other strategies, such as pedestrian movement routes and the upgrade of public environments along selected movement routes.
Support should be provided to encourage private owners to maintain and repair buildings of heritage significance. Where necessary, regulations should be implemented to enforce adherence to the law regarding appropriate use and care of these heritage assets.
6.8.5 Pedestrian Movement
Consideration is given to the consolidation of existing pedestrian movement routes, extending them where applicable in order to create an integrated, safe, well-maintained and well-marked pedestrian network through the Diagram 43: Development Concept Springs CBD. The network begins by
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6.9 AN INTRODUCTION TO THE DEVELOPMENT FRAMEWORK
Refer to Error! Reference source not found.
The Development Concept outlined a high-level intention for the Springs CBD precinct, highlighting considerations around movement networks and existing buildings and open spaces, together with development infill that together can affect improvements to the urban environment of Springs.
These concepts are elaborated on in detail in the various Development Framework sections that follow. These sections include:
. Precinct Roads and Movement Framework; . Precinct Open Space and Natural Environment Framework; . Precinct Land Use and Activity Pattern Framework; . Precinct Built Form and Public Environment Framework; and finally, . Stakeholder Views on the Development Framework. Diagram 44: Development Concept
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6.10 PRECINCT ROADS AND MOVEMENT FRAMEWORK . 3rd Street – Main southbound artery through the precinct in a north- south direction, connecting south onto Nigel Road regionally Refer to Diagram 46: Development Framework – Transport Plan towards Nigel south of the precinct
4th Avenue – route from the northern reaches of the shopping mall . district eastwards out of eth precinct 6.10.1 Enhancing the Existing Street Grid Network . 5th Avenue – Main vehicular thoroughfare bisecting the precinct in The characteristics of good patterns of urban street networks include a an east-west direction. diverse set of urban street types, and the creation of a human-scale network . 9th Avenue – the southern boundary rod of the precinct, 9th road with as dense as possible grid pattern of streets and intersections. feeds vehicular activity into the precinct from the south, and allows connectivity to the extents east and west of the precinct. Given that the Springs CBD is an established urban centre, a robust, dense and well-functioning street grid network is already in place. The CBD These primary roads should be prioritised for upgrade, including public provides all the characteristics of a good urban street system creating a environment upgrades, the introduction of street trees street furniture and human-scaled network of legible streets, intersections and city blocks. lighting, the incorporation of public transport and NMT facilities, and These blocks create more access and resilience - if one road is congested consideration of street building edge conditions at ground level. then a vehicle can take an alternative route. It has also generated a vast local economy as pedestrians and vehicles move through the system freely, Although these primary routes serve a mobility function, direct access to with improved access to businesses and passing trade. properties exist and should continue to be enhanced as this generates growth of the businesses located along these routes. The robust street network makes connectivity within the CBD effective, but equally provides for regional links into the wider urban system. 6.10.1.2 Secondary Road Network
6.10.1.1 Primary Road Network Similarly, the framework identifies a selection of secondary roads that provide an overlaid lattice of connectivity in support of the identified main A selection of main routes are identified that enhance connectivity both at a roads. To enhance this supportive road, these streets should similarly be precinct scale and reaching into the surrounds in a north-south and east- considered in terms of public environment upgrade, parking, public transport west direction. These primary routes are informed by specific mobility and NMT and active ground floor conditions. considerations (public transport, vehicular, and NMT), and street character (edge treatment, public environment, street furniture, activity at ground The combination of primary and secondary road network upgrade will assist level). These primary routes include: in legibility within the Springs CBD.
. 2nd Street – Main northbound artery feeding into the precinct from the south in a northerly direction. Providing regional connectivity 6.10.1.3 Local Road Network north of the precinct onto regional highways. The local road network supports the primary and secondary road network, is often shorter in length and serve a local access function. These roads serve the freestanding houses and quieter parts of the CBD. The intention
12 NOVEMBER 2018 (Draft) 105 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN is to allow more friction in these roads through adding additional parking, . Pioneer Park with it’s Dutch Windmill feature forms a gentle added landscaping and favouring the pedestrian, in order to enhance the gateway into the north-eastern corner of the CBD. This park should residential areas that are in transition bordering the CBD core. be protected and enhanced.
Colliery Road becomes 5th Avenue and is the midway gateway into . the Springs CBD from the east. This is a similarly subtle gateway 6.10.2 Gateways which would benefit from an enhanced public environment as it
enters into Springs CBD. Refer to Diagram 45: Primary routes to be accented and highlighting the gateways to be enhanced . Zigzag Road becomes 9th Avenue along the CBD southern boundary. Again, this mobility gateway skirts the ash dump, and Key main roads serve as mobility gateways into the precinct. Such gateways should be considered in terms of public environment upgrades to provide development opportunity whereby the land concentrated around create a high-quality public gateway into the precinct. this gateway can be enhanced to enforce the idea of a celebrated threshold into an identifiable precinct. Where possible, existing landscaping, key structures and buildings at each gateway should be identified for upgrade or be enhanced. In particular, the A number of existing gateway features have been identified for Springs Fire Station at the northern gateway to the site should be earmarked enhancement: for restoration. As one of the finest examples of Art Deco architecture in the precinct, its siting on a main gateway allows it to serve as an example of the . 3 underpasses allow for road access under the railway line and special architectural quality to be found deeper within the Springs CBD.
