06.05.2011 REVERT A
AMANZIMTOTI CBD NODE REGENERATION PLAN
STATUS QUO
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 2 www.iyer.co.za FRAMEWORK PLANNING & THE ECONOMIC DEVELOPMENT DEPARTMENT
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AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 3 AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 4 00 TABLE OF CONTENTS
1. INTRODUCTION 7 . Green Infrastructure 7. LAP PRECINCTS & LUMS GUIDELINES: PRECINCT 1.1 Background . Urban Structure as the basis for growth GUIDELINES 81 . Overview – Precinct Delineation
2. CONTEXTUAL FRAMEWORK 19 5. CONCEPT IDEAS 47 A – Northern Precinct
2.1 Policy Context . Natural Resource Base B – Western Precinct
2.2 Regional Context . Movement as a Structuring System C – Southern Precinct
2.3 District Context . Establishing a Green Infrastructure Framework D – South-Eastern Precinct
2.4 Local Context . Establishing a Hierarchy of Centres E – Eastern Precinct
. Managing Growth Based on Urban Structure F – Central-Eastern Precinct
3. VISION, GOALS AND PRECEDENT 27 . A Diverse land Use Profiie G – North-Eastern Precinct
. Development Goals H – Central West Precinct . Precedent 6. SPATIAL FRAMEWORK 55 . Envisaged Development Intensity; . Existing Natural Resource Base . LAP Focus Areas 4. PRINCIPLES AND APPROACH 41 . Existing Built Resource Base . Areas of Intensification . Capital Infrastructure LED Growth . Proposed Green Infrastructure . Areas of Consolidation . Polycentric Structure . Proposed Movement Infrastructure . Areas of Management . Defining Urban Limit Lines . Proposed Activity Structure . Extent of Likely Change/ Dynamic . Draft Local Area Plan . Overview: Activity Structure
. Role of the Study Area Agri Business
. Precedent Agri Business Activity Spine
Agriculture
Agriculture Smallholdings
5 AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 01 INTRODUCTION
Project Background Purpose and Objectives of the Project Status Quo Outcomes Project Context The Study Area Report Structure
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 01 INTRODUCTION
1.1 PROJECT BACKGROUND . In terms of environmental input, the IYER Team will work 1.3 STATUS QUO OBJECTIVES closely with the EThekwini Environmental Branch to The overall objectives of the Status Quo includes; IYER Urban Design Studio, have been appointed by the ensure the environmental component of the project is . To compile a consolidated status quo and detailed sector eThekwini Municipality to provide professional services to addressed. studies outlining the key findings for the spatial analysis, undertake the Amanzimtoti CBD Node Regeneration Plan. transport and infrastructure analysis as well as the This report represents the Phase 1 - Status Quo and Detailed economic assessment; and 1.2 PURPOSE AND OBJECTIVES OF THE PROJECT Sector Study Report as set out in the Inception Phase. This The intention of the project is to develop a strategy to . To ensure that the status quo process should includes an phase constitutes an important phase of the project as it lays address the urban decay and the economic decline that has appropriate participation process including facilitating a the foundation for the establishment of the CBD regeneration taken place within the historical Amanzimtoti Town Centre. steering committee meeting as well as a public meeting strategy. Given the complexity of CBD systems, it is essential outlining the findings of the status quo and detailed that a multi-sectoral approach be adopted in analysing the CBD. A regeneration plan is required to inform and coordinate the sector studies. To this end, the approach has been to undertake a series of upgrading and redevelopment of the Amanzimtoti Town sector specific studies that define the key challenges within the Centre, and importantly if necessary re-assess its role in the CBD. wider eThekwini Municipality and region. Iyer Urban Design Studio has assembled a suitably qualified team for this project. This includes: A primary objectives of the study are to develop a . GOBA as traffic & transportation and engineering sub Regeneration Plan that will address the challenges consultants, and confronting the historic CBD. The Regeneration Plan is not intended to serve as an LAP, but provide detailed guidance . Stratplan as local economic development & facilitation sub for the area until such time that an LAP has been developed consultants; and approved by council.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 7 01 INTRODUCTION
1.4 PROJECT CONTEXT The naming of Amanzimtoti as Amanzimtoti lies along KwaZulu Natal’s South Coast, ‘SweetWaters’ is generally attributed to approximately 20km from the Durban Central Business District and within close proximity to the Kingsburgh and Isipingo Town Shaka, the famous king of the Zulus. Centres. During one of the campaigns, he and his Amanzimtoti has historically been the primary retail and army stopped to rest here and he was economic development node on the South Coast of eThekwini. brought a calabash filled with water from In the 1960s and 1970s it was also, after the Central Beachfront, the most significant tourism and holiday node on the KwaZulu- the local river. He sipped the water and Natal coast. In the last 6 to 12 months Amanzimtoti central has said “Kanti Amanzimtoti” meaning the experienced significant abandonment of property owners and tenants who have relocated to the new Abour Town water is sweet. Development. The Arbour Town Development consists of the Galleria Shopping Complex as well as the Arbour Crossing Value Centre. The new commercial node is situated approximately 2 kilometers from the existing Town Centre. The municipality aims at establishing a CBD Regeneration Plan to deal with the challenges the CBD currently confronts, which include business flight to the new centre.
IMAGE 1: PROJECT CONTEXT
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 8 01 INTRODUCTION
1.5 THE STUDY AREA OBJECTIVES OF THE PROJECT . Provide guidance on the implications of the existing and Project Area 1 is the primary Project Study Area whilst Project The objectives of the project will be: proposed commercial/ business nodes from a market point Area 2,3, 4 and 5 are considered as the secondary Project Study . To describe the status quo of all the development sectors of view. Area and represent the overall contextual extent for the project. in the Study Area, The N2 freeway divides Project Area’s 3,4 and 5 in the west whilst . To provide guidelines for the development and the railway divides Project area 1 from 2. These major management of the area, movement corridors represent a important structuring systems . To provide priority infrastructure development projects, that define various local areas. This also results in the . To identify and develop a scheme that will enhance and fragmentation of the town. This fragmentation underlies the protect the local physical and human environment, overall structure and history of the Town Centre. . To identify and coordinate how economic investment opportunities may be created in the area, for both the
Project Area 2 has the beach on its eastern boundary. Both public and private sector and how linkages to these Project Area 1 and 2 have the river estuarine on their southern opportunities may be created for the socio-economically boundaries. disadvantaged people of the Shongweni and Surrounding Areas,
This project will focus primarily on Project Area 1 where a . To create a coherent environment, which maximizes the Conceptual Plan is to be produced, whilst Project Areas 2,3,4,5, potential of the area, and the area coloured in blue, will be considered as the area of . To re-enforce and further make provision for the influence for this study. community’s social, economic and environmental needs, . Improve degraded natural and built environment, . Investigate the impact of surrounding development on IMAGEservice 2: STUDY capacity, AREA
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 9 01 INTRODUCTION
1.6 REPORT STRUCTURE SECTION 6 – PRIMARY STUDY AREA SECTION 7 – LOCAL ECONOMIC ANALYSIS The following report is structured in terms of the following The Primary Study Area analysis is broken down in to four The report covers three broad components, viz. sections; distinct part; . Component 1, considers the current status of economic . Part A – Status Quo Analysis development in the Town Centre (Section 2);
SECTION 2 – POLICY CONTEXT The Status Quo section analyses the area in terms of the . Component 2, considers the regional economy from a The policy context section details all current planning policy current zoning, landuse, environmental conditions, number of perspectives: (1) considering the regional documents relevant to the Amanzimtoti Study Area. movement and circulation and public environment; economy in terms of economic sectors (Section 3), (2) the . Part B – Detailed Analysis and Assessment population catchments for the Town Centre (Section 4),
SECTION 3 – REGIONAL CONTEXT The Detailed Analysis and Assessment assesses each and (3) the competing and supporting centres (Section 5); The regional scale analysis assess the study area within its building within the Primary Study Area 1 in terms of; and regional metropolitan context. height, condition, architectural merit, building size, . Component 3, considers the opportunities in the various vacancy, street façade, activity, number of residential sectors (Sections 6 through to 11).
SECTION 4 – DISTRICT CONTEXT units and parking availability; The district context analysis identifies the relationships . Part C – Susceptibility Analysis SECTION 8 – TRAFFIC AND TRANSPORTATION established at a district level in terms of the movement and The Susceptibility Analysis took various analyses and circulation, natural systems and broad land use structure. combined specific features to determine a building or SECTION 9 – cluster of builds ability to change.
SECTION 5 – SECONDARY STUDY AREA CONTEXT . Part D – Detailed Urban Design Analysis This section deals with a natural and built form environmental The final section of the Primary Study Area analysis analysis which is undertaken for the Secondary Study Area as evaluates Area 1 in terms of strategic urban design identified in section 1.5 above. performance criteria.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 10 02 POLICY CONTEXT
Introduction Integrated Development Plan (IDP) Spatial Development Framework (SDF) South Spatial Development Plan (SSDP) Previous Study – Amanzimtoti CBD Urban Design Area Framework (2006)
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 02 POLICY CONTEXT
2.1 INTRODUCTION PLAN TYPE SCOPE PURPOSE The following provides the overall planning context which is Long Term Development Strategic corporate: Strategic development direction for the city Framework economic, social and broken down into a series of sub-sections that include the environmental objectives following aspects; Integrated Development Strategic corporate: Strategic implementation direction and imperatives for the . Prevailing policy context – detailing all current planning policy Plan operational implementation municipality documents relevant to the study area; Spatial Development Strategic corporate: spatial Strategic spatial development intentions for the city based on the . Regional context – understanding the study area within its Framework development, integration of LTDF and IDP economic, social and regional context, i.e.: within the broader metropolitan environmental strategic context; development objectives
. District context – identifying the relationships established at a Spatial Development Plan Strategic: spatial Translation of spatial development intentions into land use, transport, district level in terms of the connectivity, land use, and natural development environmental, infrastructure implications. Broad based land use directives to guide Local Area Planning and LUMS, bulk infrastructure systems; and transportation planning directives for the municipality. . Local context – A natural and built form environmental Local Area Plan Detailed physical plan Detailed physical planning directives for the city and the municipality. analysis is undertaken for the overall study area (project area Refining land use, transport, environment, infrastructure to a level 1 – 5). that informs the preparation of a Land Use/ Development Scheme. Also includes urban design directives for public and privately owned The table on the right illustrates the existing hierarchy of plans land. May include implementation proposals. that govern spatial planning in eThekwini Municipality. The hierarchy of plans is structured to provide guidance to spatial Precinct Plan/ Special Area Detailed physical plan for Detailed physical planning directives for the city and the municipality Plan special areas for areas with special environmental, economic, heritage etc planning extending from a more strategic overarching regional characteristics. Detailed urban design directives and/ or proposals. scale, through to a detailed land use management scale for May include implementation proposals specific areas providing development rights for individual land Land Use/ Development Zoning and development Detailed land use management tool for the municipality and Scheme control regulations allocation of potential development rights to private and publicly parcels.. owned land.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 12 02 POLICY CONTEXT
2.2 INTEGRATED DEVELOPMENT PLAN (IDP) ETHEKWINI . Adoption of the Economic Development Strategy; . Maximising the benefits of 2010;
MUNICIPALITY DRAFT 2011/2012 . Inclusion of the Municipality’s Expanded Public Works . Intensifying the campaign against HIV/ AIDS and TB; The IDP for the eThekwini Municipality is a documented Programme (EPWP) as a cross sectoral approach; . Reducing service delivery backlogs; approach to regional development within the municipal . Alignment of the IDP to the Organisational Scorecard, . Gearing up for Disaster Management; boundaries. The key challenges facing eThekwini are identified Service Delivery Budget and Implementation Plan through the analysis of social, economic and environmental . Regenerating former township CBD’s; (SDBIP) and individual performance plans; status. The IDP is a strategic approach to addressing these . Driving our eventing strategy; . challenges by refining the city vision and achieving this through Alignment of the IDP of the Millennium Development . Improving public transport systems; key actions and managing and evaluating performance. Goals, APEX priorities of national government, the National Spatial Development Perspective and the . Developing electronic connectivity; The 2011/ 2012 IDP Review identifies a number of key areas of KwaZulu-Natal PDGS Priorities; . Building a city that is resilient to climate change; focus. This include; . Publication of both a plain language IDP and an isiZulu . Protection of our city’s natural resources. . Fine-tuning of programmes and projects to align with the version of the IDP. new demand; . Updating of statistical information, and general progress The eThekwini Municipality IDP is a broad overarching policy made against targets set per IDP plan; In addition to the key areas of focus the eThekwini document aimed at guiding and refining the city vision as a . Preparation of a revised SDF; Municipality has identified the following priorities to be whole. As a result a number of the key areas of focus and . Adjustment in targets as backlogs figures are refined addressed during 2011/ 2012; priorities identified above relate to the Amanzimtoti CBD against the access modeling exercises; . Focus on poverty and unemployment; Regeneration Plan, and therefore serve as an overarching . Activation of ward committees to revised needs of the . Deploying more resources to create a safer city; policy framework. communities, as reflected through ward priorities; . Implementing energy efficiency strategies;
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 13 02 POLICY CONTEXT
2.3 SPATIAL DEVELOPMENT FRAMEWORK (SDF) 2.4 SOUTH SPATIAL DEVELOPMENT PLAN (SSDP) ‘The SDF is the primary spatial response to the development ‘The current SSDP identifies the capacity of the existing context, needs and development vision of the municipality. It is natural and built environment to create sustainable the primary level of translation of social, economic and investment and development opportunities and establishes environmental development and management policy into linkages to opportunities for the socio-economically spatial terms and is the primary Land Use Management tool for disadvantaged communities of the south. Within this context, the Municipality’ (eThekwini Municipality: Draft 2011/2012 the SSDP identifies what development is desirable, where IDP). such development should occur and how much development should be facilitated’ (eThekwini Municipality: Draft The SDF identifies a number of ‘Priority Areas for Development’ 2011/2012 IDP). within the next five (5) years, of which Amanzimtoti has been identified. Studies have revealed that these Phase one (1) Priority Areas require various degrees of infrastructure The role of the SSDP according to the eThekwini Municipality provision to support the development that is envisaged. Greater draft 2011/ 2012 IDP is based on achieving a balance between detailed assessments are currently underway for these areas the following key imperatives that the Southern Region must with the view to gain an improved understanding of the cost, address to achieve sustainable development for the broader timing and phasing of the development across the metropolitan Metropolitan region as well as the local region. The various area. roles include;
. Major residential role;
. Industrial role with potential for limited expansion;
IMAGE 3: REVISED SPATIAL DEVELOPMENT FRAMEWORK 2008 . Coastal tourism (existing and development potential);
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 14 02 POLICY CONTEXT
. Potential to diversify/ intensity existing agricultural uses Providing better accessibility to peripheral areas, . Establishing a development structure which allows for and improve food security for the Metro. creating additional economic development efficient land development, accessibility, development opportunities and facilitating the integration of the area predictability etc, into the wider Metro; . Allowing appropriate densification around the N2 and The SSDP identified the following as major development . Better utilisation of the areas of high visibility and R102 and their inland road linkages, components; accessibility for additional commercial, business and . Upgrading and redeveloping the Amanzimtoti town . The southern portion of the South Durban Basin; office development; centre to fulfill the role of mixed investment node . Upgrading the Amanzimtoti town centre to fulfill its envisaged in the eThekwini SDF and establishing local . The old airport site as a key area for redevelopment; potential and establishing additional economic activity nodes at the intersections of the N2/ MR242, the . A range of formal residential development; development at the N2/ R603 intersection, MR242/ MR197 and the N2/ R603 intersection, the . A large contingent of informal residential development . Making better usage of the recreational and tourism latter could accommodate a significant extent of both within the formal development and on its periphery. opportunities of the extensive coast, business/ office etc development positively affecting . Making better usage of the inherent high levels of development south of the R603, accessibility and visibility and proximity to the coast by . Protecting, managing and rehabilitating the valleys of the The SSDP identifies the Amanzimtoti node as a mixed increasing residential densities where appropriate Ezimbokodweni, Amanzimtoti, Little Amanzimtoti and investment node with the following major planning principles without substantially changing the character of the area, IlIllovo Rivers as well as protecting and appropriately and concepts applied which are applicable; . Maintaining the unique character of the area and utilising the sensitive coastal environment, . Ensuring that development is sustainable both in terms of developing the green and recreational aspect further, . Allowing for appropriate residential densification in the environmental considerations, physical and social service . Ensuring the maintenance of the living environment in central areas, while providing for a range of additional provision, local economic development etc; the eastern parts of the area while upgrading the residential development opportunities south of the R603 . Facilitating integration of various components surrounding environment in the peripheral areas, and between Kingsburgh and the IlIllovo township, Amanzimtoti, their inter-linkage and accessibility;
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 15 02 POLICY CONTEXT
. Providing appropriate support services to the peripheral 5. Accommodate business and office development and under-serviced areas, positively affecting development south of the R603. . Identifying commercial and business development 6. Allowing increased residential densities in central opportunities, areas, up to 50 units/ ha and providing appropriate . Protecting and appropriately rehabilitating the sensitive development to the areas south of the R603; and coastal environment, including the various lagoons and 7. Appropriately upgrading and expanding both the river mouths, while appropriately developing a range of economic and commercial development areas as well beach and river related recreation activities. as coastal recreation.
The South Spatial Development Plan relating specifically to Amanzimtoti and its immediate context suggests the following key issues: 1. Upgrading the Amanzimtoti town centre to fulfill its potential; 2. Establishing additional economic development at the N2/ R603 intersection; 3. Upgrading and redeveloping the Amanzimtoti mixed investment node; 4. Establishing local activity nodes at the intersections of the N2/ MR242, the MR242/ MR197 and the N2/ R603 intersection; IMAGE 4: SOUTH SPATIAL DEVELOPMENT PLAN (2008)
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 16 02 POLICY CONTEXT
2.5 PREVIOUS STUDY – AMANZIMTOTI CENTRAL The following are the key proposals emanating from the 2006 . Parking courts: a series of defined areas become BUSINESS DISTRICT, URBAN DESIGN AREA study; parking courts within the road network. The intention 1. Proposals relating to Movement and Circulation – was to make the CBD as ‘user friendly’ as possible. A FRAMEWORK (2006) . Improving local access: The redesign, reconfiguration variety of parking opportunities were to be made In 2006 Iyer Rothaug Collaborative cc were appointed by the and redevelopment of the access interchange with the available, i.e. Parkades, parallel parking along activity eThekwini Municipality to develop an urban renewal N2, to improve access into and out of the Amanzimtoti streets, parking courts within blocks, etc. programme to regenerate the Amanzimtoti Central Business CBD; 2. Proposals relating to Land Use Development – District. Importantly it is worth noting that this was prior to the . Redevelopment and upgrading of the Station & . The Council-owned land parcel was identified as a establishment of Arbour Town and the study area at that stage surrounds: The redevelopment of the Amanzimtoti major development opportunity zone, that could be had a high level of occupancy. Station into a fully fledged intermodal public transport developed for an office park and/ or residential; facility. This will include a formalised trading market to . Upgrade and expand Hutchison Park as a sport and The programme, emanating from the council’s IDP, aimed at accommodate informal traders, as well as a formalised leisure area; promoting local economic development, in this case through mini-bus taxi facility; . An opportunity to develop an active tourist strengthening the municipalities tourism base. . Upgrading Kingsway Road: the slowing down of traffic destination with an exciting river edge waterfront was on Kingsway road as one enters the CBD is vital to the identified; Based on the above, the municipality appointed Iyer Rothaug safe movement of pedestrians from the intermodal . The document noted that extending the idea of a collaborative to prepare an Area Framework Plan for the CBD of public transport facility into the CBD; vibrant urban quarter requires the integration of Amanzimtoti based on an understanding of the current . New east west link: providing an east west link from residential development within a mixed use challenges and to identify a strategic vision to capture the riverside road to connect with Kingsway Road to development. The existing parking lot along opportunities and needs within the CBD at that time. develop a complete movement system which connects Commercial Road near the river edge was identified the various components to extend the CBD boundary to as prime land that could be developed for mixed use include the civic buildings and river;. development.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 17 02 POLICY CONTEXT
This would then extends the CBD to the river edge and 4. Proposals relating to the Public Environment included – 3.1.5 KEY FINDINGS provide for a stronger link to the civic precinct; . Upgrading the public environment including The existing policy context is not in keeping with current 3. Proposals relating to Urban Form include – appropriate side walk design, landscaping and realities confronting the node This primarily related to the . New buildings should provide for an suitable sense of building orientation, street furniture with supporting shift in economic activities and focus from the historic town enclosure to streets and spaces. New development public facilities and services; centre to the new large regional commercial development should respond to the scale of the streets and spaces . Rehabilitate the Amanzimtoti River to its former complex at Arbour Crossing and Galleria Shopping Complex. being created; natural state; The two developments opened during 2009 and cater for 43 . Perimeter blocks should be used wherever possible as . Develop a river edge boardwalk experience to 000 m² and 87 000 m² of floor area respectively. These they can accommodate a variety of uses, will increase encourage users along this natural asset; represent significant activities along the southern corridor connectivity and maximise active frontages, whilst . Upgrade the beach promenade, increase lighting to and has resulted in the decline and disinvestment currently offering flexibility for reuse or redevelopment in the improve surveillance; evident in the historical CBD. future; . Provide a public node between the river boardwalk . Building types need to provide variety and interest. and beach promenade to connect at a special The existing guiding policy documents provide strategies for Building widths should be flexible but wide enough to extension into the sea, be means of an iconic pier. the continued growth and development of the Amanzimtoti allow enough natural light to permeate through, with Allow the public realm to connect with the water. Town Centre. They do not explicitly deal with or provide internal courtyard spaces. Building depths of between guidelines for the new development at Arbour Crossings or 10 and 18m are most sustainable and flexible; the surrounding areas. Furthermore the policy context continues to regard the study area as a CBD. This role however is seriously being challenged by the shift in focus towards the Arbour Town Complex.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 18 02 POLICY CONTEXT
Despite the relevance (in part) of existing planning documents such as the 2006 Amanzimtoti Central Business District Urban Design Area Framework Plan, new studies need to undertaken to assess the viability of the existing Amanzimtoti Town Centre, particularly from an economic point of view.
IMAGE 5: OVERALL VISION PLAN – 2006 AREA FRAMEWORK
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 19 03 REGIONAL CONTEXT
Natural Structuring Elements Primary Movement Structure Primary Development Pattern Metropolitan Lattice & Public Transport Metropolitan Activity Structure A ‘Polycentric’ Circuit of Opportunity Key Findings
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 03 REGIONAL CONTEXT
3.1 NATURAL STRUCTURING ELEMENTS 3.2 PRIMARY MOVEMENT STRUCTURE 3.3 PRIMARY DEVELOPMENT PATTERN
The region is characterised by significant topographic and water Much of the growth of the city has been in response to The natural systems and responses to the movement based systems. In the context of the historical development of dominant movement systems. Initially the rail and main road structure has resulted in a dominant corridor pattern of Durban, the initial bay represented an important genesis for the systems structured settlement and organic growth along development with almost contiguous settlement located city. The dominant topographic and river systems have defined north/south and western axes. More recent development along the coastal north / south axis and along the inland east/ primary catchments for the development of the city and have in has been shaped by the establishment of the main national west axis. A major historical dysfunction is the large many ways shaped the growth of the city from its core, which is freeway systems and associated main roads that link various concentration of settlement located outside of this dominant centered around the harbour. settlements in an east – west system. corridor pattern mainly as a result of the formation of the apartheid city.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 21 REGIONAL CONTEXT
03 CITY RESTRUCTURING AND GROWTH
3.4 METROPOLITAN LATTICE & PUBLIC TRANSPORT 3.5 METROPOLITAN ACTIVITY STRUCTURE 3.6 A ‘POLYCENTRIC’ CIRCUIT OF OPPORTUNITY A primary development imperative is restructuring movement systems in a manner that integrates and provides greater The established development corridors and the primacy of The city has inadvertently over several years established a linkage and choice. Breaking down past practices of single the core CBD represent important elements of the city scale polycentric or multi- nuclei spatial form. A system of access into large residential townships continues to hinder the structure and the CBD is likely to continue to perform the metropolitan centres serving a diverse range of functions has performance of the city spatially. Establishing greater north function of the primary centers for investment, development emerged naturally through the growth of small towns located south and east west access at a metropolitan scale is key. The and opportunity. These serve as development corridors at a along key axes. The development and re-investment in metropolitan lattice supported by an efficient public transport metropolitan scale. Future restructuring and planning should “township” centres more recently represents another key system are essential ingredients toward improved city encourage the appropriate integration of existing settlement aspect supporting the distribution rather than centrality of performance. A substantial opportunity for public transport outside of these corridors with the primary corridors. At the opportunity. A polycentric city structure coupled with a city exists in the primary corridors, where the existing rail system same time, key routes forming part of a lattice should be scale activity system underpinned by public transport, are closely parallels the main higher order road systems. developed as Activity Spines allowing for improved access to important drivers for change toward establishing an more opportunity outside of the dominant metropolitan corridors. ‘equitable’ and ‘high performance’ city.
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3.7 KEY FINDINGS of importance as this system has metropolitan scale impacts, In addition, the area is serviced with a reasonable road matrix beyond its local reach. A second primary finding at a city that offers a degree of alternative routes between the various The city scale context highlights the historical strength of scale is the emergence of a Polycentric or Multi Nuclei City “centres” (nodes) or areas that comprise the polycentric particular development axes, namely the “golden T” based on structure. In fact, in many ways, this system albeit embryonic system. the current Western and North-South national routes. Current for many years, is currently maturing. It has been well patterns of development reflect a clustering or centralisation of accepted that even before the recent demarcation and legal investment, and by implication, opportunity within these The “polycentric” city has emerged as the city has grown due creation of eThekwini as a “metropolitan” municipality the systems or, these development corridors in morphological to a combination of; area was conceived of and treated as a composite integrated terms. An important consequence of this pattern is that city entity. . The topography of the setting; scale development based solely on the ability of the corridor . Conventional market processes; system to deliver urban opportunity, unfortunately results in . The nature and form of rail and road systems as they the settlements of poor historical and geographic luck At some stage in the past, the various towns or suburbs, that evolved; and continually to be marginalised. In addition to this, a formidable comprised the originally separate components, had grown force in shaping distorted patterns of settlement is the impact towards each other and had formed a single interrelated . The imposition of the political interventions, especially of apartheid spatial policy. The pattern of a strong system of area. One of the important features of this coalescence has during the apartheid period. metropolitan corridors nevertheless represent important city been that the metropolitan area exhibits all the features scale structuring elements that future spatial policy has to common to urban areas of such a size; viz. it is a The “nuclei” of the polycentric city, it is argued, comprises a reconcile growth and the equitable distribution of opportunity “polycentric” or multiple nuclei system. The notion of a series of metropolitan scale foci. These include smaller with. A key finding therefore is the need to acknowledge the polycentric system is that there is more than a single focus centres located outside of a centralised core that exhibit Southern Corridor, which the study area forms a significant part point (or “centre”) for activity and employment – regardless higher levels of diversity and complexity. These centres of, as an important city level system. The enhanced functioning of whether the focus points are commercial industrial or usually in metropolitan planning terms occur within a 15 to and the ability to continue to grow development opportunity is mixed use in nature. 20km radius from the core, and from each other, allowing for
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sufficient spatial independence to in other words “hold their The significance of the Polycentric Model, is the ability of the . There is no sub-regional or regional level focus along the own” containing then a wide spectrum of urban land uses. system to generate opportunity for those settlements, Southern Corridor. In recent years the Abour Complex is These centres each unique in character owe their existence to a currently socially and economically bound to the periphery. now the largest regional focus along the southern arm. range of historical factors including, centres that have their The model offers an approach to dealing with the origins in agricultural production (Tongaat, Verulam), to those peculiarities of the South African Edge City – the need to created under apartheid (Isipingo, Umlazi), to a few naturally reintegrate a real and established disenfranchised urban occurring centres that have diversified over time (Pinetown). periphery or edge, which has more purpose and is just, unlike the new frontiers of the North American “Edge City”.
It is also argued that the Polycentric city also includes various single purpose points of metropolitan foci that have a particular The key issues in considering the Amanzimtoti study area in background originating as either regional shopping centres or terms of this metropolitan perspective are two-fold, namely:
industrial parks and which have over time grown in size and . Acknowledging the study area as an important land use composition. A good case in point in eThekweni are component of the southern corridor of Durban; the Pavilion (regional shopping centre) and Springfield Park . Within the current strengthening of the Polycentric City, (Industrial park). Based on the above definition, the Polycentric establishing which centre becomes the South’s structure of Durban comprises Durban CBD as the primary contender as a centre of metropolitan significance and centre, followed by diverse Secondary Centres such as Hillcrest, which generates regional opportunity locally. This Pinetown, Umhlanga, Isipingo, and more single focus Tertiary inevertly looks at the two major zones of significance in Centres such as Pavillion, Galleria, La Lucia, Westwood and the south of Durban i.e. Amanzimtoti CBD and the Musgrave. Arbour Town/ Galleria area; and
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Context Movement Natural Elements Broad Land Use Conclusion
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The Study Area for the Project as a whole, identified by the Ezimbokodweni 4km outer white line on the plan to the left. The Study area is divided into 5 separate areas. Project Area 1 is the focus of this report. Project Areas 1-5, although separated from each other by roads and railway lines, functions as a Town Centre, with Umbogintwini Project Area 1 being the main component or core of the Town Centre. 2km The Study area is within a 4km distance of the Umbogintwini Industrial area; as well as the Galleria and Arbor Crossing Amanzimtoti Development. The Galleria shopping centre, which lies parallel Illovo Glen to the N2 freeway and developed over the Umbogintwini Golf Galleria Arbor Course site, opened its doors in November 2009. It consists or a Crossing range of retail stores, entertainment venues and restaurants. The Study Area The centre has approximately 87 000m2 retail space. The Arbour Crossing – Value Centre development developed north Amanzimtoti Beach of the Galleria, consists of stores such as Pick and Pay, Doonside Beach Sportsman Warehouse, etc. with a total GLA in the region of 43 000m2. These two commercial clusters form part of the Arbour Town Node which aims at establishing major retail, commercial and residential investment opportunities in the order of R1,5billion.
The study area is strategically located off the N2, with its main tourist beach located along its eastern boundary. Along the coast are other prominent tourist beaches such as Doonside Beach and Warner Beach, which are in close proximity to the Study Area. The Study Area is surrounded by predominantly residential development within a 2km radius, with very limited commercial development south of the Town Centre.
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04 4.2 MOVEMENT
One of Amanzimtoti nodes strategic advantage is that the core zone lies parallel to the N2 which makes this area highly accessible. A commuter railway network runs directly through the Study Area with a station located centrally at the edge of the core. This provides additional opportunity for the Amanzimtoti area.
Andrew Zondo Road runs parallel to the N2, and runs through the central sections of the Amanzimtoti Town Centre. This route serves as an accessibility route for the areas that surround it.
North of Amanzimtoti, approximately 3km away, lies a major interchange that services the Arbour Town Development, as well as the Umgontwinwi area. This interchange has recently been upgraded to accommodate the high volumes of traffic anticipated from the new development.
N2
M37- Moss Kolnick
Old Main Road Railway and Station Andrew Zondo Rd
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The Amanzimtoti River along the study area’s south-eastern boundary takes the form of an estuary of signifance. This estuary together with the forest and marine areas along the coast forms part of the Durban Metropolitan Open Space system (DMOSS). The DMOSS areas indicated as a green hatch on the plan to the left, is found along the coast as well as inland particularly along drainage and sensitive environmental areas.
In most parts the 100 year floodline lies within the DMOSS areas and doesn’t pose any significant impact to the existing developed areas.
DMoss
River 100 year Floodline
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04 4.4 BROAD LAND USE
At the District Scale, three nodes of differing scales are located Ezimbokodweni virtually 2-3km apart from one another. Theses are indicated 4km as a red circles on the plan to the left, and are sized to reflect M37 the intensity and GLA offered at each of these nodes. The Warner Beach node is located approximately 3km to the south Umbogintwini of the Study Area with the Kingsburgh Centre located a further 2.5km from this node. These two nodes are not reflected on the plan to the left. A variety of land uses occur within a 4km 2km Arbour Town Node radius of the Town Centre. 120 000m2+ GLA
Amanzimtoti Immediately to the north-west, the site is surrounded by urban Illovo Glen Amanzimtoti TC RAILWAY residential development. These consist of the residential areas Node of Amanzimtoti and Illovo Glen. West of these areas lies the 39 000m2+ GLA Galleria Arbor N2 Crossing Peri-urban residential areas of Ezimbokodweni. Along the M37 Doonside Node The Study Area Convenience shops lies the Umbogintwini Industrial Area; with the Arbour Town Development at the intersection of the N2 and M37.Coastal Amanzimtoti Beach residential development made up of blocks of flats, some of which have retail on the ground floor, are located along the Doonside Beach Node coast taking maximum advantage of sea views. Inland, between the coast and the N2, are residential clusters, some of Industrial which have been converting over time to Bed and Breakfast Commercial/Retail developments as well as other ancillary uses such as property DMoss letting firms , smaller offices, etc. Urban Residential The Study Area is predominantly commercial with a much Peri-Urban smaller component of commercial/retail still prevalent with Residential the core. Across the N2 , lies the social civic cluster made up of Coastal Residential a library and community hall. Adjacent to this cluster lies a Recreation community sports field and park. Civic/Social
Education
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04 4.5 CONCLUSION
In assessing the District Context, It is evident that Amanzimtoti is in close proximity to the major retail and commercial node of the Arbour Town development. It is virtually 4km away from a development with a retail space in the order of some 120 000m2.