into Springs from the west. These bridges occur on Springs West
Road which becomes 9th Avenue and leads into 2nd Street into the 6.10.3 Public Transport Network CBD; South Main Reef Road which becomes 5th Avenue into the
CBD; and 4th Avenue which becomes 3rd Street into the Springs The precinct is well-serviced by public transport options, and can be CBD. These underpasses should be considered for upgrade to considered to be fairly multi-modal. However, the framework proposes these create a series of gateways into the precinct, through public art, facilities be managed and enhanced in order to integrate better, and in some landscaping and signage. cases could benefit from improved facilities. The various modes are well . The war memorial is sited at the northern edge of the CBD precinct, connected and within walking distance, establishing a highly accessible and nd rd where 2 and 3 Street converge. The memorial is located in a centrally located network within the proposed town centre, forming a multi- park-like setting, and there is opportunity to enhance this island as modal public transport nucleus. Recommendations are detailed in the sub- a clear gateway into Springs, through landscaping and upkeep, sections to follow. public art and signage. . The intersection at the southern boundary of the CBD, where Springs West Road, Nigel Road, and 2nd and 3rd Streets converge, provides opportunity for creating a clear gateway. This is reportedly the busiest intersection in Springs, and thus provides a great opportunity for a welcome into the precinct. Landscaping on islands, public art and signage could all contribute to creating an identifiable entry into the precinct at this point.
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6.10.3.1 Commuter Rail 6.10.3.3 Bus Services
Springs is serviced by a commuter rail station Continuation of existing municipal bus routes that serve the CBD, including the upgrading of bus stops within the CBD, which connects to the and facilities. expanded Gauteng City Region's railway network and although not in CoE's control, the station must not be understated as an 6.10.4 Parking Lots opportunity to enhance it as TOD. The precinct plan aims to improve efficiency for commuters A number of large parking lots fill city blocks in the Springs CBD, offering a total of 3093 parking bays between rail and other modes of transport, and including on and off-street parking, and the parking lots serving the two malls. Consideration of consideration must be given to the current pedestrian movement through and alongside these sites should be prioritised. Particular consideration intermodal interchange. Additionally, to should be given to activation of relevant parking lot edges, whether by way of pedestrian movement, maximise the peripheral benefits of that level of lighting, public art, or traders stall facilities. foot-traffic in the precinct, a detailed study of the functioning of the station precinct should be Parking lots, could be shared with other users, through sharing schemes, to accommodate the change undertaken to maximise its potential and of land use from businesses to residential. Many of these parking areas are owned by the municipality functionality. Upgrading of the existing station and there is potential to add structured parking onto the existing parking lots to accommodate for the and surrounds is recommended. change of buildings to residential.
6.10.3.2 Minibus Taxis
Springs CBD has an expansive taxi rank adjacent to the Springs Station, providing both short and longer distance trips. A second large taxi rank is located at the eastern gateway to Springs CBD, at the intersection of 5th Avenue and 1st Street. Both taxi ranks are critical to the effective mobility and functioning of the CBD, and its connectivity with the surrounds. Detailed consideration should be given to their functioning, as well as a network of taxi lay-byes to allow the taxis to better service the CBD precinct. Upgrade of existing taxi facilities with the inclusion of ablutions, the improvement of the public environment, and the management and accommodation of street trading that has been generated from this taxi facility, should be holistically considered. Diagram 45: Primary routes to be accented and highlighting the gateways to be enhanced
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Diagram 46: Development Framework – Transport Plan
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6.11 PRECINCT OPEN SPACE AND NATURAL ENVIRONMENT 6.11.1.2 Springs Ash Dump FRAMEWORK The Springs Ash Dump is a privately-owned portion of undeveloped land in Refer to Diagram 48: Development Framework – Built Form and Public the south-eastern corner of the precinct. Although not a formal recreation Environment Plan space, consideration should be given when giving development recommendations on this land in the Land Use Activities section of this Being an established built-up CBD, the centre of the precinct has limited report, to the role that this portion of land could play in contributing to the parks and open spaces, with large open spaces occurring on the precinct wider open space network. edges. The Development Framework recommends a combination of development and open space on the land portion, but ultimately this is up to the discretion 6.11.1 Existing Parks and Open Spaces of the landowner.
The existing parks and open spaces within the precinct occur on the periphery. The Springs Country Club golf course falls outside the precinct 6.11.2 Extended Pedestrian Movement Network boundary. Pioneer Park and the ash dump, a potential rehabilitated recreational open space, are sited on the outer edges of the precinct. Each Within the CBD itself, the framework encourages an enhancement of should be protected, maintained and enhanced as individually applicable. existing pedestrian networks, and establishing new connections between them, to better connect to and integrate with latent urban open spaces, including plazas, squares and park space. The intention is to create as fine- 6.11.1.1 Pioneer Park grain as possible a pedestrian network through the CBD, and exploit latent open spaces into high-quality public open space as far as possible. In Pioneer Park functions successfully as an urban park, however particular, intensity of pedestrian activity and high-quality public open improvements could be made with regards to connectivity between the park spaces, courtyards and squares is encouraged along the arcade bisecting and the precinct along 12th Street and Colliery Road. Attention given to The Avenues and Palm Springs Mall, connecting northwards towards the general maintenance and landscaping would also improve the overall image Springs Station, and encouraging pedestrian activity to extend southwards of the park. beyond the library.