Amanzimtoti is strategically located as it has good access off the N2. It also a well known tourism destination area which presents an opportunity for tourism development initiatives along the South Coast. There is the added opportunity of a commuter railway network and station which transverses the Study Area; as well as a parallel accessibility route which runs alongside the N2.
Amanzimtoti is surrounded by large residential precincts. Some of which are low income residential areas which are reliant on services provided within the Amanzimtoti Town Centre. The area has been responding to changes in demand with a surge of Special Consent applications for Bed and Breakfast operations in close proximity to the Amanzimtoti Town Centre.
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Structure of Town Centres Context Movement Natural Elements Broad Land Use Lynch Analysis Conclusion
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05 5.1 CONTEXT OF STUDY AREA
As described earlier in this report the study is made up of 5 Project Areas. Project Area 1 is the Primary Project Area, indicated as a red fill on the plan to the left whilst Project Area 2,3, 4 and 5 are the Secondary Project areas. The Study Area is denoted as a white line on the plan to the left. The project will focus primarily on Project Area 1 whilst Project Areas 2,3,4,5 and including the areas within the Study Area(white boundary)will be the area of influence for this study. Amanzimtoti
The core area , Study Area 1 is contained within a convenient walking distance, i.e. approximately 300m, from the central Project Area 1 point to its outer boundaries on both ends. In theory, it would 100m 200m 300m be further accessible to areas 2-5 as well as the beach 400m 800m 1200m i.e. a 400m distance away if it were not for the N2, railway and Andrew Zondo Road, which fragments the Town Centre in various individual clusters.
The purpose of this section is to analyses the secondary study area in terms of understanding the overall structure of the historic centre and the challenges confronting it at this scale. Amanzimtoti Beach
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05 5.2 EVALUATION OF THE STUDY AREA RELATING TO TOWN CENTRE STRUCTURE
TOWN CENTRE STRUCTURE 5.1.1 PURPOSE OF SECTION minutes walking radius of the “Peak Land Value”. The Core occurs FRAME This section aims at providing an understanding of the urban within a 5 minute walking distance. structure of town centres and its associated urban performance. The “Core” is the highest and most intense retail and office area Parking within about 5 minutes walking radius of the “Peak Land Value”. Public Buildings Residential This examination of a town centre occurs at both an overall Some analysts distinguish between the Retail Core and the Office study area scale and a more detailed precinct scale. Core. For the most part the Core is distinguished as the area Shops containing the “first order” or best retail and office floor space or Medical Hotels 5.1.2 THE NATURE OF A TOWN CENTRE the most intensively used part of the Town Centre. CORE There are a number of terms used to define the various The “Frame” of the Town Centre is the area around the Core, and Offices Lower rent components of the central parts of towns and cities. These Bus/Taxi usually comprises several clusters of secondary order Shop / Sales terms have their origins in geographical analyses, and have Termini / Offices stores, lower rent type stores (usually those with large display Light & Informal been incorporated into Town Planning practice as well. Service Sector / areas such as furniture and motortown, residential clusters, Industry Markets clusters of light / service industry, civic facilities and transport 5.1.2.1 COMPONENTS OF A TOWN CENTRE nodes (such as bus, taxi and rail termini). (See diagram on the Many geographers and planners now tend to differentiate the High Rent Shops and Offices right). It is clear that a Town Centre comprises a mix of land uses. CORE : Town Centre into at least two areas, viz. the “Core” and the (10 min walking locus) It is also clear that this mix of land uses emerges organically, “Frame”. however it is also recognised that these uses need to be managed FRAME : Area of Expansion and Transition and directed so that the various parts work in consort, are Conventionally, the Town Centre, as a whole, is that area of Edge / shape determined by Roads integrated, are mutually reinforcing and create a safe, accessible, high intensity uses and high land values, usually within 10 and Topograpgy easy to use component of a town
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This mix of uses will not be managed if open-ended generalised The Core of a Town Centre should, ideally: 5.1.4 CONCEPTUAL APPLICATION land use zones such as General Commerce and General . Be contained within a walking distance of approx 500 Almost from its inception the Amanzimtoti Town Centre did Business are utilized, as this will not direct land uses to achieve metres, or a maximum of 5 min walking radius (so not exhibit many of the aspects of a traditional Town Centre. the points made above. A coordinated mixed-use town centre that full extent is within 10 min) is achieved by the appropriate zoning of the various clusters . Individual blocks should not be in excess of 150 metres Firstly, the CORE was disconnected from many of the that comprise a Town Centre. In addition to the use of fine- so that access to adjacent areas is facilitated. supporting clusters that comprise the FRAME, by both the grain zoning of a Town Centre, it is necessary to plan, develop Railway line and the advent of the Freeway at a later stage. and maintain the strategic infrastructure that supports the The Core and the Clusters that comprise the Frame need to operation of the Town Centre, e.g. be treated differentially, viz. The Core should be pedestrian Secondly, not all the traditional clusters that comprise a General circulation, Parking, Pedestrian routing, Pavement orientated and so that it could be ; Frame existed. For example there were no substantial treatment, landscaping, etc. . Fully pedestrianised medical clusters, Service industrial clusters, lower rent office . Partially pedestrainized, or and shopping clusters, etc. 5.1.3 TOWN CENTRE REQUIREMENTS . Traffic calmed A Town Centre should provide uses that can survive on the Thirdly, there was no substantial office component in the market found: Individual clusters of the Frame also need to be differentially Core, and the Post Office (a Public Building) not only occurred . Within the adjoining residential neighbourhoods (bear in treated, so that within the Core but at the centre of the Core. In addition, mind these neighbourhoods comprise both permanent . Residential clusters are pedestrian friendly lower rent type shops did and does occur within the Core. A and temporal residents). . Civic clusters are pedestrian orientated substantial contemporary shopping mall occurred in the . From the immediate hinterland if it is located in an . Transport termini are clearly linked to pedestrian Frame, rather than lower rent type shops. interceptory position; and routes of the Core . From temporal support by tourists and passing traffic. . Secondary retail and office clusters are also pedestrian orientated . Service industrial clusters are vehicle oriented.
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Otherwise, all there was a presence of conventional clusters in AMANZIMTOTI TOWN CENTRE the Frame. CONCEPTUAL STRUCTURE . Consequently, the ability for this Town centre to function interactively was always limited. FRAME . The Town Centre was always fragmented by the railway
line; but the Freeway further aggravated this by severing Public Buildings the Core form its association with a closely and easily FREEWAY connected Civic cluster. Informal Sector / Shops Bus/Taxi At a later stage the components that comprise an integrated Markets Termini CORE Town Centre was further damaged with the removal of the civic Offices Post Office offices in a two stage disappearance. Parking ARTERIAL
RAILWAY Therefore, even before the advent of the Arbour set of Residential Hotels Shops / developments, the Aminzimtoti set of developments were Offices unable to perform its function as an integrated Town centre as a whole. This was in addition to the restriction on its ability to High Rent Shops and Offices expand and transform into a fully functional Town Centre. CORE : (10 min walking loc us) In addition, the Core of any Town centre usually has a clear Area of Expansion and Transition focus , centre, sense of place and easy and clear sense of FRAME : image, sense of orientation, etc . The Core of the Amanzimtoti Edge / shap e determined by Roads Town centre never offered any of these attributes. and Topog rapgy
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05 5.3 MOVEMENT
The Study Area is affected by three types of movement in and around its core (Project Area 1) , Firstly, the N2 is located along the western boundary. Secondly a railway line is located along its eastern boundary with a station located centrally within Project Areas 1 to 5; and lastly KingsWay Road transverses Project Area 1 and forms another edge along the eastern boundary of the site.
3 The fragmentation by the major movement networks isolates 4 Project Area 1 from areas 2 to 5 with very limited pedestrian 5 connections between the project areas.
Project Area 1 Various local access routes, denoted as a brown line on the plan to the left, connect the Town Centre with the residential districts that surround it. IMAGE2
N2
Railway and Station
Andrew Zondo Road
Local Access Roads
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05 5.4 NATURAL ELEMENTS
The coastal context of the both the Study Area and the Project Area (Area no. 1) was investigated in respect of any potential implications for planning and development. The issues that could potentially impact on the areas include:
Sea Level Rise The 100 m from the high water mark that restrains future development. 3 The extent of D’MOSS 4 The extent of the Amanzimtoti estuary 5 None of these have any direct or immediate implications that Project Area 1 will constrain or restrict development in the Study Area.
SEA LEVEL RISE 2 The map on the next page identifies the various estimated sea level rise lines , as well as the 100m Coastal Buffer within which there will have to be restrictions on development in the long- term.
It becomes quite clear that the Project Area is at least 200m away from the coast and will not be affected by either the maximum estimated sea level rise or by the 100m Buffer restraint.
DMoss
River 100 year Floodline
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05 5.4 NATURAL ELEMENTS (CONTINUED…)
D’MOSS
The D’MOSS area essentially covers the estuary and the low lying flood plain area. The Study Area is not effected by D’MOSS; except that it commences on the estuary edge along 3 the south-east of the study area on the embankment that is bounded by the circulation road. 4 THE ESTUARY
5 An estuary is “a semi-enclosed body of water connected to the sea as far as the tidal limit or the salt intrusion limit and receiving of freshwater runoff”, regardless of whether the Project Area 1 freshwater inflow is perennial or not. Estuaries are recognized as being important insofar as being highly productive systems because of their conjunction of marine and freshwater environments. It is therefore important to maintain or attempt to resurrect the “health” of these systems wherever possible.
The Amanzimtoti estuary has been subject to constant 2 reduction of its flood plain, with major infilling occurring over the years. The present channel is restricted and majority of the floodplain has been eliminated. Consequently there has been High Water Mark a large loss of natural habitat. The estuary is identified as being “Highly Degraded” and in need of rehabilitation. (p198 300 mm SLR Estuaries of Durban 2010 Report). However opportunities for 600 mm SLR rehabilitation do exist. These opportunities occur across the 1000 mm SLR Freeway on the floodplain area. The area identified as 100m Buffer comprising the estuary is seen in the accompanying map. Neither the estuary area nor the potential rehabilitation area imposes on the Study Area.
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05 5.4 NATURAL ELEMENTS (CONTINUED…)
CONCLUSION
None of the environmental issues have any potential to restrict development or redevelopment within the Study Area. However, the edges of the estuary commences at the boundaries of the study area, as does the D”MOSS area. These do have some implications in that the southern edge of the Study area is sensitive and restrictive and that no physical development can occur immediately at the water’s edge, unless it is in accord with rehabilitation imperatives and recreational needs. Although not detailed, the link road 3 connection under the Freeway appears to be part of the estuary and D’Moss and will have to be reconsidered as a 4 continuing to be either a vehicle and even a potential 5 pedestrian link in any future development.
Project Area 1
2
Estuary
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05 5.5 BROAD LANDUSE
The Amanzimtoti Town Centre is fragmented into various clusters by the movement networks.
Project Area 1 was predominantly the commercial retail core of the Amanzimtoti Town Centre.
Project Area 2 is what is referred to as the coastal town centre, where there are hotels and apartments which have retail on 3 the ground floor. The Amanzimtoti Shopping Mall is located 4 Amanzimtoti within this precinct. 5 Project Area 3 and 4 lies within the DMOSS areas and remains Project Area 1 largely vacant.
Project Area 5 contains residential development. 2 The remainder of the study area (areas within the white boundary on the plan to the left) have over the past few years, seen an influx of applications for the conversion of Bed and Breakfasts establishments, as well as other ancillary uses such as property letting firms, smaller offices particularly the areas Commercial/Retail Amanzimtoti Beach north of the Amanzimtoti Town Centre. DMoss A civic /social precinct exists south-west of the Study area. This Urban Residential area contains a popular library and Civic Hall which is Coastal Residential communally used by people not only locally but ,as well as Recreation greater Durban. Civic/Social
Transport
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05 5.6 LYNCH ANALYSIS
The Study area is impacted by natural and physical elements. These elements creates distinct characteristics of an area and provides an understanding as to the legibility, image and identity of an area , in this case Amanzimtoti. Some of the major identifiable elements within the Amanzimtoti Town Centre are described below;
Edges- Two main types of edges have been identified. These are 3 Hard Edges and Soft edges. In regard to Hard Edges, the N2 forms 4 Amanzimtoti the significant western boundary, the Railway and Andrew Zondo 5 Road forms the other significant hard interface on its eastern boundary. The major soft edge is the estuary on the southern Project Area 1 boundary. The Sea forms part of the soft edge on the Study Areas eastern boundary. The Edges identified above isolate and enclose Project Area 1 the primary study area from the rest of the districts and as EDGES described earlier in this section, the Amanzimtoti Town Centre has Hard Edges (Road, Rail) not been functioning in its true sense as a traditional CBD because of this separation. Soft Edges (Estuary/Sea) 2
DISTRICT/PRECINC Districts- Various Districts have been created and in some part TS Commercial-Core reinforced by the edges described above. The Primary Study Area Social-Civic Precinct has been functioning as the commercial core whilst Project Area Residential/Commercial has been functioning as a major Residential and Retail Precinct with the Toti shopping Centre within this zone. The areas south of Residential/Transition Precinct Amanzimtoti Beach Project Area 2, has been described as a Transitional Zone where is Residential predominantly Residential however over past few years residential LANDMARKS areas particularly along Andrew Zondo Road has been converting to smaller scale offices, Real Estate Agencies. This pattern has been slowly evolving over time. Other individual districts identified NODES Transport Node are the Civic and Social Precinct west of the N2 which is surrounded by residential districts. Major Vehicular Node
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05 5.6 LYNCH ANALYSIS
Landmarks- Various identifiable landmarks are found within the Study Area. The major landmark is the towering 25 storey Sweet Waters Residences which can be seen from the freeway. The other significant Landmark is the Amanzimtoti Shopping Mall. Also considered as a landmark is the Railway Bridge Crossing the Amanzimtoti River as well as the Amanzimtoti Lagoon Club. The railway pedestrian bridge can also seen as a landmark which effectively connects Project Area 1 from 2.
Nodes- These have been identified as where there are a major conglomeration of activity albeit pedestrian or vehicular. Two PLATE 3- LANDMARK BUILDING- SWEETWATER'S RESIDENCES major nodes have been identified. The first one being the PLATE 1- SHOWS THE AMANZIMTOTI LAGOON CLUB AS A LOCAL DOMINATES THE AMANZIMTOTI SKYLINE AND SEVERS VIEWS AS WELL AS CONNECTIONS TO OTHER PARTS OF THE STUDY AREA. Transport Node, where the station and Taxi Rank meet. Here ATTRACTION there is a mixed hive of activity within this zone and the second node is a vehicular node where there is a significant amount of vehicular activity at the intersections identified on the Lynch Analysis Plan. The intersection of Andrew Zondo, Khetho Mkhunya Road and the N2 which provides overall connectivity to the Study Area and a minor node which is the slip off the N2 approximately 200m away from the main interchange which provides access into Project Area 1.
PLATE 2- AMANZIMTOTI RIVER ESTURARY AND RAILWAY BRIDGE PLATE 4- PEDESTRIAN BRIDGE CROSSING OVER RAILWAY CONNECTS THE DIFFERENT DISTRICTS. CROSSING THE AMANZIMTOTI RIVER
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05 5.7 CONCLUSION
In accessing the local context, particularly the Project Area 1 to The area is fairly active with several small scale eating and 5, Project Area 1 is isolated from the rest of the Project Areas. entertainment venues located within this precinct, coupled with Project Area 1 has good access off the N2 which may explain its high rise residential blocks and apartments. success over the years being separated by the major movement networks as well as having a soft edge along its southern boundary with limited pedestrian connections between these areas.
This in some way suggests that the area can function as a stand alone entity without being totally reliant on the precincts that surround it, as is usually found in traditional Town Centre's, where they are no edges or distinct hard interfaces that separate the “Core” from the” Frame” types of uses.
Whilst at present there are limited commercial and retail activity within the core of Project Area 1, various other types of uses are found south of the Amanzimtoti town centre. Uses such as Real Estate Offices, Small scale business’s , Car dealerships have been scattered linearly along Andrew Zondo Road, South of the Project Areas 1 to 5. There has also been numerous applications for the establishment of Bed and Breakfast enterprises. This, to some degree, indicates the market demand possibly based on the domestic and international tourism needs within the area.
Project Area 2 maximises on its location, i.e. in close proximity to the beach with no impediments as found within Project Area 1, and therefore many tourist types of activities are located within this precinct.
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Introduction Part A – Status Quo Analysis Part B – Detailed Analysis and Assessment Part C – Susceptibility Analysis Part D – Detailed Urban Design
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06 6.0 INTRODUCTION
The analysis of the Primary Study Area (Area 1) has been broken The final sub-section analyses Area 1 in terms of the urban down into a number of sub-sections. The first sub-section design performance. The analysis is conducted through the analyses Area 1 in terms if the current status quo – utilisation of specific urban design criteria. . Zoning; . Landuse; . Environmental Assessment; . Movement and circulation; and . Public Environment.