Consideration of a park activation programme would further boost park Consideration is given to the consolidation of existing pedestrian movement usage and placemaking success. This could involve a more permanent routes, expanding them where applicable in order to create an integrated, activation through a physical pavilion or park cafe/deli, providing an active safe, well-maintained and well-marked pedestrian network through the anchor and draw-card into the park. Similarly, a calendar of events in the Springs CBD. The network begins by connecting areas of interest and park, whether occasional such as picnic concerts, or more frequent events existing activity, for example from the station on the eastern bounds of the such as Saturday morning yoga classes or little league soccer, including a precinct, into the retail heart of the CBD, and along to Pioneer Park to the school programme with the neighbouring schools that utilises the park, west. Existing routes should be expanded where necessary, with would aid in placemaking, keeping the park active and supported by the consideration given to a unanimous character, through materiality, community. landscaping, benches, bollards, bins and effective lighting. Open Space System
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The CBD Open Space System should be 6.11.2.3 Network of Plazas through the pair of malls focused on encouraging and contributing to the high-quality pedestrian network envisioned for The existing pedestrian routes through the Palm Springs Mall and The Avenues Mall should be the CBD precinct. strengthened through improved legibility. These routes contribute to the overall pedestrian accessibility of the precinct, and as such should be maintained and upgraded so as to clearly function as part of this broader network. This would include the intersection points where these mall networks meet the wider 6.11.2.1 Southern Anchor – Library and public pedestrian walkways, to clearly demarcate their interconnectedness. Particular attention should Gallery Park be given to the connection between the Avenues and Palm Springs across 5th Avenue. This is a busy street, and consideration of this link will improve both pedestrian connectivity, and the relationship The open space surrounding the Springs Art between the two malls. Gallery and library should be protected and enhanced, together with the public environment The existing public squares and plazas that form part of the pedestrian environment of the malls should along 6th Avenue, 4th Street and 5th Street in the be seen as components of the wider precinct open space system. They should be maintained and vicinity. Creating a high-quality micro-public upgraded to function as such, providing additional recreation space for the precinct users. park that operates together with the social and cultural facilities will assist in maintaining this portion of the city block as a cultural anchor for the southern end of the denser portion of the CBD.
6.11.2.2 Northern Anchor – Springs Civic Theatre Park
The Springs Civic Theatre shares a city block with an open space that holds the corner of 6th Street and 2nd Avenue. The open space is currently walled off from the public. The potential for this site to function as a much- sought after public park within the vicinity is supported by its relationship to the significant cultural anchor that is the Civic Theatre. The combination of public park and cultural facility encourages a strong northern anchor to the pedestrian and open space network through the CBD, complementing the southern anchor created by the park, Springs Art gallery and library site. Diagram 47: A consolidation of public spaces and an integrated pedestrian network
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Diagram 48: Development Framework – Built Form and Public Environment Plan
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6.12 PRECINCT LAND USE AND ACTIVITY PATTERNS FRAMEWORK . Office Parks and Residential, High Density Development supported, uses will include educational institutions, hospitals and The land use and activity pattern represents the types of land uses and medical facilities, hotel and conferencing venues and religious activities that should be supported within the precinct. institutions.
Community and Institutional Facilities, herein sharing of facilities . and incorporation of facilities into multifunctional buildings becomes 6.12.1 Land Use important. Encompassing community facilities, schools, tertiary
Refer to Diagram 49: Development Framework – Land Use Plan education, institutions, places of medical consultation, cultural Refer to Table 8: Land Use Categories and Recommended ZoningError! facilities, post offices; Reference source not found. . Social and Public Services, herein sharing of facilities and incorporation of facilities into multifunctional buildings becomes Given that the precinct is to a large extent a developed precinct, much of important. Encompassing the complete spectrum of publicly the land use is existing. The precinct plan proposes change of use in certain provided social services, such as municipal and government instances, and introduces new activities where possible and applicable, in purposes, libraries, police stations. There is a commonality between line with the precinct requirements and the underlying development Community and Institutional Facilities and Social and Public guidelines. Services and uses become interchangeable. . Transport, including all road and public transport activities, with The land use activities consolidate and enhance the existing activity pattern. informal trade and supporting facilities such as ablutions and Activities introduced either enhance those existing, or aim to complement in overnight storage. This encompasses taxi ranks, commuter railway some way through increased dwelling density and land uses stations, inter-modal related and supporting transport facilities, parking garages; The proposed land use activities include: . Public Open Space, Parks and Recreational Space, encompassing the public environment (pedestrian ways, sidewalks, . Business, vertically integrated mixed-use development with public squares, parks), recreation, sport facilities and green open business, offices and retail on ground floor with residential above. space. Activities include shops, offices, hotels, motor dealers, business centres, restaurants, medical consulting rooms; . Home Enterprise and Dwelling House Conversions, local business and small enterprise activities operated from residential premises. Activities include dwelling house, home enterprise, offices, medical consulting rooms, places of instruction, child care facilities, guest houses; . Light and Service Industry, existing light industrial and businesses to be enhanced. Activities include warehouses, distribution centres, light industries, service industries and associated offices.
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Diagram 49: Development Framework – Land Use Plan
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Table 8: Land Use Categories and Recommended Zoning
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6.12.2 Land Use Budget . An existing social services and public services floor area of 21 600 m² within the precinct; Refer to Table 9: Land Use Budget A total of 6233 residential units: of these: . The precinct’s existing urban structure is informed by an established street 5145 (assuming a density of 100du/ha taking into account grid, creating a legible urban development grid. that some areas do not are vertically integrated developments, but other buildings are fully residential) are The predominant activity pattern includes: mixed-use residential above shops at ground floor (assumed), . Business, vertically integrated mixed use (retail at ground floor with 823 are incorporated within home enterprise and residential above) (57 ha); dwelling conversions (based on the premise that 30% of erven with existing dwelling units remain, 30% of existing . Community, Social and public services (9.7ha); erven increase their dwelling unit density from 20 du/ha to . Light and service industry (5.8ha); 80du/ha – from 1 unit to 4 units per erf and 40% of erven . Offices and Residential (10.7 ha); convert to home enterprises and dwelling house . Home enterprise, dwelling conversions and medium density conversions); residential (27.4ha) 115 are existing dwelling units in the form of old age homes (assuming 25du/ha) and 200 are additional units forming The land use budget yields the following results: part of the office and residential areas (based on the premise that 50% of the site area would be utilised for . An existing business floor area of 867 043 m², together with a offices and 50% of the site area would be utilised for proposed floor area of 25 381 m², and a change of use of 19 041 medium density residential of 60du/ha); m², resulting in a potential total of 911 465 m² business floor area . The total potential floor area of the envisaged detailed development within the precinct; framework is approximately 1 092 920 m² of business, home . A change of use from existing dwelling units (in many cases enterprise and dwelling house conversion, offices and residential business rights exist) to Home enterprise and dwelling house development area, 58 847 m² of light and service industry floor area, conversion floor area of 54 884 m² floor area within the precinct and 48 542 m² community, institutional, social and public services (based on the premise that 30% of erven with existing dwelling units floor area. remain, 30% of existing erven increase their dwelling unit density from 20 du/ha to 80du/ha – from 1 unit to 4 units per erf and 40% It is estimated that the proposed precinct development will accommodate a of erven convert to home enterprises and dwelling house residential population of approximately 18 699 people, assuming an conversions); average household size of 3 persons. It must be noted here however, that the numbers are at a very high-level, given the dynamic and mixed-use Thhe proposed office floor area identified in the Office and . nature of the precinct at present, and the current changes continually Residential land use is 25 010 m² and a change of use of 6 677 m², underway. resulting in a potential total of 19 182 m² within the precinct;
. An existing community and institution floor area of 26 943 m², within The Springs CBD is dynamic and functions as a vertically integrated the precinct; precinct. Thus the land use budget and schedule of rights is at an indicative
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Table 9: Land Use Budget SPRINGS CBD: LAND USE Area % of Floor Area Floor Area Du/ha Number Land Use Status Developable / Non Dev (m²) Area ha Development Ratio (Range) m² range of units Change of Business use Developable (mixed use) 17,856 1.79 1 0.4-0.8 19,041 0 0 60-100- Business Existing Developable (mixed use) 514,520 51.45 28.85 1.0-3 867,043 300 5145
Business Proposed Developable (mixed use) 40,556 4.06 2.27 0.4-0.8 25,381 0 Home Enterprise and Dwelling Conversions - office and medium Change of density residential use Developable (mixed use) 274,421 27.44 15.39 0.5 54,884 20-80 823 Change of Offices and Residential use Developable (mixed use) 11,128 1.11 0.62 0.6 6,677 0 Offices and Residential Existing Developable (mixed use) 46,157 4.62 2.59 0 - 25 115 Offices and Residential Proposed Developable (mixed use) 50,020 5 2.8 0.25 12,505 60 150 954,658 95.47 53.53 985,531 6233 Light & Service Industry Existing Developable (non res) 58,847 5.88 3.3 1 58,847 0 0 Community and Institutional Facility Existing Developable (Social) 53,885 5.39 3.02 0.5 26,943 0 Social & Public Services Existing Developable (Social) 43,200 4.32 2.42 0.5 21,600 0 97,085 9.71 5.44 48,542 0 Public Open Space Existing Non Developable 92,795 9.28 5.2 - 0 Parking Existing Non Developable 27,434 2.74 1.54 - 0 Road Network - Local Access Existing Non Developable 269,114 26.91 15.09 - 0 Road Network - Potential Proposed Non Developable 14,358 1.44 0.81 - 0 Road Network - Secondary Distribution Possible Non Developable 174,108 17.41 9.76 - 0 577,808 57.78 32.4 - 0
Transport Existing Non Developable / Partial 94,852 9.49 5.32 - 0 94,852 9.49 5.32 - 0
TOTAL 1,783,250 178.32 100 1,092,920 6233
Note: The Springs CBD is dynamic and functions as a vertically integrated precinct. Thus the land use budget and schedule of rights is at an indicative high-level.