The second sub-section of the analysis will consist of a detailed analysis and assessment of the individual buildings that make up the existing Primary Study Area - Area 1. The section will identify specific attributes such as height, building types, condition, architectural merit, size, vacancy etc.
Following the detailed analysis and assessment the next sub- section assesses the urban environment, specifically Area 1, susceptibility to change. The susceptibility to change is assessed in terms of individual buildings as well as particular clusters or grouping of buildings within the primary study area.
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06 PART A – STATUS QUO ANALYSIS
6.1 ZONING USE ZONE FREELY PERMITTED CONSENT USE PROHIBITED The following sub-section analyses the existing land use General Commercial . Commercial; . Place of Amusement; . Dwelling House; controls which exist over the Primary Study Area 1. . Office Building; . Any use not in either of the . Institution; . Public Office; other two columns. . Restricted Building; 6.1.1 ZONING, REZONING AND CONSENT USES . Commercial Workshop; . General Industry; The existing Planning Scheme lays the foundation for the uses . Warehouse. . Special Industry; that have been built and is the framework for potential . Light Industry; redevelopment. The Scheme outlines the Uses that are . Extractive Industry; permitted under different situations and the development . Motor garage; controls that pertain. . Agricultural Land and Buildings; . Caravan Park.
Table 1: Zoning, Rezoning and Consent Use
.
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06 PART A – STATUS QUO ANALYSIS
6.1.2 DEVELOPMENT IMPLICATIONS OF ZONING AND USE GROUP FAR COVERAGE HEIGHT SET BACKS DEVELOPMENT REGULATIONS With the exception of a site zoned for Public Open Space, all Commercial 3.0 90% 6 Zero Building Line lots that comprise the Town Centre are zoned General Commercial Workshop Zero Side Spaces Commercial. The major uses Freely Permitted in this Zone Office Building 3.0 90% 6 includes buildings with a FAR of 3.0; a max height of 6 floors; Public Office and a Coverage of 90%. Specialised Office Service Station 0.5 50% 2 It is interesting to note that residential development in the form
of flats is not Freely Permitted in what is usually a mixed-use Educational 2.0 90% 6 type zone that constitutes a Town centre. However, flats can be Place of Assembly developed, but would require a Consent Use Application. Place of Amusement
6.1.3 REZONING APPLICATIONS WITHIN THE CATCHMENT OF Table 2: Development Regulations THE TOWN CENTRE The Rezoning Register of the Town Planning Scheme was interrogated for the last 3 years. There have been no commercial (retail or office) applications over this period to indicate a demand for such accommodation. A few applications were received for conversion to some form of General Residential.
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06 PART A – STATUS QUO ANALYSIS
The small amount of applications is not surprising given the 6.1.5 PLANNING ASSESSMENT large number of sites zoned General residential and Special The total existing floor area amounts to some 29,333 sq Zone permitting a mix of uses including flats. It is worth noting meters; which is 44.08% of the potential bulk available within that relatively few applications have occurred since the advent the current zoning. of the Arbour Town set of developments; as well as the general economic downturn. If the potential bulk were to be realised, this would more than double the amount of floor space currently existing. 6.1.4 CONSENT USE APPLICATIONS WITHIN THE CATCHMENT OF THE TOWN CENTRE This would have severe implications for both traffic The Consent Use Register of the Town Planning Scheme was movement, access and particularly parking demand whether also interrogated for the last 3 years. Again there have been this is met with internal building parking provision in parking relatively few such applications over the last 3 years. The podia; or whether this is met by the separate development of majority of such applications in the vicinity of the Town centre parking garages. were for Bed and Breakfast establishments or extensions thereto. On a positive note, despite the implications as far as infrastructure demand is concerned, it is noteworthy from a The total site area of all sites that can accommodate all redevelopment perspective that the current area does poses buildings within the Primary Study Area 1 is 21, 378m². With a additional development rights which could be incentive to max FAR of 3.0, this implies a potential total bulk for the area is attract potential investors. 64, 134m². The current developed bulk is 39, 3330m².
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06 PART A – STATUS QUO ANALYSIS
BUILDING ERF NUMBER SITE AREA (M²) FAR PERMITTED BULK FOOTPRINT HEIGHT DEVELOPED BULK POTENTIAL NUMBER DEVELOPMENT RIGHTS (M²) 1 2359 1858 3 5574 1858 1 1858 3716 2 2324 929 3 2787 920 2 1840 947 3 2626 3831 3 11493 3306 3 9918 1575 4 2352 928 3 2784 928 2 1856 928 5 2106 464 3 1392 464 2 928 464 6 2185 464 3 1392 1258 3 3774 -738 18 6 2184 548 3 1644 17 6 2183 3 19 7 2632 464 3 1392 464 4 1856 -464 16 8 2631 659 3 1977 380 2 760 1217 9 2037 3 6111 477 5 2385 3726 15 10 1460 708 3 2124 1096 1 1096 4361 20 10 214 1111 3 3333 14 1466 1542 13 11 514 3 220 1 220 1322 12 12 1042 3 3126 416 2 832 2294 11 12 249 498 13 1464 506 3 1518 362 2 724 794 10 14 2734 984 3 2952 606 2 1212 1740 2320 6912 21 15 2304 3 1668 2 3336 3576 8 9 16 1607 622 3 1866 541 1 541 1325 7 17 595 3 1785 311 2 622 1163 5 18 1282 295 3 885 295 2 590 295 6 4 18 0 3 0 3 18 2186 515 3 1545 3090 -1545 18 2184 0 3 0 1608 0 19 0 3 203 1 203 -203 1 2 20 1465 0 3 0 249 1 249 -249 21 1605 0 3 0 471 2 942 -942 TOTAL 21378 64134 39330 TABLE 3: ZONING TABLE AND BULK ASSESSMENT TABLE IMAGE 7: CORE STUDY AREA 1 BUILDING NUMBER ORIENTATION
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06 PART A – STATUS QUO ANALYSIS
6.2 LAND USE ANALYSIS Existing Land Use is in a state of flux and is subject to constant change. Some of the land uses are fairly recent, having taken the opportunity of vacant stores that have arisen since the flight of the major retailers to the Galleria.
The existing land use map is a generalised map and demarcates the predominant uses as at the time of the field survey.
6.2.1 VACANT SPACE As a result of recent retail and commercial developments at Galleria and Arbour Town, approximately 3 kilometres north of the Primary Study Area 1, there is a substantial amount of vacant building space located throughout the core. This is predominant within the southern cluster of buildings and includes all the specialised bank buildings.
6.2.2 CONVENIENCE OUTLETS The northern cluster of buildings accommodates a mix of food outlets such as the Take ‘n Pay supermarket; fast food outlets; and a restaurants/nightclubs; with a smattering of small-scale IMAGE 8: PREDOMINATE LAND USE PLAN personal service outlets.
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06 PART A – STATUS QUO ANALYSIS
6.2.3 PERSONAL SERVICES A number of personal service outlets are located within the northern and central clusters of Area 1. These are mostly small scale units, scattered throughout the northern and central cluster, which are primarily located adjacent to the supermarket and at the rear of the northern cluster, along the western edge.
6.2.4 FURNITURE Some residual furniture outlets remain clustered at the eastern edge of the southern cluster (Building 3).
HIGH LEVEL OF VACANCIES PUBLIC REALM IMPROVEMENTS 6.2.5 OFFICES The historical Town Centre never relied on offices to sustain it. There were and remain only a few offices in the Town Centre and these are concentrated in the 5 storey office building, identified as building 9 on the associated plan, and adjacent older building in the central cluster.
6.2.6 SERVICE INDUSTRY These are the relatively new arrivals taking advantage of vacant opportunities. These are clustered at the edge of Building 3.
UPGRADING OF CENTRAL SPACE ACTIVITY EDGE IN PORTIONS
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06 PART A – STATUS QUO ANALYSIS
6.3 ENVIRONMENTAL ASSESSMENT 6.3.2 DMOSS 6.3.4 CONCLUSION The coastal context of both the Study Area as well as the Project The D’MOSS area essentially covers the estuary and the low None of the environmental issues have any potential to Area (Area 1) has already set a broader context of the lying flood plain area. The Study Area is not effected by restrict development or redevelopment within the Study implications of a set of environmental concerns. DMOSS; except that it commences on the estuary edge along Area. The study area is fully developed and therefore any the south-east of the study area on the embankment that is new development is likely to be in the form of Brownfield
The issues that could potentially impact on the area include; bounded by the circulation road. Development. . Sea level rise; However, the edges of the estuary commences at the . The 100m from the high water mark that restrains future 6.3.3 THE ESTUARY boundaries if the study area, as does the DMOSS area. These development; The Amanzimtoti estuary has been subject to constant do have some implications in that the southern edge of the . The extent of DMOSS; reduction of its flood plain, with major infilling occurring over Study area is sensitive and restrictive and that no physical . The extent of the Amanzimtoti Estuary. the years. The present channel is restricted and majority of development can occur immediately at the water’s edge, the floodplain has been eliminated. Consequently there has unless it is in accord with rehabilitation imperatives and None of the above listed issues have any direct or immediate been a large loss of natural habitat. The estuary has been recreational needs. Although not detailed, the link road implications that will constrain or restrict development in the identified as being ‘highly degraded’ and in need of connection under the Freeway appears to be part of the Study Area. rehabilitation. estuary and DMOSS and will have to be reconsidered as a continuing to be either a vehicle and even a potential 6.3.1 SEA LEVEL RISE Opportunities for rehabilitation occur across the Freeway on pedestrian link in any future development. The project Area is at least 200m away from the coast and will the floodplain area. Neither the estuary area nor the not be affected by either the maximum estimated sea level rise potential rehabilitation area imposes on the Study Area. or by the 100m buffer restraint.
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06 PART A – STATUS QUO ANALYSIS
alongthe south Area. Neitherthe estuary area northe potential rehabilitationareaimposes the on Study Opportunitiesforoccurrehabilitation across the Freeway on area. the floodplain rehabilitation naturalhabitat. Theestuary isas being “Highlyidentified Degraded” in and need of ofhas the beeneliminated.Consequently floodplain there has been a large loss of major occurringinfillingover the years. The presentrestrictedischannel and majority The Amanzimtoti estuaryhas been subject toconstant reduction itsofwith plain, flood circulationroad. Study Area notis effected byD’MOSS; exceptthat it commences theon estuary edge The D’MOSS area essentiallycoversthe estuary theand low area.lying plainflood D’MOSS 6.4 MOVEMENT AND CIRCULATION MOVEMENT THE ESTUARY NETWORKS The historical Town Centre of Amanzimtoti is strategically MOVEMENT NETWORKS
located adjacent to a major regional movement network – the PARKING N2, and accommodates the R102.
TAXI RANK- eastofthe study area on the embankment that is bounded theby
TAXI HOLDING The N2 is a national route providing national connectivity along PEDESTRAIN LINKS the northern and southern eThekwini coast. The Amanzimtoti Town Centre enjoys direct access off this route.
The R102 (Andrew Zondo Street) runs directly through the study area providing regional connectivity to the area.
Two local access roads service the area connecting the coastal zone with the hinterland. The local access roads are identified as Farewell/ Khotho Mkhunya Road in the north and Civic Road to the south of the study area. The northern link , Farewell/ Khtho Mkhunya Road, has limited potential as it is heavily constrained by existing intersection over the N2, which is
congested. The
The Town Centre consists of a number of internal movement networks and despite the connectivity to national, regional IMAGE 9: MOVEMENT AND CIRCULATION
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06 PART A – STATUS QUO ANALYSIS
and local routes the existing Town Centre can be identified as an urban cul-de-sac.
The internal road network within the study area provideds a circular movement network around the existing centre with limited through routes.
The presence of commuter rail alongside the Amanzimtoti Town Centre provides an important asset to the area, as well as a taxi rank. Both facilities are currently underutilised due to the lack of activity in the Town Centre. VIEW OF TAXI RANK PEDESTRIAN CROSSING AND RAILWAY STATION IN THE DISTANCE
The lack of a grid like system throughout the Town Centre restricts pedestrian movement, however a number of mid block pedestrian routes exist in the form of lanes and arcades. This system sets up the finer grain pedestrian network.
A limited number of parking courts are provided within the town. Only one of the building out of the 21, within the Study Area provides two levels of on-site parking. All internal streets within the node provide some on street parking either parallel
or angled parking format. GATEWAY FROM THE N2 AND ON STREET PARKING TEXTURE CHANGE
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06 PART A – STATUS QUO ANALYSIS
6.5 PUBLIC ENVIRONMENT PUBLIC SPACE & EDGES
The majority of the land within the Primary Study Area 1 are PUBLIC OPEN SPACE privately owned, however a series of site dedicated to public open space exists.
The public environment within the Primary Study Area, principally the courtyard space located inside the building along Commercial and Civic Road, exerts a number of positive design elements. These elements include places with distinct character, street and public places which are safe, accessible, pleasant to use and of a human scale.
The river and estuary contribute greatly to the public environment of the Amanzimtoti area, however the Town Centre does not orientate itself correctly to enjoy these benefits. In addition Civic Road provides a barrier in front of the river system.
IMAGE 10: PUBLIC ENVIRONMENT
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06 PART A – STATUS QUO ANALYSIS
A positive streetscape environment is present within the Town Centre, providing generous pavements and street furniture which are scattered primarily in the southern cluster.
The public environment located to the east of the site, surrounding the railway station and taxi facilities, is not as well developed as the rest of the Town Centre. The areas surrounding the station and informal markets are cluttered and less engaging.
RECENT UPGRADING AND SPACES CENTRAL COURTYARD
LEVEL DIFFERENCES AND GENEROUS PAVEMENTS WITHIN THE PUBLIC RECENT IMPROVEMENTS IN STREETSCAPE DOMAIN
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6 DETAILED ANALYSIS AND ASSESSMENT The following sub-section details and assesses each building within the Primary Study Area 1. The analysis has been undertaken in terms of; . Building Height; . Building Type; . Condition; . Architectural Merit; . Building Size; . Vacancy; . Street Façade; . Activity; . Number of Residential Units; and . Parking availability – on-site, nearby.
The analysis is a result of a ground survey which was conducted by the planning team. It should be noted that the survey data has been captured as accurately as possible and may be subject to minor discrepancies. The field survey was conducted on the 1st April 2011 and as a result of the rapid decline and continuous flux within Primary Study Areas 1, these results may be outdated.
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.1 HEIGHT The building height within the Town Centre are fairly low, with the majority of the building being either 1 or 2 stories. Only 3 buildings exceed 3 stories namely building numbers 6, 7 and 7 which have heights of 3, 4 and 5 stories respectably.
IMAGE 11: HEIGHT PLAN
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.2 BUILDING TYPE The majority of buildings are designed for retail purposes, especially on the ground floor. Where the buildings are two floors or more they are mostly designed as offices above the shops with separate entrances to the office areas. In the case of the old Hub building and some buildings housing furniture shops all floors were designed for retailing purposes. Purpose designed bank buildings were designed for these purposes and office space above ground floor were internally accessed. Only one building had residential space.
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.3 BUILDING SIZE The buildings in the northern triangle block and a few peripheral buildings were mostly Small and Very Small buildings.
The are only 3 large buildings (in terms of horizontal and/or vertical issues)
IMAGE 12: BUILDING SIZE
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.3 BUILDING CONDITION Only two buildings are in Good Condition. These are the Post Office (No 10) and the large supermarket building (including a PFS) No 15),
There are only two buildings in Poor and deteriorating condition, viz Buildings 1 & 2.
The majority of the buildings are in Fair condition at present, but are clearly evincing signs of lack of maintenance and deterioration, and are likely to be in Poor condition within a fairly short term.
The buildings in Poor and Poor to Fair condition are mostly the medium size buildings and vacated bank buildings in the southern cluster of buildings
The Small buildings in the northern triangle cluster are maintaining themselves as being in Fair condition, mainly because they are largely occupied.
IMAGE 13: BUILDING CONDITION
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.4 BUILDING OCCUPANCY AND VACANCY The previous bank buildings, the old Hub building, and some buildings that had accommodated some furniture outlets were totally vacant and abandoned.
Buildings with greater than 50% vacancies largely occur in the southern cluster of buildings.
Buildings with between 25% and 50% vacancies were adjacent to the southern cluster.
The smaller buildings containing food and fast-food outlets have the most limited amount of vacancies; and these occur in the northern triangle cluster
The smaller buildings containing food and fast-food outlets have the most limited amount of vacancies; and these occur in the northern triangle cluster
IMAGE 14: BUILDING OCCUPANCY AND VACANCY
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.5 ON-SITE PARKING As mentioned previously, only one building has any on-site parking. This parking occurs on the entire first floor and on the roof. The first floor parking area can be converted to office or other uses.
IMAGE 16:15: PARKING
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.6 BUSINESS VIABILITY ASSESSMENT (VISUAL) This analysis reflects some aspects of other analyses. It should be noted that activity rates are relative to each other. Even the so called “adequate” activity rates are low and might not be sufficient to maintain business viability.
The entire southern cluster is an area with high vacancies, and several service industry type outlets with low visitor rates.
The northern triangle cluster and Post Office has a modicum of activity, but mostly because it is food and fast food orientated.
The middle cluster also has low levels of activity.
IMAGE 16: BUSINESS VIABILITY ASSESSMENT
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
6.6.7 PAVEMENT CONDITION AND LANDSCAPING serve to make many existing buildings unattractive for Pavements widths and conditions are mostly adequate for developers wishing to service higher order tenants. pedestrian movement, except for the area alongside Building 3 Several buildings, such a separate bank buildings and large- which has narrow pavements and loading facilities. This is also scale retailers such as The HUB (Building No 6) were true on the western side of building 15 (the supermarket) completely vacant. The majority of the remaining buildings which is not suitable for pedestrian movement. had degrees of vacancies. Many spaces designed as shops, are being used as offices or for service type industries and The central landscaped space between Buildings 1, 2, 3, 4, 5 related outlets. Many remaining shops are low level / cheap and 6 is well maintained, but obviously serves no purpose at goods outlets. The only apparently viable shops are those the moment. It has the potential to be incorporated into a set that are food or fast-food orientated; especially near the of uses that require open space pedestrian areas such entrance to the Town centre. residential development, health facilities, education facilities, etc.
6.6.8 GENERAL SURVEY FINDINGS The analysis of the area identified that there are no buildings within the core study area that present any significant architectural merit.
Only one building possesses on-site parking facilities, and would appear to service the balance of the area in conjunction with on-street and other public parking areas. This issue alone would
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06 PART B – DETAILED ANALYSIS AND ASSESSMENT
BUILDING HEIGHT BUILDING TYPE CONDITION ARCHITECTURAL SIZE VACANCY STREET FAÇADE ACTIVITY NUMBER OF PARKING NUMBER MERIT RESIDENTIAL UNITS 1 1 Retail Poor No Medium Predominately Vacant Average Vacant/ Shops N/A +/- 20 Off Site 2 No 2 Retail Poor Medium Predominately Vacant Average Vacant/ Shops N/A +/- 5 Off Site 3 No 3 Retail/ Parking Fair Large Predominately Vacant Loading Zone Vacant/ Service Industry N/A 2 Floors Of Structured Parking 2 No 4 Retail Fair Small Predominately Vacant Average Vacant/ Shops N/A 2 No 5 Retail/ Office Fair Small Predominately Vacant Average Vacant/ Shops N/A 3 No 6 Retail/ Office Fair Medium Vacant Average Vacant N/A 4 No 7 Bank/ Office Fair Small Vacant Average Vacant N/A 2 No 8 Bank Fair Small Vacant Average Vacant N/A +/- 10 Off Site 5 No 9 Retail/ Office Fair Medium Predominately Vacant Average Vacant/ Office N/A 10 1 No Post Office Good Small Occupied Potential Post Office N/A 1 No 11 Retail Fair Very Small Occupied Average Low Level Service Industry N/A 1 No 12 Retail/ Office Fair Small Predominately Vacant Average Vacant/ Low Level Service/ Office N/A +/- 3 Off Site 2 No 13 Retail/ Office Fair Very Small Predominately Vacant Average Vacant/ Shops N/A +/- 3 Off Site 2 No 14 Bank Fair Small Vacant Average Vacant N/A 2 No 15 Retail/ Office Good Medium Occupied Requires Attention Shops N/A 1 No 16 Retail Fair Very Small Occupied Average Low Level Shopping N/A +/1 4 Off Site 2 No 17 Restaurant Fair Small Occupied Average Shops/ Nightclub N/A +/- 10 Off Site 2 No 18 Restaurant/ Office Fair Small Occupied Average Resturant/ Office N/A +/- 10 Off Site 1 No 19 Retail Fair Small Predominately Vacant Average Vacant/ Shops N/A +/- 10 Off Site 1 No 20 Retail Fair Very Small Occupied None Shops N/A 2 No 21 Retail/ Residential Fair Medium Occupied Average Low Level Shops/ Residential 8 TABLE 4: PRIMARY STUDY AREA BUILDING CONSOLIDATION
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06 PART C – SUSCEPTIBILITY ANALYSIS
The various analyses were combined in the following terms. 1. Buildings and structures least susceptible to change and there is little potential for change; 2. Buildings and structures with a low susceptibility for change; 3. Buildings with a limited potential for change; 4. Buildings in transition to deterioration; 5. Buildings most susceptible for change.
Contrary to expectation, the small buildings in the northern cluster are likely to be less susceptible to change because: . They appear to be reasonably tenanted, with low levels of vacancies; . The have no on-site parking, but have close by public parking space; . Are close to the Railway station and taxi ranks; . Are associated with an apparently busy supermarket; and . It is more difficult to assemble a large number of sites for redevelopment.
IMAGE 17: SUSCEPTIBILITY ANALYSIS
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06 PART C – SUSCEPTIBILITY ANALYSIS
The entire set of buildings in the southern cluster are most The only apparently viable shops are those that are food or susceptible to change, and intervention. fast-food orientated; especially near the entrance to the Town centre. The central cluster of buildings includes the Post Office which is in good condition and a large 5 story building (no 9). This cluster is unlikely to be redeveloped, unless the Post Office withdraws from the Town centre. The large office building has possible reuse, if it can be associated with close-by parking.
There is a “traffic-calmed” and landscaped area between Building 9 and the abandoned bank buildings, that has potential for incorporation into some planning intervention. At the moment it is a large area that plays no useful role.
There were no buildings with any significant architectural merit.
6.7.1 SUSCEPTIBILITY CONCLUSION Only one building possesses on-site parking facilities, and would appear to service the balance of the area in conjunction with on-street and other public parking areas. This issue alone would serve to make many existing buildings unattractive for developers wishing to service higher order tenants.
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06 PART D – DETAILED URBAN DESIGN ANALYSIS
6.8 DETAILED URBAN DESIGN ANALYSIS STRUCTURE 6.8.2 ELEMENTS OF THE TOWN CENTRE DEFINED retail outlets and some residential flats above ground floor. 6.8.1 OVERALL STRUCTURE OF THE TOWN CENTRE A conventional Town Centre normally comprises a “Core” of The Town Centre has evolved over a number of years. It both high order retail activities and a “Core” of high order It has a latent node in relation to railway station and comprises of 21 buildings that are grouped in three distinct office activity; all of which is contained within a walking associated Taxi rank that could be construed as being at the clusters, namely; distance of some 750 metres. Town Centres in polycentric edge of the Core, in the Frame. 1. A southern cluster of buildings grouped around a public metropolitan areas often do not possess substantial office open space. All of these buildings can be accessed from cores as these activities usually locate only at major foci. A The entire Core of the Town Centre falls within a comfortable within the cluster from the enclosed open space; and conventional Town Centre Core is then usually surrounded walking distance. from most of the peripheral roads and associated by a “Frame” that comprises a number of cognate clusters of pavements; different uses, viz a Civic focus; a cluster of second order The Frame of the Town Centre occurs in three areas 2. A small centrally located cluster that comprises 3 retail outlets; a cluster of second order offices; one or more separated from the Core . buildings i.e. the post office, a 5 storey office building residential clusters; a cluster of light/service industries; . A parking area , in the Primary Project area is a Frame and an older two storey building, that are all accessed transport node clusters; etc. type cluster , but in this case occurs at the edge of the from the surrounding roads and associated pavements; Core. A small service industry cluster also occurs in a 3. A northern cluster of many small buildings accessed from Amanzimtoti is an unusual Town Centre. Frame type situation at the edge of the Primary project the surrounding roads and associated pavements. area. The Core is contained between the Freeway and the . The Civic cluster (comprising Areas 3, 4, and 5) usually
The central cluster comprises a civic facility (the post office) and Railway. It has no clear distinguishable focus. In particular, occurring in a Frame position and closely linked to the the only 5 storey building, so that the geographic centre is the Core is not orientated along any particular route. In fact Core is separated from the Core in this case, by both the neither a fully fledged civic cluster, nor does it create a the geographic centre of the Town Centre comprises the low Freeway and a substantial distance, so that it is not distinguishable visual or aesthetic landmark. level Post Office building; a 5 storey office building; and an integrated with the Core. older 2 storey indistinguishable building comprising low level
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06 PART D – DETAILED URBAN DESIGN ANALYSIS
. A second set of Frame type clusters occurs across the Although the south-eastern edge of the study area lies railway in Project Area 2, and comprises a high order retail adjacent to the estuary, the position of ramps to the parking mall and clusters of residential development and hotels. garage, the peripheral circulation route, and the parking lot Again these clusters are not integrated with the Core of the do not assist in realising the potential of the unique edge. Town Centre. It is also unusual that a high order mall should occur in the Frame of a Town centre, but us explained by the constraints of the various sites that comprise the town centre, and the fact that this area simultaneously serves the tourist orientated beach fronting residential areas.
6.8.3 CIVIC SCALE ROLE Outside of the Post Office, which is unusually located in the centre of the Town Centre, there are no other civic functions to this Town Centre.
The public open space does offer some potential for civic activities and features. The landscaped area on either side of the central traffic-calmed road between buildings 4, 9, 5, 7, and 8, also offers some potential for a public realm development.
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06 PART D – DETAILED URBAN DESIGN ANALYSIS
6.9 URBAN DESIGN – ENVIRONMENTAL PERFORMANCE The approach for the evaluation of Amanzimtoti Area 1 is based on a performance assessment which aims at The following sub-section identifies and uses a well-known identifying and projecting forward rather than being fixed on urban design performance criteria to evaluated and assess the what does not work. The situational analysis uses urban existing environment within the Primary Study Area 1. design principles to assess the areas functionality and provide strategic solution and a development concept in the “Urban design is the art of making places for people. It includes following stages of the project. the way places work and matters such as community safety, as well as how they look. It concerns the connections between people and places, movement and urban form, nature and the built fabric, and the processes for ensuring successful villages, towns and cities” (By Design, Commission for Architecture and the Built Environment, 2000).
Getting the basics right requires an approach which promotes particular ‘urban truths’. These are the timeless qualities which create opportunity, facilitate choice, promote safety, encourage investment and which has at its basis the development of places that work for all people.
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06 PART D – DETAILED URBAN DESIGN ANALYSIS
The study site evaluation criteria are as follows – . AMENITY, CONVENIENCE, SAFETY AND COMFORT . LEGIBILITY OF THE AREA
. RICHNESS OF ACTIVITIES Amenities can be described or refer to any physical or To ensure that the environment created is easily To ensure that a high degree of integration of activities non-physical benefits of a property or place, especially understood by all users, to enable choice and that exists to promote access to a wider range of opportunities those which increase the attractiveness or value or different elements and functions are clearly understood. and experiences. A diverse environment increases levels of which contribute to its comfort or convenience. choice available to its users.
. PUBLIC ENVIRONMENT PERFORMANCE AND PEOPLE . IDENTITY AND MEMORABILITY
. ACCESSIBILITY AND PERMEABILITY To ensure that the environment created has as its To ensure a positive and memorable image of the CBD. A To enhance a system of movement which offers a variety of ultimate basis, a focus on accommodating the needs of positive image and identity can enhance investment and choice for people. Permeability should be enhanced for all people and a human scale. use within an area. users including vehicular and pedestrian movement.
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6.9.1 RICHNESS OF ACTIVITY Although there is a transport node (the railway station and Despite the number of connections and opportunities Activities within the Town Centre are currently limited to a Taxi Ranks) the lack of activity results in a lack of any useful available to the site each of the links are heavily constrained number of small fragile clusters. Due to the recent flux of the analysis ; whether it is to identify a concentration of due to limited space requirements, limited patrons or area a number of activities present would not normally be movement that is beneficial or whether such activity is undesirable configurations. clustered together, such as service industry, places of worship chaotic and potentially problematic. and clothing stores. The unlikely clustering by land owners and Parking provisions within the Town Centre are also limited, tenants is nothing more than making use of any potential which 6.9.2 ACCESSIBILITY AND PERMEABILITY with only 1 of the 21 buildings provide on-site parking still remains – land owners need to generate revenue and new As mentioned previously, despite the Town Centre being facilities. The remainder of the buildings rely on off street tenants can make use of potentially lower rentals. exposed to national, regional and local routes the existing parking to serve their customers. During full occupation of Town Centre can be identified as an urban cul-de-sac. Area 1 the parking provisions within the Town Centre would Despite the lack of activity and low levels of patrons within have been inadequate. Primary Study Area 1 a fair mix of activities continue to operate. Access is limited to a heavily constrained intersection serving The study area still comprises a bank (Capitec), a Post Office, a as a connection between the coastal areas and the The Town Centre comprises a reasonable width pavements few low order shops, fast-food outlets, nightclubs and a bar, a hinterland as well as accommodating the through traffic along all roads assisting in the flow of pedestrian movement. few personal services as well as a few informal traders. In from the N2. A second connection off the N2 enters the The Town Centre is approximately 200m in diameter and addition a mini intermodal facility is still operating along Primary Study Area 1 at the intersection of Bjorseth and therefore provides a comfortable walking environment. Andrew Zondo Street. Commercial Road. A third access point is to the south of Area Comprehensive permeability of the area is undermined due 1 along Civic Road connecting the Town Centre to the to the limited grid system, however number of mid block Given the deterioration and abandonment, and the consequent residential clusters. pedestrian routes exist in the form of lanes and arcades. This lack of activity, there are no clear nodes; except for the system sets up the finer grain pedestrian network. potential in relation to the railway station/taxi ranks. A final connection is via the public transport facilities which are currently operating within the area.
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The Southern Cluster convenient pedestrian movement. There is adequate surveillance between the Post Office and The southern cluster of buildings are all subject to access from the buildings across the road, as well as in the vicinity of the both the peripheral pavements and from the centrally located 6.9.3 AMENITY, CONVENIENCE, SAFETY AND COMFORT convenience and food outlets of the northern cluster and its landscaped open space. There is a pedestrian arcade through The Amanzimtoti Town Centre is located on the bank of the associated parking. Building 1, as well as an arcade through Building 3. The south–east Manzimtoti River providing the area unique amenities. The section of building 3 is used for loading and has no substantial Town Centre however, has been orientated inwardly It has been identified that there is a distinct lack of outlets requiring accessibility. As a result this area does not lend resulting in the underutilisation of this natural opportunity. surveillance at the back of the supermarket and its loading itself to easy and convenient pedestrian movement. area, which also exists in the loading area between building 3 Currently, despite direct access of the area off the N2 and and the embankment. The Central Cluster R102 the facilities within the Town Centre are not Access to all the buildings is from the peripheral pavements. The convenient. Limited retail and service related facilities are “traffic calmed” access road has no on-street parking and is remaining which has resulted in the influx of a mix low order therefore conducive to the improved creation of a public space, shopping service industry. The high building vacancies especially to the south of the post office. identified is a concern in terms of the overall safety and security of the area. The Northern Cluster All the buildings and separate outlets are accessed from the There is a clear level of potential surveillance for those peripheral pavements and from two minor arcades through these buildings of the southern cluster as they face the public open buildings. The position of the Petrol Filling Station (in Building 15) space, as well as for building 1 as it fronts the parking lot. serves break the continuity of pedestrian movement; as does the There is also a level of surveillance in the traffic calmed area loading area behind the supermarket. The carwash facility at the between buildings 4, 5, 7, 8 9, and 10. southern end of the cluster also serves to limit safe and
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06 PART D – DETAILED URBAN DESIGN ANALYSIS
6.9.4 PUBLIC ENVIRONMENT, PERFORMANCE AND PEOPLE PUBLIC SPACE & EDGES The overall public environment within the Amanzimtoti Town PAVEMENT CONDITION - FAIR Centre is positive and consists of a number of positive PAVEMENT CONDITION - POOR attributes, such as the central courtyard within the central core, HARD EDGE
street furniture, lights, well paved sidewalks etc. The courtyard SOFT EDGE space in particular provides a pleasant gathering area consisting GATEWAY of seating, shade, lights etc. It is unfortunate that this space is PUBLIC OPEN SPACE currently underutilised due to the large vacancies of buildings in the cluster.
The landscaped area on either side of the central traffic-calmed road between buildings 4, 9, 5, 7, and 8, also offers some potential for a public realm development.
3.9.4.1 EDGES As a result of the study area being wedged between the N2 and the R102 it consists of a number of hard edges resulting from the N2, the R102 and the railway line. These edges provide limited penetration to land uses on the opposite side.