Home enterprise and dwelling conversions are based on the premise that 30% of erven with existing dwelling units remain, 30% of existing erven increase their dwelling unit density from 20 du/ha to 80du/ha – from 1 unit to 4 units per erf and 40% of erven convert to home enterprises and dwelling house conversions) Offices and Residential are based on the premise that 50% of the site area would be utilised for offices and 50% of the site area would be utilised for medium density residential of 60du/ha
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6.12.3 Social Facilities When considering sporting facilities provision in the precinct, harnessing the potential of facilities available in schools and existing sports facilities like the Refer to Diagram 50: Development Framework – Amenities and Community Pam Brink Sportsfield surrounding the precinct, to be used as shared Facilities facilities, should be taken into account.
Existing social facilities located in the precinct include:
. Springs Library . Springs Fire Station (emergency management services); . Numerous primary schools, high schools and technical colleges just beyond the boundaries of the precinct; . A Police station . A hospital just beyond the precinct boundary; . Springs Train station; . Springs Taxi Rank; . A crèche; . A community hall; . A number of churches located throughout the precinct
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.
Given that the Springs CBD precinct is a highly mixed-use and vertically integrated precinct, with much transition happening and increasing conversions of existing buildings into residential accommodation, residential numbers quoted are a guide only.
Rather, it is recommended that as the precinct becomes ever-increasingly residential, social facilities should be incorporated into the precinct as this change occurs, in an incremental manner, according to the CoE standards. This is true for Education facilities, open space, and all corresponding social facilities such as crèches, clinics, libraries etc.
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Diagram 50: Development Framework – Amenities and Community Facilities
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6.12.4 Land Use Options at Selected Sites facilities, increased attractive draw-cards for users, and by encouraging commuters to make use of the amenities surrounding the facility. As an existing and well-established precinct, there is little by way of new Considerations in the precinct and surrounds include: development considered. . Consideration of the rail station and taxi rank as one holistic and The existing quality of the Springs Core, a vertically integrated mixed use integrated facility; environment of retail at ground floor and residential, offices above : Incorporation of trade and commercial activity, both formal and . informal, into the broader planning for the immediate area; . results in a vibrant environment, 24-hour living; . Consideration of public facilities such as ablutions, waiting areas, . enables a local economy to grow; transfer areas, accommodation and storage facilities etc; . creates a live, work, play, environment; . Effective urban management. . allows for sharing of facilities like parking; . allows for sharing of infrastructure; 6.12.4.2 Duet of Malls and Retail Potential results in visual surveillance as residential balconies, offices and . shop fronts face onto the street, The commercial potential of The Avenues and the Palm Springs Mall,
together with the retail and business along main arterials through the The urban core is supported by activity spines on the primary routes of precinct, namely 2nd and 3rd Street, 1st, 4th and 5th Avenue. development comprising showrooms, car dealerships, automotive aftermarket services and smaller shops and value marts, with broad areas Intervention along commercial activity streets would involve public of offices and residential. environment upgrades in the areas of increased activity, design solutions to
accommodate both the formal and the informal economic activities at play This is a unique quality , based on sustainable principles and must be and to highlight the importance of good urban management in these areas. harnessed.
The same applies to the retail node created by the pair of malls and A number of activity areas have been identified as districts that would benefit businesses established along the main arterials. Public environment from more detailed attention and should be the focus of any new capital upgrades should be considered, including a better pedestrian connection investment, in order to protect the existing business and retail, and enhance between the pair of malls across 5th Avenue, formal and informal retail its existing energy. together with support facilities should be designed for, and a proper urban
management strategy developed for that particular area.
6.12.4.1 Station and development potential in the vicinity It is noted that the Avenues Mall has quietened down in terms of tenant-
occupancy, as some major anchor shops such as Edgars and Checkers The potential to further develop the Springs Railway Station and Taxi Ranks, have, or are in the process of relocating to the newly opened Springs Mall. a catalyst for ripple development in the precinct. The railway station and The potential for new and appropriate anchor tenants to move in and corresponding taxi rank move vast numbers of commuters monthly, and revitalise the Avenues must be explored. Alternatively, the landowners could would directly benefit from investment and upgrade, and similarly would consider possibly subdividing the centre into smaller manageable portions, contribute to indirect benefit to the surrounding area through improved and release some areas for other uses such as residential. There is also
12 NOVEMBER 2018 (Draft) 121 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN potential for using the air rights on the parking areas for development Current CoE parking ratios as per the Town Planning Scheme (2014) are opportunities, such as housing. as follows:
In the short-term the landowners are having difficulty managing the public . Dwelling units and residential buildings require 1,5 parking spaces environment and to enhance this area, a partnership with CoE and the per 1-2 bedroom dwelling unit, and 2,5 parking spaces per dwelling landowners could be struck to enhance the environment so that the shopper unit with 3 or more bedrooms. feels safe, and has a quality experience when they shop. Offices require 4 parking spaces per 100 m² of office space. .