IMAGE 18: PUBLIC ENVIRONMENT PERFORMANCE AND PEOPLE
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The river edge along Civic Road provides a soft, scenic edge for the 6.9.5 LEGIBILITY OF THE AREA 6.9.6 IDENTITY AND MEMORABILITY study area. This soft edge provides an orientating point and As a result of the awkward layout pattern and associated Although, in plan, there appears to be 3 clusters of key asset for the area. This edge is underutilised due to the existing street and pavement arrangement, there is no substantial development created by the road system, there is no distinct orientation of the buildings within the central core, the position of continuity of building edges, except for the potential around sense of Lynchian Districts, especially given that the high level ramps to the parking garage, the peripheral circulation route, and the public open space, and to a lesser degree in the vicinity of vacancies limit any visual sense of such. There are no the parking lot do not assist in realising the potential of the unique of the post office. distinct visual “districts”, only a functional set of 3 clusters. edge. In addition, although Building 9 is the tallest building in the The Southern Cluster 6.9.4.2 PAVEMENT CONDITION Town Centre, there are no buildings that can be This cluster comprises large buildings single to three storey As a result of the planning exercise undertaken in 2006 a number distinguished as “imageable/ legible” landmarks. A building buildings, with large visible floor areas around the public of upgrading projects have taken place, one of which resulted in of landmark quality is situated outside the study area and open space. the upgrading of the public realm within the Town Centre. can be identified as a large residential block on the eastern side of the Town Centre. The only visual landmark within the The Central Cluster The pavement condition throughout the study area is fairly good, Town Centre is the potential of the public open space as it is This cluster comprises a mix of the civic Post Office; the 5 with two identified areas where the condition was poor as a result edged by the surrounding buildings within the southern storey office building; and an older strip of small retail of maintenance or road works. cluster. outlets. Neither the Post Office, nor the office building offer any visual sense of being at the focus of a Centre and this 6.9.4.3 GATEWAYS Cluster is rather non-descript; an unfortunate situation for a As a result of the Town Centres strategic location along the N2 and cluster at the centre of the Town Centre. R102 a number of gateway opportunities to the study area exist. These sites present an entrance point denoting a change in the intensity and land use.
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06 PART D – DETAILED URBAN DESIGN ANALYSIS
The Northern Cluster It is also clear that there is limited potential to build on a This cluster is a mix of activities, but does possess a sense of central or major focus, whether it is a Node or a Landmark. It being a distinct cluster with its orientation towards convenient does mean that it could be possible to create such a focus food and eating facilities. through redevelopment. This potential is probably limited to the southern cluster. 6.9.10 KEY FINDINGS Recent developments at Arbour Town has compromised the The latent peripheral circulation system offers potential to ability of the Town Centre to function adequately despite the create a peripheral access system and to create a pedestrian areas ability to provide positive urban spaces. It is unable to orientated set of inner areas. compete with a similar development of almost six times the magnitude. It is therefore explicit that the quality of the environment alone cannot sustain an areas viability.
Although through the analysis it is evident that the new development at Arbour Town was not the only contributing factor in the decline of the Town Centre. The area lacks a clear and accessible movement system allowing for maximum penetration from the numerous key network systems surrounding it, such as the N2 and the R102. Issues of legibility and identity have also aided in the decline of the area. The buildings which exist do not hold any architectural merit and therefore do not provide a memorable identity.
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07 7.1 INTRODUCTION
7.1.1. PURPOSE OF REPORT significance of the node in the regional context and in 2008/9, 7.1.3. APPROACH TO COMPILING THE REPORT The report establishes the foundation on which the with the establishment of the mammoth 120 000 m2 of retail Available information was found to be irrelevant and often regeneration strategy and urban design framework for the space in the Arbour Town development, a sudden exodus of all outdated. A key challenge for the economic development Amanzimtoti Town Centre will be built. It is intended to assess remaining mainstream businesses and financial services led to component of the Project Team was therefore to access real information relating to economic activity in South Durban and the collapse of the node as a regional service centre. time information regarding the current situation in the region Amanzimtoti and to, based on this, consider a range of and the Town Centre. This required the building of economic development opportunities for the regeneration of Although the node continues to function to some extent there is relationships with key stakeholders and interested parties. In the Amanzimtoti Town Centre. It therefore goes substantially a real threat that without decisive interventions from both order to achieve this there was a strong focus in the process on further than providing a status quo assessment, and also authorities and landowners the node will degrade to such an the following approaches: provides an assessment of opportunities to be considered in extent that it will impact on the potential of Durban South as a regeneration planning. whole. Crime, drug dealing, alcohols abuse and prostitution, • Site visits to specifically the Town Centre and informal sure signs of urban decay, is already reported by residents and engagements with business people; 7.1.2. BACKGROUND TO THE AMANZIMTOTI TOWN authorities. • Interviews with both formal and informal businesses; CENTRE • Interviews with political and business leaders in the area; This economic component of the study aims to, amongst other • Interviews with estate agents (and others); Historically the Amanzimtoti Town Centre served as the things, consider a sustainable long term economic development • Interviews with managers of accommodation facilities on financial and municipal services hub for a large portion of the opportunities for the Town Centre that will: the beach front (to obtain a better understanding of the coastal strip between Athlone Park and Kingsburgh. From an . Ensure investors return on their investment in the area; tourism sector); and economic perspective it functioned adequately and offered . Contribute to the building of the South Coast economy; and • Focus groups sessions with business, tourism and other residents a range of services and an estimated 15 000 to 20 . Improving living conditions for local people. groupings. 000m2 of retail space. Since the mid-1990s changes in local government structures and retail patterns impacted on the
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07 INTRODUCTION
A decision was taken to not formally engage with land owners as a group before a better understanding of the opportunities for the area has not been developed.
The information collected through this process, together with information from a range of secondary sources, was used to compile this report.
7.1.4. STRUCTURE OF REPORT The report covers three broad components, viz.
• Component 1, considers the current status of economic development in the Town Centre (Section 2); • Component 2, considers the regional economy from a number of perspectives: (1) considering the regional economy in terms of economic sectors (Section 3), (2) the population catchments for the Town Centre (Section 4), and (3) the competing and supporting centres (Section 5); and • Component 3, considers the opportunities in the various sectors (Sections 6 through to 11).
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07 7.2 THE AMANZIMTOTI TOWN CENTRE
Purpose: Understand current economy of the town centre This changed following the 1996 local government elections The development of Arbour Town was first mooted in 2004 and changes in economic activity in recent years and based on and the area became part of the larger Durban Metropolitan with initial expectations that a centre of between 35 000 and this analyse the economic development of the area using a Area managed as the Durban South Operational Entity. To 45 000 square meters will be developed in the area. The SWOT analysis facilitate the amalgamation of the various authorities a current retail development which includes a shopping centre decision was taken to base the core offices of the and a value centre, that came on line in 2008 and 2009, offers 7.2.1. AN ECONOMIC DEVELOPMENT TIMELINE Operational Entity at the old Illovo Mill offices in Illovo more than 130 000 square meters of retail space. The Amanzimtoti Town Centre has historically been the Village. economic and services hub of the eThekwini South Coast and Against this background 2009 and 2010 saw the exodus of most fulfilled an important regional function. This role and function • The Amanzimtoti Civic offices, situated between the Town financial institutions and national chain stores from the Town of the town has changed over the past two decades and Centre and the civic facilities to the west of the N2, which Centre leaving the area deserted and without any major various events have been significant in this regard: formed an integral part of the Town Centre, was evacuated attractions. and the property made available to a developer. Staff was
The early 1990s saw the start of linear development along relocated to offices in Kingsburgh and Illovo. The property 7.2.2. CURRENT ECONOMIC ACTIVITIES Kingsway to the north of the Town Centre, which led to a deal was never concluded and the development at the so- 7.2.2.1. AN OVERVIEW number of businesses moving from the town centre and new called Baton Rouge site never materialised. What is not in the Amanzimtoti Town Centre is at present more business such as Woolworths established in the area. significant than what is currently there. In the past two years • In the late 1990s a development group, Ukusa, initiated all major banks, clothing retailers, food retailers and • Amanzimtoti was previously managed by a Municipality plans to develop a sub-regional shopping centre on what is department stores vacated the area with only Russels, the responsible for a much smaller area of the eThekwini known as the Hutchinson Park sports facilities. For various furniture store, remaining. With the exception of one retailer South Coast. Area such as Isipingo, Umbogintwini, reasons this development never materialised. those remaining are relatively small focussing on a small and Kingsburgh, Winklespruit and others had different fast declining market. management entities.
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07 7.2 THE AMANZIMTOTI TOWN CENTRE
7.2.2.2. ECONOMIC DRIVERS Approximately 50% of the businesses still in the Town Centre can • A retail pharmacy such as Nikki’s Pharmacy still attracts Only two facilities currently still attract numbers of people to be described as retail businesses, with only Russell’s and Take & customers because of the unique range of goods marketed the Town Centre, viz. the Post Office and the railway station. Pay being of a significant size with the potential to attract through the pharmacy. It appears as if a loyal customer The Post Office serves as a pension payment point and attracts consumers. The remainder of retail stores are a mixture of those base has been built up over the years. large numbers of people on specific days during the month, serving the commuter market and specialist stores such as • whereas the railway station attracts commuters on a daily stationers, pumps and power equipment, motor cycles etc. The local stationer confirmed that the exodus of businesses have had a major impact on their business. The basis making use of rail services. A number of retailers and manager confirmed that they historically served both the businesses are dependent on the customers attracted by these Major businesses that vacated the Town Centre since 2005 urban and rural markets on the South Coast. facilities. includes: ABSA, FNB, Standard Bank, Nedbank, Bears, Milady’s, Mr Price, The Hub, Truworths and Wimpy. All of these • Russell’s, the only remaining furniture retailer, took the 7.2.2.3. BUSINESS AND RETAIL ACTIVITY businesses now have branches or outlets in the Galleria. decision to remain in the CBD and not move to the Galleria The exodus of businesses from the Town Centre saw mostly as they primarily serve the rural market. They are, the national concerns vacating the area. A substantial number Interviews with business owners and managers in the Town however, feeling the impact of the exodus of other of smaller businesses, who would not have been able to pay Centre established the following (see Annexure B for draft report businesses from the area and management suggests that it the substantially higher rentals at Galleria or elsewhere, have of interviews with owners and managers): will be difficult to convince decision-makers to stay on in remained in the area. The categorisation of the businesses the Town Centre should a clear strategy for the remaining in the study area, as reflected in the Table below, • Owners of the Take & Pay in the Town Centre confirmed regeneration of the area not be in place. clearly illustrates the type of businesses remaining behind in that they are concerned about the impact of Galleria on the the CBD. See overleaf table 2.1 – Businesses Currently in area, but indicated that their business has not been Based on the discussions with business owners and managers Amanzimtoti Town Centre. seriously affected by this because (1) they target the rural it was concluded that the Amanzimtoti Town Centre is still markets to the south of the Town Centre, (2) they also serve home to a number of influential and vocal business people that From the above it is confirmed that the majority of national as a pension payment point for three days of the month would love to see the area as a vibrant activity zone as before. concerns have vacated the Town Centre and, considering the which attracts customers, and (3) they make provision for There appears to be an acknowledgement that the Town Galleria offering, have relocated to the Galleria. accounts of up to R1 500 per individual. Although they are Centre is not sustainable as a retail centre and there is a considering the expansion of their business elsewhere they willingness to consider a range of options. The service centre anticipate retaining a presence in Amanzimtoti. option, combined with retail and commercial activity, seems to have some support from business owners and managers.
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07 7.2 THE AMANZIMTOTI TOWN CENTRE
TABLE 7.2.1: BUSINESSES CURRENTLY IN AMANZIMTOTI TOWN CENTRE (NOT ONLY RETAIL) NO BUSINESS NAME TYPE OF BUSINESS TEL NO NAME OF THE BUILDING SIC2 Description 1 Glass, Mirror & Aluminium 031 903 1636 Momentum Building Building finishing 2 J & B Plumbing Supplies Plumbing Supplies 031 903 2909 Momentum Building Construction 3 Capitec Bank Bank Endee House Financial institutions 4 FNB ATM Bank FNB Building Financial institutions 5 INBOND-Micro Finance Cash loans Name of building not available Financial institutions 6 Regent-life insurance 031 903 4492 Momentum Building Financial institutions 7 Standard Bank ATM Standard Bank Building Financial institutions 8 Streetwise Mutual Assistance Cash loans Silver Stone Building/ Sky Financial institutions 9 Dr A.T Dada Medical Practitioner 031 903 7170 Silver Stone Building/ Sky Health and social work 10 Crazy Foods Takeaway Takeaway Name of building not available Hotels & Restaurants 11 Kingsway Takeaway(Café & Bakery) Takeaway Name of building not available Hotels & Restaurants 12 Royal Café Café 031 903 2568 Momentum Building Hotels & Restaurants 13 Santorini Fish & Chip Takeaway Name of building not available Hotels & Restaurants 14 BP Garage Petrol station BP Building Motor related trade 15 Dees Motor Spares Motor Spares 031 903 2676 Momentum Building Motor related trade 16 Toti Motorcycles 031 903 2067 Momentum Building Motor related trade 17 Amanzimtoti Christian Centre Amanzimtoti Christain Centre Other personal services 18 Amanzimtoti, Alterations & Dry Cleaning Dry Cleaner 083 441 4271 Momentum Building Other personal services Depot 19 Roots Hair & Beauty Emporium 031 903 3547 Name of building not available Other personal services 20 Trinity WorldWide Ministries Church Lagoon Centre Other personal services 21 Forensic Science Laboratory Science Laboratory Perm Building Research 22 Wilsons Domestic & Electrical Endee House Retail trade 23 Annies Furnishers Funiture Store 031 903 4048 Silver Stone Building/ Sky Retail trade 24 Fabric Zone NBS Building Retail trade 25 Fabulosity Hair Extensions Momentum Building Retail trade
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07 7.2 THE AMANZIMTOTI TOWN CENTRE
NO BUSINESS NAME TYPE OF BUSINESS TEL NO NAME OF THE BUILDING SIC2 Description 26 Kentucky Fried Chicken Fast food Commercial Building Retail trade 27 Natal Cellars Bottle/Liquor store Liquor Store Name of building not available Retail trade 28 Nikkis Health Home & Beauty Paradise 031 902 5693 Momentum Building Retail trade 29 Phola Spot- Bar Liquor Store Endee House Retail trade 30 Powerworld & Pumps Powerworld Building Retail trade 31 Quins Gift Toti Property Centre Retail trade 32 Russells Funiture Store Momentum Building Retail trade 33 SA Sound & Cellular Endee House Retail trade 34 SA Supermarket fruit & veg Supermarket Endee House Retail trade 35 SA Supermarket Fruit & Veg Supermarket Name of building not available Retail trade 36 Speedy Watch Service Manufacturing & 031 903 7894 Momentum Building Retail trade Jeweler 37 Stevens Stationery Stationers Toti Property Centre Retail trade 38 Take & Pay Take & Pay Building Retail trade 39 The Bed King Name of building not available Retail trade 40 TLC Shoes @ Toti Shoes Store Silver Stone Building/ Sky Retail trade 41 Wear it Clothing Clothing Store Momentum Building Retail trade 42 Yun Hai Store Endee House Retail trade 43 Empty building ABSA Building 44 Empty building The Hub 45 Empty building Old Mutual
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07 7.2 THE AMANZIMTOTI TOWN CENTRE
7.2.2.4. PUBLIC SECTOR SERVICES Post Office pay R240 for a six month permit (it could not be Regarding the perceived catchment of the informal traders it Other than the railway station and the Post Office there are no confirmed who this is paid to but it is assumed that this is was suggested that they service people from a number of areas public services of note in the Town Centre. eThekwini Business Support). The traders interviewed including Amanzimtoti, Emgababa, Mvelekisa, Fairladies, commented on the low levels of trading suggesting a net Adams, Makusa and Felekisa. However, it was suggested by 7.2.2.5. INFORMAL SECTOR income of less than R30 per day or a monthly turnover of traders that only a small number of people from outlying areas The informal sector, although limited, is present in the Town below R500 despite trading from 6h00 to 18h00. The still visit the CBD. Importantly, it was indicated that the only Centre. In order to obtain a better understanding of informal traders sell a range of products and services including: “loyal visitors” to the CBD are domestic workers employed in sector activity in this area interviews were conducted with the the area and employees of the few existing businesses and majority of the informal businesses in the area. The • Fruits and Vegetables traders. Informal traders were asked their opinion of the information that follows is based on these interviews • Cigarettes (loose draws) newly established Galleria Mall and the following views were conducted in March 2011 (see Annexure C for Draft Informal • Cooked food expressed: Traders report). The following traders were identified on the • Sewing and selling clothes day of the interviews: • Vetkoek • Galleria Mall is responsible for turning Toti CBD into a • Public Phones ghost town; • Up to eight traders in formal structures on Andrew Zondo • School bags and hangers • Although the mall took the bulk of people, others went to Street in vicinity of the railway station; • Phone repairs and accessories areas such as Isipingo (Ethel); • A Cell C container in the vicinity of the railway station; and • This Mall is open till late and this is an advantage (Makhosi • Up to nine traders per day trading from gazebos in the Fruit and vegetables are however the most commonly Promise Cele); immediate vicinity of the Post Office. traded items. Fieldwork suggested that the most creative of • The Mall is too expensive (TC Langa); the informal traders is a Ms L.N Mbutho who, without any • There is no cheaper shops like Jwayelani, Cambridge, Take The traders in the formal structures on Andrew Zondo Street competition, sew her products and then sell them. Jephtah and Pay and they also refuse tables or any form of informal pay a monthly rental fee of R130 to a person based at the who specializes in leather goods such as jackets, caps, trading; station, whereas those at the wallets and belts was also identified as a successful trader.