6.12.4.3 Residential Sub-Precinct in Transition In order to facilitate changes in these areas, these ratios would need adjustment. Considerations could include:
A number of areas throughout the precinct have been identified as being in a period of transition, from a solely residential function to a mixed-use profile . A decrease in parking ratio to 2 bays per 100 m² of office space; (local offices, smaller shops, hair dressers etc.). The development . 1 bay per dwelling unit required; framework encourages detail investigation into the accommodation of . Increase in and support of on-street parking; parking requirements allowing for areas with special rights and maximum flexibility to support this transition where considered appropriate. . 6 meter road widening to allow for on-street parking perpendicular to sidewalk, including a 3m pedestrian walkway to either side; Additional consideration should be given to the appropriate land uses of the . Municipal investigations into purchasing land parcels to areas in transition, in an effort to keep the retail and business energy accommodate shared parking facilities to meet required ratios. concentrated on those prioritised movement routes identified.
The following aspects are noted for consideration: 6.12.4.4 Automotive and Automotive aftermarket
. On-street parking should be supported in these areas; A number of automotive dealers exist in the CBD and have invested significantly through rates contribution and improving the quality of the CBD. . Change in land-use from single dwelling residential to Many of these players are considering relocation out of the CBD due to office/business should be supported; various factors, including changing perceptions of the CBD environment. . Increase in dwelling unit densities should be supported. Existing densities are at approximately 20 du/ha, with a proposed increase Identifying some Automotive districts with management strategies and of up to 80 du/ha supported. In essence this would support an enhancing the public environment and improving the safety, could assist increase from 1 dwelling unit to 4 dwelling units per site; with keeping these dealers in the CBD. . Consolidation of multiple erven could support increased densities beyond 80 du/ha, subject to a decrease in applicable parking ratios. 6.12.4.5 Ash Dump site Any proposed changes in terms of land use and densities in these areas of transition will require considerations of adjustments to the CoE parking ratio The privately owned and undeveloped ash dump site is problematic from a requirements. social and urban perspective. Various options could be considered in the
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. A short-term consideration could be flattening out of the ash dump, removing the debris, and selling the ash for brick-making. The area could then be grassed and treed and made available for community use, rather than the unsavoury activities currently underway in the area. . Long-term site development could include a built development on the site, allowing for shops, offices and residential as appropriate, integrated with an open space system and road network that ties into the existing network. Development would be subject to the necessary site assessments, such understanding rehabilitation processes around the ashdump and geotechnical considerations as the site may be undermined.
6.12.4.6 Landholdings outside of southern precinct boundary
A number of landholdings immediately south of the precinct boundary have development potential that could positively contribute to the successful functioning of the Springs CBD.
These sites offer potential for medium-density residential development that would benefit from views over the golf course, and access onto a main movement gateway into Springs. Similarly, portions of the remaining land could be incorporated as expansion for the existing medical centre.
There is also a swathe of land next to the railway line that is undeveloped and could possibly be incorporated as part of an existing development or be utilised for other uses such as residential.
Any additional peripheral development benefits the CBD precinct through increased density and potential additional users of the CBD.
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6.13 PRECINCT BUILT FORM AND PUBLIC ENVIRONMENT FRAMEWORK . Perimeter block developments should be introduced where possible to undeveloped land parcels in the precinct. Perimeter Refer to Diagram 51: Spring CBD Precinct Development Framework blocks establish a hierarchy of spaces from public, to semi-public, Impression semi-private and private realms. These thresholds establish positive street edge conditions allowing for an active street front, Refer to Diagram 48: Development Framework – Built Form and Public while maintaining a calmer sense of privacy beyond, and thus a Environment Plan dynamic urban environment.
Framing of the public realm and streets by the buildings, which The built form and public environment contributes to a sense of identity for . are a fundamental component to the place-making inherent in the the precinct. This is achieved through the buildings’ response to the urban urban design plan. environment, ideally framing and defining the public environment. The public environment comprises the streets, parks, green spaces, public squares . A human-scaled height is promoted. Where new-buildings are and pedestrian paths. The public environment is the key element that introduced, a development scale ranging from 3 to 4 storeys is enables and directs people in the utilisation (live, work, play) of the urban recommended, where a suitable building program allows. This is environment, supporting activities and residential neighbourhoods. particularly encouraged where residential development is introduced. A high-quality public environment, one that is functional, landscaped, safe, . A diversity of building typologies, which, regardless of activity clean, well-lit and well-managed in terms of maintenance and security, is and size, respond to the street and establish a positive interface vital to establishing liveable and thriving urban places and economies. with the street. . Buildings respond to their context, with main entrances opening This section includes a consideration of onto the street front, encouraging pedestrian activity at ground and thus promoting the intended lively and energetic quality of the . The Built Form and Activity Mix; precinct. Details around such built form directives will be dealt with . The Public Environment; further along in the report.
. Precinct Identity and Special Features. These principles should be maintained and enhanced when renovations . Features that create an identity to the public environment Public occur in the CBD and the vacant portions of land with infill opportunity should Squares, Edges, Gateways and Special Features; also be designed with the above-mentioned principles.