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• It costs extra money to go there; 7.2.3. COMMUNITY SECTOR The Church initiated its planning in October of 2010 against the • Toti CBD is the best as it is natural and does not rely on It would appear as if this sector, in the form of specifically backdrop of the exodus of businesses to Galleria. The exodus aircons like in Galleria (Paul); and religious groups, are taking advantage of the space available at was viewed by the church as an opportunity to pursue their • It is safer than the CBD. lower rates with two, what appears to be well established long term goals and vision to acquire property/properties in groups, now occupying space in the Town Centre. The two the Town Centre (they are specifically interested in the The recommendations of informal traders as to how the groups are: Standard Bank building; Momentum building; Ex Hub building; business environment in the Town Centre can be improved Steven, Wimpy and KFC building; Lagoon Center) to achieving includes: • The Trinity Worldwide Ministries; and the following: • The Amanzimtoti Christian Centre. • Bringing banks and major supermarkets such as Shoprite Church Auditorium: Presently the church has an attendance of and Spar back to the area; The Project Team specifically engaged with the Trinity no less than 350 people. The church has plans to have an • Redevelop buildings for recreational purposes such as Worldwide Ministeries regarding their activities and future auditorium for seating 2000 people. This they plan to achieve gyms; plans. The church is presently attracting a diverse and multi- by acquiring one of the buildings. • Provide improved security in the area; cultural group of people from Amazimtoti and surrounding • Remove the shebeen located in Commercial Road as it areas. They reach into both rural and urban south coast • Health Center: The health center will include such as the attracts the wrong elements to the area including drug communities. following dealers, prostitutes etc. It also contributes to noise in the • Sub Acute hospital area; The Trinity World Ministry Church, under the leadership of • Walk in clinic • Utilise vacant sites in order to attract people back to the Pastor Wellington Dhlamini, appears to be the only entity • Education Center: This center will cater for area. currently in the Town Centre that has concrete plans for the • Bible College development of the area. • Nursing and health related College • Computer training courses and • Business and Management related courses
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• Residential Center: this will accommodate the following 7.2.5. LANDOWNERSHIP AND VALUE From table 7.2.2 it is noted that property values range between • Nursing Staff and students The schedule of land parcels, owners and property values R1 million and R16 million. It is also evident from the above • Bible College students below, extracted from the eThekwini Valuation Roll provides that size is not the only determinant of value and that factors • Permanent employees of the Ministry an indication of the current values attached to properties in such as conditions of buildings and location also had a role to • Enterprise Development: the CBD. It should be considered that these valuations were play in establishing the values of the building • Small business incubation center undertaken before the major exodus of tenants from the CBD and that this could potentially further impact negatively on • Retail property values. • Call center TABLE 7.2.2: SCHEDULE OF LAND PARCELS, OWNERS AND MARKET VALUE EXTENT STREET NO OWNER MARKET VALUE ERF STREET NAME (m2) NO The representative of the church suggests that he and the 1 Shereen Meersingh Trust-Trustees 3831 R 16,440,000 2626 27 Commercial 2 Furs Family Trust-Trustees 2217 R 10,000,000 2320 369 Andrew Zondo church have been in discussions with their donors in relation to 3 Absa Bank Ltd 1395 R 7,260,000 2183 17 Commercial 4 Ukuphanta Holdings Pty Ltd 558 R 5,640,000 2632 12 Bjorseth these programmes and projects. 5 West Dunes Properties 260 Pty Ltd 1860 R 5,620,000 2359 19 Commercial 6 Absa Bank Ltd 930 R 4,980,000 2324 25 Commercial 7 Dipula Property Inv Trust-Trustees 660 R 3,930,000 2631 10 Bjorseth 7.2.4. OTHER COMMERCIAL SERVICES 8 South African Post Office Ltd 708 R 3,400,000 1460 7 Bjorseth 9 Dipula Property Inv Trust-Trustees 930 R 3,240,000 2352 33 Commercial It would appear from investigations that only few offices 10 Basil Vernon Sack Trust-Trustees 644 R 3,140,000 1608 375 Andrew Zondo 11 First National Bank Of Southern Africa Ltd 1011 R 3,040,000 2734 365 Andrew Zondo remain in the CBD. Of specific interest is the fact that the SAPS 12 Farouk Jooma Family Trust-Trustees 464 R 3,000,000 2106 14 Bjorseth 13 Amanzimtoti Lot 1605 Share Block Pty Ltd 2029 R 2,230,000 1605 359 Andrew Zondo Forensic Science Laboratory moved into the area and that 14 Reen Margaret Bronwen 494 R 1,840,000 1464 4 Bjorseth 15 Hope Fountain Inv 290 Cc 655 R 1,400,000 1607 373 Andrew Zondo plans are underway to establish a call centre in one of the 16 Rixtra Inv Pty Ltd 319 R 1,330,000 1282 377 Andrew Zondo 17 Graedrew Pty Ltd 499 R 970,000 1466 8 Bjorseth buildings. 18 Amanzimtoti Sr-Cc 557 R 56,000 2186 17A Commercial 19 Regional Manager - State 1143 R - 214 1 Bjorseth 20 Ss Endee 978 R - 1465 6 Bjorseth 21 Absa Bank Ltd 465 R - 2184 15 Commercial 22 Absa Bank Ltd 465 R - 2185 13 Commercial TOTAL MARKET VALUE R 77,516,000 Source: eThekwini Rates Database 2011
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7.2.6. ECONOMIC STRENGTHS, WEAKNESSES, 7.2.6.2. WEAKNESSES • New developments in the South Durban Basin (specifically OPPORTUNITIES, THREATS Based on the current understanding of the study the following focussed on the Durban International Airport land including weaknesses impacting on current and future economic the dig-out port)
Based on the above discussion, the interviews with stakeholders, development have been identified: • Supporting activities in the Arbour Town / Galleria Node focus group discussions and the understanding of the Project • Growing population densities in the south Team this section presents a SWOT analysis of the economic • Traffic congestion at peak times • Relatively low value of properties in the area potential of the study area. • Limited link between Town Centre and areas to the west • Development opportunities to the west of the N2 freeway • Establishment if incompatible uses (tavern, night club etc) • A strong tourism sector
7.2.6.1. STRENGTHS • Lack of anchor tenant • The attention afforded the area by the eThekwini Based on the current understanding of the study the following • Range of services / facilities available limited Municipality strengths impacting on current and future economic • Urban decay clearly visible development have been identified: • Location on the estuary and potential high water tables 7.2.6.4. THREATS may impact on development potential Based on the current understanding of the study the following
• Located on the N2 • Relatively low value of properties in the area threats impacting on current and future economic development • Located on the railway line (around rail infrastructure) have been identified: • Existing taxi rank and trading facilities 7.2.6.3. OPPORTUNITIES • Current supply of parking Based on the current understanding of the study the following • Retail and other developments in alternative nodes • Potential for expansion / linkages to the west of the N2 opportunities impacting on current and future economic • No public sector investment in the area • Located in close proximity to major civic and recreation development have been identified: • Wrong investment in the area facilities • Located on the edge of an estuary • Concentration of economic activity in the South Durban • Relatively low value of properties in the area Basin
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Purpose: Establish the potential role of the Town Centre in Airport (DIA) site. Regardless of the options for the final The industrial areas between the dig-out port and the the Region development of this site it will potentially have a significant main port such as Jacobs and parts of Clairwood and positive impact on Durban South in general and the Amanzimtoti Mobeni will be redeveloped to accommodate modern 7.3.1. INTRODUCTION node specifically. Although various options have been transport, warehousing and logistics facilities. Maydon It is widely acknowledged that the future of the Amanzimtoti considered for the development of the site it would appear as if Wharf will be substantially upgraded and new Town Centre is not the retail sector. The longer term the dig-out port is now the most likely option and that this is developments will take place in the Bayhead area. opportunities for the town centre may, however, be locked up generally supported by stakeholders. • A suitable brownfields site will be created to accommodate and linked to the role that it could potentially fulfil in the larger a second vehicle OEM. region. Based on this, the section considers initiatives that In a 2006 assessment of the various development options for the • A hot-shot rail connection between the two ports will be may impact on economic development in the larger region, i.e. DIA site Van Coller (2006) concludes that, based on the constructed and form the main transport linkage for Durban South, and then considers specific sectors currently assumption that the dig-out port will be combined with containerised cargo between the two container terminals. forming the core of the regional economy, their current and developments in the petroleum sector (e.g. Petronet Terminal) • Rail will be supported by road with a dedicated truck route likely future roles. With this as background strategic regional and the automotive sector (e.g. a components park, and a linking the two ports. economic development planning is considered and the vehicle terminal), the impact on economic growth will be as • Because of the shortage of industrial land in the EMA, it implications thereof for the future regeneration of the follows: will be necessary for the authorities to zone new areas up Amanzimtoti Town Centre is assessed. the north coast and along the Durban/Pietermaritzburg • Container volumes throughout Durban Port facilities will corridor to accommodate demand for industrial land. Cato 7.3.2. KEY DEVELOPMENT INITIATIVES continue to grow at 8-10% pa. Ridge and Camperdown will become high growth areas. • There will be substantial new business development linking 7.3.2.1. DIA AIRPORT SITE AND THE DIG OUT PORT • All available industrial land in the EMA will be developed and into the new Dube Trade Port. The most significant development expected in Durban South there will also be focus on brownfields redevelopment in • Durban’s economy will become a mix between Transport, over the next couple of decades will be the redevelopment of some of the older industrial areas. Industry and Tourism. The latter will have a wide mix of the Durban International target markets and product.
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• Growth in the Durban GDP will continue to increase, 7.3.2.2. GALLERIA ARBOUR TOWN DEVELOPMENT As far back as 2003, when the tolling of sections of the road in reaching the 6% level by 2010 and maintaining this rate up The Arbour Town and Galleria developments were launched in eThekwini was first mentioned, the eThekwini Economic to at least 2020. 2008 and 2009 respectively. In total it has added more than 120 Development Unit commissioned Professor Gavin Maasdorp to 000 square meters (equal to the size of the Pavilion) to the retail undertake a study as to the potential impact of this additional The impact of the above for an area such as the Amanzimtoti offering on the South Coast. Considering the list of tenants tolling (Imani-Capricorn 2003). The report concluded amongst Town Centre, located merely 10 kilometres from the site, is currently occupying space in the Galleria shopping centre it is others the following: evident and could potentially include: evident that this is a unique development with the potential to impact positively on development on the South Coast. The • The tolling of the road is bound to have negative effects on • The general positive impact that this will have on the development is unique in that it caters for a wide range of existing businesses in the area as well as on the economy of the area and the perception of the South shoppers, it being one of a few shopping centres including for attractiveness of the Amanzimtoti area as a location for Coast as an area in decline; instance both a Pep Stores and a Woolworths serving both ends businesses. Potential investors are likely to be repelled by • The higher demand for support services to sustain of the market. the imposition of tolls, and would rather invest elsewhere. economic development in the area; It is reported that plans for new commercial developments • A demand for office space for new industries located on The extent of future development relating to the Arbour Town at Amanzimtoti are under threat because of the proposed the DIA site; development could to date not be established, but will include toll plaza. Similar arguments apply to tourism: the • During the port construction period, an increased demand various types of residential and office development. economy of the Amanzimtoti area depends to a for accommodation for contract workers in the area; and considerable degree on the tourist industry, but the • A demand for accommodation in the Amanzimtoti area on 7.3.2.3. N2 TOLL ROAD imposition of tolls would be a barrier to tourism. all levels, from management to worker housing, for The anticipated negative impact of the tolling of the N2 at industry expansion in the South Durban Basin. Isipingo as part of the N2 Wild Coast Toll Route has been extensively reported on.
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• Minibus taxis are the main form of transport for low- • The M35 would be one alternative route to avoid the The above focuses mainly on the impact of the toll on local income residents, and are a particularly important mainline toll plaza. Traffic could enter or leave the N2 at the businesses and residents. The 2003 report also places economic activity in the black community. Some 2,850 taxi Prospecton Road Interchange and then take the M35 emphasis on the potential negative impact of the N2 tolling on operators would inevitably be affected by the proposed through Isipingo Rail and Lotus Park to KwaMakhutha. the industries located in the South Durban Basin (and installation of toll gates on the N2 as the South Industrial Although the M35 was widened in parts to four lanes about elsewhere in eThekwini). Basin is the main destination of their passengers. ten years ago, it has become congested at peak hours. • Most of the local population in the South Operational • Another alternative route to the N2 would be for traffic to For this current study the most significant impact will be that Entity (SOE) are in the low-income category. Approximately leave the N2 at the Prospecton Road Interchange, and then alternative routes to the N2will be used by local traffic 60% of the working population are commuters. Local travel through Prospecton Industrial Area leading into including the M35 and the MR80. This will impact directly on travel patterns are characterised by short trips. Motorists Kingsway which runs through Athlone Park, Amanzimtoti and businesses in the Amanzimtoti Town Centre, but more making short local trips, e.g., doing household shopping, or Kingsburgh. Many of the impacts would be similar to the significantly at present would be the potential negative impact taking children to school or hospitals, would have to pay case of the M35: the road is already very busy in peak hours, on the Arbour Town (Galleria) development. ramp toll fees for using the N2 or else alter their travel and carries a significant volume of school traffic. A large routes with resultant increases, not decreases, in vehicle hospital and an increasing number of bed and breakfast and The Project Team consulted the latest 2008 Soci0-Economic operating costs and time. Residents commuting between other tourism facilities are served by Kingsway. There is a Impact Study (Pienaar and Bester 2008), prepared as part of the Amanzimtoti area and Durban on a daily basis would general belief, expressed also among estate agents, that the environmental approval processes followed by the South pay approximately R200 per month in toll fees, and this is a property values would decline should traffic be diverted from African National Roads Agency, but no clear response is substantial cash disbursement given the socio-economic the N2. provided to the issues as raised by stakeholders and profile of the area specifically the 2003 study.
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From the above it is concluded that in the long term the tolling See map 3.1 – Metro Housing projects in South Durban (2009) MAP 3.1: METRO HOUSING PROJECTS IN SOUTH DURBAN of the N2 between Durban and Amanzimtoti will have a (2009) significant impact on the future development of the It is to be noted that new greenfields type development in the Amanzimtoti Town Centre, specifically where this future study is limited and that, based on this, planned housing requires the effective functioning of commuter systems. development will have a limited impact on future population growth in the region. The Illovu development of the 1990s 7.3.2.4. HOUSING DEVELOPMENT was the last major residential development in the area. The South Spatial Development (2009) reflects on the housing development activities of the Metro Housing and notes that Higher income residential developments in the coastal strip is then current housing projects were “aligned with areas limited and ad hoc. Based on current records available no identified for residential development in the SSDP, and within large scale gap to lower middle income housing is planned for the UDL (Urban Development Line). Importantly, considering the region (it should be noted that information on the future population growth, it is noted that the majority of Metro plans for the Galleria Shopping Centre could not be accessed as Housing projects are in-situ upgrades (both urban high density yet, but it is known that this includes a residential component). area upgrades and rural area in situ upgrades). The Kingsburgh West development is then the only exception and provides for in excess of a 1 000 new housing units.
The map reflects primarily on the location of the upgrading projects (in situ in the case of Umlazi and Folweni, and rural upgrades more to the south).
Source: SSDP 2009 Presentation
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7.3.3. INDUSTRIAL SECTOR • Food and Beverages; and Should this upgrading and modernisation not happen major Areas to the south of Durban, and primarily the South Durban • Back of Port Logistics. negative impacts on the Durban and Amanzimtoti economies Basin, have over the past two decades been described as the can be anticipated. manufacturing engine room of the eThekwini economy. The Van Coller (2006) provides a brief overview of each of the manufacturing sector, in the eThekwini context, is said to sector and specifically comment on the DIA site dig-out port 7.3.4. OFFICE SECTOR make a contribution of around 28% to the eThekwini option on these industries. It is suggested that the two There is currently no major concentration of office economy, this compared to manufacturing making an sectors that stand to benefit substantially from the development in the South Coast Area. Historically the approximately 20% contribution to the national GGP. The redevelopment of the DIA site and a dig-out port would be Amanzimtoti Town Centre was the only area with some important contribution of Durban South to the metropolitan the Petroleum and Petro-Chemical and Automotive sectors, concentration of office development, but this is not the case and also the national economy should therefore not be specifically if a number of key projects related to the DIA site at present. Areas to the north of the Town Centre, located underestimated and trends in this sector will impact on can be implemented (e.g. expansion of refineries, increased on Andrew Zondo Street (previously Kings Way), shows the decisions relating to the future of Durban South. tankage capacity for Petronet, vehicle terminal linked to dig- only concentration of office development, but even in this out port etc). It goes without saying that Back of Port area no “dedicated” office developments could be identified. The future of the manufacturing sector in Durban South Logistics will expand substantially should the dig-out port Generally offices form part of buildings where commercial relates to a number of key sectors, viz. option be realised. and retail uses are located on the ground floor and most of • Petroleum and Petro-Chemical Sector; the buildings is below three to four storey in height. • Automotive Sector; At present there are then a number of uncertainties relating • Wood Products; to the future of the manufacturing sector in the South • Speciality Chemicals; Durban Basin. However, the important role of the area is • Metal Products; widely acknowledged and the upgrading and modernisation of outdated infrastructure and facilities, as recommended in
Source: SSDP 2009 Presentation a 2005 SDB Economic Development Framework (Iyer Rothaug 2005) , remains a priority.