6.13.1 Built Form Response 6.13.2 Heritage and Tourism Potential
The built form refers to the character of the buildings, and their relationship Outstanding concentrations of built heritage assets occur in 'Old Springs', to the street and public environment in terms of form and scale. The aim is particularly in the northern reaches of the precinct. to achieve a high-quality, human-scaled urban environment, throughout the precinct. Implementing a formal heritage route in the CBD would catalyse tourism and general public interest that already exists around these buildings. The Springs CBD is premised on the following principles:
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Combining this route with a precinct public environment upgrade along character, lighting, seating, planting and landscaping, and dedicated pedestrian routes, as discussed earlier in this chapter, will further placement of public art. strengthen the combined efforts. . Key elements of the public environment are designed as outstanding features and landmarks within the precinct, contributing Support and guidance should be provided to encourage private owners to to the desired character and quality of place. These include the town maintain and repair buildings of heritage significance. Where necessary, centre with its central park and public space, and the public open regulations should be implemented to enforce adherence to the law space system with its pedestrian ways, local parks and piazzas. regarding appropriate use and care of these heritage assets. Setting up a The open space and natural environment contributes to the guideline committee of sorts would give property owners a point of contact . character of the precinct and its public realm. The network of high- for advice and recommendations regarding their assets. quality open spaces, tree-lined streets and boulevards, landscaped
pedestrian ways, parkways, and local parks and public squares all The heritage buildings identified in this precinct plan are indicative only, and contribute to the quality public environment intended for the should be used as a guide rather than an exhaustive list of heritage assets precinct, in order to make it an attractive and welcoming place for in the area. All structures in the CBD precinct are subject to the National users. Design directives detailing these elements will be provided Heritage Resources Act (1999) and should be considered accordingly before any changes or adjustments are made to the facades or interiors of Specific Features that provide opportunity for further definition of the identity the buildings. of the Springs CBD precinct will be explored in detail under Design
Directives.
6.13.3 Public Environment Such Features may include:
The public environment refers to the consolidated network of open space, streets, parks and squares that are accessible to the general users of the . Gateways; precinct, including the street furniture and lighting associated with it. These . Public Squares; should be landscaped, well lit, clean and well managed in terms of . Streetscapes; maintenance and security. . Public Art projects. The public environment should encourage people not just to move through the area but to linger and spend time in it, contributing to a vibrant atmosphere.
A quality public environment and an environmentally sustainable approach to this environment are key components of the urban design precinct plan. These include:
. Establishment of a quality public realm with directives for achieving the desired built form and place-making results. These directives will include details around street pavement materiality and
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6.13.4 Urban Design Directives allow for Coordination
The Urban Design Plan is realised by the application of urban design directives, combined with land use management regulations and form-based codes. This suite of management and development guidelines is required to ensure that all stakeholders and role-players, like the CoE, provincial and national government institutions and services, residents, workers, users, businesses and community organisations; act in a coordinated and unified manner to collectively achieve the vision for the precinct, which will be covered in the following section of the report.
Diagram 51: Spring CBD Precinct Development Framework Impression
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6.14 STAKEHOLDER VIEWS ON DEVELOPMENT FRAMEWORK . Are there any other initiatives currently underway in this precinct that we are unaware of? Refer to Diagram 52: Spatial Input from Stakeholder Engagement Is the parallel strategies structure an appropriate implementation . A number of individual meetings and design charettes were undertaken with approach and if so, what strategies should be considered? interested and affected parties to guide the approach toward preparation of . Do you agree with the development concept, and how can we refine the Development Framework, which included: it further?
. A design charette with the municipal officials and government The presentations were generally favourably received with no glaring errors, contradictions, or omissions. The general impression was that the approach agencies; currently underway by the GAPP Consortium appears to be an appropriate . A design charette with the private sector, which comprised the one. Chamber of Commerce that comprises a number business owners in the precinct, and an architect that has an interest in the heritage Through the charette process, some issues were brought to light, concerns buildings in the precinct; were raised, and comments were given. These included: . A meeting with other major landholders in the precinct; . CoE Transport. . The ash dump was highlighted as a challenging site and a point of concern for environmental, spatial and social reasons, and will need The meetings included information sharing, presenting the key findings from to be addressed in detail in the proceeding sections; the Situational Analysis and Status Quo and an early approach toward the . The heritage foundational work undertaken by members of the Development Framework in the form of Development Concept. public should be harnessed as a base point of departure, with more consideration given to the latent heritage potential within the The elaborated report on this consultation process can be found in a precinct; separate document, the ‘Record of Consultation’. The key findings are found Service infrastructure generally seems to be suitable in the CBD, in the section that follows. . with capacity for future development, bar some details to be
considered;
6.14.1 Charette Process . Encouragement to pursue sustainable principles as a way of thinking about the future of the precinct; At this stage of work, a number of key questions required further . Urban management and implementation of by-laws was key to the interrogation through the Charette processes. The charettes were carried functioning of the CBD. The need for a safe urban environment is out with City Officials from the CoE, as well as stakeholders of the Springs critical to ensure its success. CBD. This Development Concept was presented with some key questions . Consideration of a Special Rates Area, or some other such posed, which included: collective community forum from which to implement desired projects within the Springs CBD, and from which to engage with the . Are there any fundamental issues that have been missed in the CoE on issues regarding the precinct; Status Quo?
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. Desires for consideration of public environment development for These comments, have, as far as possible, been taken into account in the improved safety and security, and how the need for such might best preparation of the precinct plan and will be further applied in the be met; Implementation Strategy of the Precinct Plan.
Begin to engage with private landowners within the CBD to better . coordinate development initiatives.
These comments and viewpoints will be taken into consideration in refining the concept and proceeding into the Development Framework stage of the report.
6.14.2 Individual Meetings with Stakeholders
The key issues that were extracted from the individual meetings included:
. Generally there has been a decline of cleanliness in the CBD; . The Avenues and Palm Springs have been negatively affected by the New Springs Mall (decline in foot traffic and existing shops renewing their leases and finding new investors); . The Avenues is now only partially let resulting in lack of investment from the property owner; . The owners of the Centres are also having difficulty of managing hawkers, informal trading in public areas around the Centres as they don't own these landholdings, which is negatively affecting the centre as shoppers don't feel safe coming to the centre; . New developments are required to pay Ekurhuleni's standard bulk contributions, which prevents new development from occurring as property prices cannot cover these costs, making it not viable; . The ash dump has development potential; . The crime that does exist is only petty crime, and people are quite positive about the CBD; . Vacant landholdings boarding the Springs Golf Course, are generally developable with small portions of undermining; . Offices and increased densities is supported in the residential areas located around the CBD in the precinct;
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Diagram 52: Spatial Input from Stakeholder Engagement
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6.15 PRECINCT DEVELOPMENT FRAMEWORK CONCLUSION . supporting social facilities, community facilities, and recreation amenities, and The Springs CBD Precinct Development Framework enhances an already an environmentally sustainable environment and open space well-defined and lively CBD, prioritising projects that can assist in protecting . network. and enhancing the positive elements of the precinct that are already there.
The result is a revitalised and thriving CBD that continues to serve the wider The plan adopts the policies and incorporates the principles from the CoE Springs region. draft Urban Design Policy. The plan also responds to the Urban Design
Guidelines and placemaking principles outlined at the start of the chapter, The key areas of intervention, in micro-precincts, and through infill building, as applicable to the execution of a successful precinct plan for Springs CBD. public environment upgrade, and urban management intervention, Issues raised in the stakeholder engagements and charette processes were contribute towards incremental change in the existing Springs CBD. given due consideration and application.
The Development Framework achieves the project development objectives, The next section will also incorporate supporting specialist input relating including: to transport, environmental and socio-economic input, including service
infrastructure proposals together with water, sewer, stormwater, electricity, Protecting, Enhancing and Managing the Springs CBD to realise its solid waste, telecommunications, ensuring that the precinct plan is derived latent potential as a quality, spatially coherent, safe and clean precinct, from the interdisciplinary process. with:
. A legible hierarchy of movement routes to easily navigate through the precinct, with clearly defined gateways and maintaining and enhancing linkages into surrounding areas; . Support for a wide variety of economic activity, allowing for both the formal and the informal sector, and enhancing existing areas of activity, and thus housing a broad economic profile; . increased density of liveable residential accommodation in defined parts of the precinct, with corresponding amenities to allow for a pleasant living environment; . Allowances for flexibility in areas of transition, allowing for a comfortable mix of residential and appropriate mixed use activity to emerge; . A quality urban environment that celebrates its unique architectural heritage; . a coherent, safe and walkable public environment and civic space network; . an accessible and integrated public transport hub;
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7 PRIORITY FOCUS AREAS
The precinct Development Framework establishes a collection of priority focus areas for which more detailed design guidelines will be established and planning proposals refined in the next stage of work.
The priority focus areas in the Springs CBD Precinct have been identified as:
. Multi-Modal Transport Facility at Springs Train Station and Taxi Rank: The transport hub of the precinct, requires consolidation, expansion and upgrade to better serve the precinct and its commuters; . Retail Core: A consolidation and upgrade of the retail centres, including surrounding public environment; . Areas in transition that are proposed for home enterprise, dwelling house, conversions; . The automotive and aftermarket districts
A detailed urban design plan and supporting design directives for the focus areas will be included in the next stage of work, comprising detailed plans and design directives.
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REFERENCES
CoE GIS Information
Ekurhuleni 25 Year Aerotropolis Master Plan- Part 6: Land Use Plan
Ekurhuleni Growth and Development Strategy 2055, CoE, 2011
Ekurhuleni Metropolitan Municipality, Metropolitan Spatial Development Framework: 2015, Section C: Spatial Development Framework
Population Census 2011, Statistics South Africa, 2011
Quantec Economic Data Indicators, 2016. www.quantec.co.za
Region A Regional Spatial Development Framework: Land Use Plan, CoE, 2013
Springs CBD, Geduld, Payneville, Selection Park, and Pollak Park 2018 Suburb reports, Lightstone property, 2018
SA History Online. http://www.sahistory.org.za/place/springs
The Heritage Portal, Springs: Art Deco’s Love Child, City of Ekurhuleni. http://www.theheritageportal.co.za/article/springs-art-decos-love-child
Tshepo Mmolawa, 2015‘ We must re-enhance our Pride Kwa-Thema: Untold historical events, stories and success of the peopled living in the region’
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