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Other than the existing office/retail buildings the growth of 7. 3.5. RETAIL/COMMERCIAL Centre), the Torquay Shopping Centre (to the north of the offices operating from homes (or properties originally used as Until approximately 5 years ago the Amanzimtoti and Isipingo Town Centre) and the Athlone Park Shopping Centre. These homes) specifically along Andrew Zondo Street, has been Town Centres formed the core of the retail offering of Durban six centres had a combined GLA of 41 025 m2. experienced over the past two decades. Various small South. Isipingo Town Centre offers substantially more retail businesses, primarily in the financial and property service space than Amanzimtoti, but different markets were served by Since 2004 the retail environment in South Durban changed sector, have chosen to make use of opportunities along these nodes. The Amanzimtoti node served the middle significantly with the addition of 163 051 m2 of retail space in Andrew Zondo Street. income coastal strip, whereas Isipingo served a much wider three short years with the Umlazi Mall coming on line in 2006, low income rural hinterland. Previous studies suggested that the Arbour Crossing Value Centre in 2008 and the Galleria The occupants of office space in the Upper South Coast area Isipingo provides 50 000 m2 of gross lettable area (GLA) and Shopping Centre in 2009, i.e. a four-fold increase in shopping are generally there to service the financial, medical and the Amanzimtoti Town Centre approximately 17 000 m2. centre space. personal service requirements of the local population. As far However, studies undertaken in around 2000 confirmed that as could be established no national or regional corporate Amanzimtoti does not serve the retail requirements of the See overleaf table 3.1 - Shopping Centres in the South Coast head offices are located in the area. Historically the offices of middle to high income group and that the area also had a Region Illovo Sugar, south of Kingsburgh at the Illovo Village node, strong link to the Pavilion Shopping Centre. now occupied by eThekwini Municipality, served the larger Although the increase in retail space in South Durban creates
organisation. The head office of Illovo Sugar, the major land Over and above the two town centres a series of shopping exciting opportunities for the future development of the area, owner to the south of Durban, is now located in Durban centres / nodes developed over time along the N2 at five to ten it also presents the area with numerous challenges. The major North. Further to this, the Southgate development in kilometre intervals. The shopping centres forming the core of challenge that emerged is the exodus of major businesses from Umbongintwini appears to attract the development of new these nodes are listed in the table overleaf and includes the the Amanzimtoti Town Centre and the direct impact on other office space, in all probability related to the industrial and two Kingsburgh shopping centres (Kingsburgh Mall and DSM retail nodes in the region. The fact that the new shopping warehousing activities within the Southgate area. Mall), the Seadoone Mall, the Toti Mall (adjacent to the Town centres almost exclusively accommodate national chains also present a new set of challenges for local economic development.
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7.3.6. TOURISM SECTOR • Conveniently situated just 25 kilometres south of central 3.3.7. SERVICES SECTOR Tourism on the eThekwini South Coast is an interesting mix of Durban, the booming holiday scene offers almost everything A public and private services sector exists in the region, but is holiday makers and business tourists. The key tourism asset of for the discerning traveller. There is a first-class limited in comparison with other regions of the eThekwini the area is its beaches, which South Coast locals claim is infrastructure of modern shopping malls, excellent Municipality. From a health perspective there is only the three substantially better than those elsewhere in eThekwini, and accommodation options and restaurants, as well as a wide private hospitals, the Kingsway, Isipingo and Umbogintwini specifically the north. Investigations undertaken for this array of leisure activities – both on land and at sea! Hospitals, in the area. There are no provincial hospitals and or project confirmed that the tourism industry is alive and well in community health centres in the area. Tertiary education is the Amanzimtoti area and that the area is slowly adapting to • Part of the eThekwini Municipality, the Sapphire Coast limited to facilities in Umlazi and primary and secondary changing markets. covers an area stretching from Amanzimtoti to Umkomaas. A schools throughout the region. variety of pleasant seaside communities extend from
The web-site for Sapphire Coast Tourism Athlone Park and Amanzimtoti, its suburbs of Doonside, Access to other government services appears to be limited. (www.saphirecoasttourism.co.za) describes the tourism Warner Beach, Winkelspruit, Illovo Beach and Karridene, and Over and above this the Durban South area appears to not offering of the area as follows: the coastal resorts of Umgababa, Widenham, Umkomass having come to terms with the amalgamation of a large and Clansthal. number of local authorities following the 1994 transformation • The Sapphire Coast Region is a glorious gateway to the and services seems to be scattered throughout the area south, is famed for its year-round balmy weather, lush Although known as a holiday destination the area also attracts a without following any logical pattern. This relates to both local subtropical setting and safe bathing beaches, not to large number of business travellers visiting industries in the government and other government services. This feature of mention the world-class diving experience of the Aliwal South Durban Basin – a number of the guest houses / bed and the area is assessed in more detail in later sections of the Shoal. breakfast establishments cater exclusively for this market. report.
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TABLE 7.3.1: SHOPPING CENTRES IN SOUTH DURBAN
GROSS LAST NO OF DATE NO SHOPPING CENTRE AREA CLASSIFICATION LETTABLE REFURBISH- ANCHORS SHOPS BUILT AREA (M2) MENT 1 Galleria Shopping Centre - Amanzimtoti Regional Centre 84 536 223 2009 Game, Edgars, Woolworths Arbour Town 2 Arbour Crossing Amanzimtoti Hyper Centre 43 194 70 2008 Pick ‘n Pay Hypermarket
3 Umlazi Mega City Umlazi Minor Regional 35 321 97 2006 Super Spar, Woolworths, Jet, Mr Price
4 Kingsburg Mall Winklespruit Neighbourhood 9 514 48 1988 2005 Pick n Pay, Clicks , Pep
5 Seadoone Mall Amanzimtoti Neighbourhood 7 148 36 1992 2003 Checkers, Woolworths
6 Torquay Shopping Centre Amanzimtoti Neighbourhood 6 800 21 2007 Woolworths, Vigin Active, Fruit & Veg City, Nandos (Andrew Zondo) 7 Toti Mall Amanzimtoti Neighbourhood 6 400 32 1970 2006 Shoprite, Steers, Jack’s Paint
8 Athlone Park Amanzimtoti Neighbourhood 6 103 24 1976 2007 Pick ‘n Pay Family
9 DSM Mall Winklespruit Neighbourhood 5 060 23 1996 2004 Spar
10 The Hub Amanzimtoti Local Convenience 2 335 1 Closed down
11 Beares Amanzimtoti Amanzimtoti Local Convenience 1 384 6 Closed down
Source: South African Shopping Centre Directory 2010
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7.3.8. REGIONAL ECONOMIC DEVELOPMENT MAP 7.3.2: SSDP PROPOSED NODES AND PLANNING INVESTMENT AREAS The nodes and investment areas presented in the SSDP includes the following:
• Local node: Umlazi • Tourism and Recreation nodes: Umkomaas, Umgababa, Inwabi • Rural Nodes: Adams, Inwabi • Rural Investment Nodes: Umbumbulu • Opportunity Areas: Umlazi, Amanzimtoti, Illovo Flats • Light Industrial Opportunity: Illovo Flats
The above nodes and opportunities as identified is reflected in the map that follows:
Source: SSDP 2009 Presentation
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The more detailed SSDP (South Spatial Planning Team 2008) • Facilitating the development of the envisaged mixed • The development needs to take appropriate account of documents the economic vision, strategies and investment, rural investment and local service nodes relevant natural and urban environmental issues. implementation approaches for Durban South: identified. • Improving the integration of existing informal economic ENCOURAGING THE APPROPRIATE ECONOMIC DEVELOPMENT The Vision: It is expected that the South MPR will generate activities. OF THE UMBONGINTWINI INDUSTRIAL AREA additional economic development in the form of additional • Encouraging the further development of an appropriate appropriate industrial, business, commercial and agricultural range of coastal and inland tourism including the marine- • The SSDP proposes the further development of the development as well as make more extensive and appropriate protected area of Umkomaas and associated terrestrial Umbongintwini area for industrial, business and usage of its tourism potential. areas. commercial development, this includes the present golf • Further development of the range of agricultural course and the area around the N2 / MR242 intersection. The Economic Development Strategies: development potential of the South. • The development needs to take appropriate account of natural and built environmental issues • Facilitating the appropriate redevelopment of the airport Strategy Implementation: Identifying how the strategies have site. been applied to the specific realities of the area: FACILITATING THE DEVELOPMENT OF AN APPROPRIATE • Encouraging the appropriate economic development of the REGIONAL COMMERCIAL / BUSINESS FACILITY Umbongintwini industrial area. FACILITATING THE APPROPRIATE REDEVELOPMENT OF THE • Facilitating the development of an appropriate regional AIRPORT SITE • The SSDP identifies the area to the south-west of the N2 / commercial / business facility. R603 as a suitable location for such amenity. • Upgrading of existing local commercial and business • The SSDP suggests the development of the area for a range • While highly visible and accessible at a regional level, the nodes. of industrial development relating to the high visibility and envisaged development is suggested to provide accessibility of the area and good linkages to adjacent appropriate new development impetus to areas south of economic development. the R603 and the IlIllovu area
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UPGRADING OF EXISTING LOCAL COMMERCIAL AND BUSINESS • The SSDP identifies the range of river mouths and lagoons in larger region, it does not acknowledge the important role of NODES the south, particular coastal tourism opportunities, the Amanzimtoti as a tourism node and it is not clear on the upgrading / development of the Umgababa resort, the regional significance of the various nodes in the regional • The SSDP suggests the development and upgrading of the potential development in the IIllovu river valley as well as spatial structure. following existing nodes: Isipingo Rail (mixed investment inland opportunities in the Kwashushu valley, the node), Amanzimtoti CBD (mixed investment node), Ezibhokodweni valley and the Inwabi Mountain. This should Some of the key issues to be considered in future regional Umgababa (rural investment node), Umbumbulu (rural include in particular the natural assets of the Umkomaas spatial economic development planning for the area includes: investment node), and Adams (local service node). planning area. • The regional impact of the airport site redevelopment; IMPROVING THE INTEGRATION OF EXISTING INFORMAL From an assessment of the strategic planning for the region it is • The impact of the Arbour Town development on future ECONOMIC ACTIVITIES concluded that it provides a basic indication of some short term retail development elsewhere in the area; and interventions (some inappropriate now that Arbour Town has • The regional impact of the tolling of the N2. • The SSDP suggests the creation of a range of appropriately been established, e.g. the N2/R603 commercial development), located and affordable market areas within existing nodes but does not provide a clear indication of the strategic future 7.3.9. KEY ISSUES RELATING TO THE REGIONAL economic development of the area. The nodes and investment ECONOMY • This will require an appropriate action plan as well as areas, and the strategic economic framework presented, The following key issues relating to the regional economy is to relevant institutional and economic support systems. confirms the existing, but does not reflect a clear spatial be considered in regeneration planning for the Amanzimtoti economic development vision linked to the range of Town Centre. ENCOURAGING THE FURTHER DEVELOPMENT OF AN opportunities offered by the area. For example, it does not
APPROPRIATE RANGE OF COASTAL AND INLAND TOURISM consider the impact of Arbour Town on the development of the Perceived Decline of a Region: The South Durban Region, once area, it confirms the need for clarity on the redevelopment of the “jewel” of Durban, is perceived to be an area in decline. the airport site but does not consider the potential impact on the
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This perception emerges from a lack of government and Current planning confirming the existing: Current spatial private sector investment in the area. Apart from Arbour Town planning and development for the area continues to confirm the last major investments in the area date back to the early the historic, essentially colonial and apartheid, spatial structure and mid-1990s (Southgate Industrial Park and Illovu Residential for the area. It confirms the area as a residential feeder area Development). No major economic infrastructure investments for businesses in the rest of eThekwini and does not consider have been made in the area over the past two decades. At the potential industrial and tourism development least to some degree the exodus of business from the opportunities that exist in the area adequately. Amanzimtoti CBD can be related to a lack of confidence in the Regional planning not clear on roles and functions of nodes: future of the area. Current regional planning is vague as to the future roles and functions of the various nodes. It is important that the Opportunity for Growth and Development:The development of Amanzamtoti fits into a clear regional spatial structure. the Dig-Out Port, and related opportunities, is the major development opportunity in eThekwini for the next couple of Strong regional opportunities: The region offers a range of decades. To date the focus has been on the DIA site itself, but economic development opportunities including opportunities limited attention has been afforded the readiness of the to provide rural people with access to both community and receiving environment, i.e. South Durban, for such a retail services, upgrading an existing retail centre such as development. Readiness will include the availability of Isipingo, major industrial development in the Illovo Flats area, housing, proper amenities, skills etc. The Amanzimtoti Town a range of housing development in the Illovo Flats and Centre should make an important contribution to improving Kingsburgh areas, upgrading of beach front facilities and areas, the state of readiness. redevelopment of old and inappropriate industrial developments in the SDB and the expansion of existing industries.
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Purpose: Identify and understand the potential future users It splits the area into a primary, secondary and tertiary 7.4.2. THE PRIMARY CATCHMENT of the Town Centre catchment. It lists Umlazi as it forms part of the Southern Area of eThekwini, but it is suggested that this major urban area does PRIMARY CATCHMENT 2010 POPULATION 7. 4.1. UNDERSTANDING THE CATCHMENTS not form part of the potential catchment for the Amanzimtoti Amanzimtoti 14,806 Town Centre as the sheer size of the population requires Kingsburgh 29,649 facilities and services to be provided on a more local level. The regional economic perspective provides some indication as KwaMakhutha 52,497 to the future opportunities for the Amanzimtoti Town Centre. Adams Mission 762 The other perspective that will have an important bearing on Following the table a short discussion of the population and Primary Catchment Total 97,713 the future of the Town Centre is the current or potential socio-economic dynamics in each of the catchment areas are catchment areas for the Town Centre. Historically the Town discussed. Two components of the catchment that is further The primary catchment can be further divided into the coastal Centre served a relatively small population residing within the considered are the passing traffic and holiday makers / tourists. strip and the urban hinterland. The coastal strip is home to not coastal strip (between the R197 and the coast). This has, more than 25 000 middle to high income residents (considering however, changed over the past two decades and has in effect See overleaf table 4.1 – Potential Amanzimtoti Town Centre that the figure above for Kingsburgh includes most of Illovo). shifted to the current situation where the Centre serves Catchments Placing this in context it should be noted that Prinsloo (2010) primarily a rural hinterland catchment. suggests that a regional centre of between 50 and 100 000 m2 (such as the Galleria) should serve a high income population A 2007 study considering the retail potential of the Upper (LSM 10 +) of 165 000 people or alternatively a low income South Coast discussed retail catchments in some detail. The population (LSM 1 – 5) of 1,2 million people. calculations for this was based on 2001 Census Statistics. The table overleaf presents a 2010 picture of the potential catchments for the Amanzimtoti Town Centre.
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TABLE 7.4.1: POTENTIAL AMANZIMTOTI TOWN CENTRE CATCHMENTS (SEE ANNEXURE D FOR LIST OF SUB-AREAS)
CATCHMENT AND AREAS DESCRIPTION OF MAJORITY OF POPULATION IN AREA
% OF TOTAL OF %
CATCHMENT CATCHMENT CATCHMENT CATCHMENT
% OF PRIMARY PRIMARY OF %
% OF % TERTIARY
% OF % ETHEKWINI
% OF % SECONDARY 2010 POPULATION 2010 PRIMARY CATCHMENT Amanzimtoti 14,806 15% 5% Urban Middle Income Kingsburgh 29,649 30% 9% Urban Middle and Low Income KwaMakhutha 52,497 54% 17% Urban Low Income (some Middle) Adams Mission 762 1% 0% Urban Low Income Primary Catchment Total 97,713 100% 3% SECONDARY CATCHMENT Luthuli/Umnini Trust 27,222 16% 9% Rural Low Income Malagazi 19,906 12% 6% Rural Low Income Maphunulo 2,066 1% 1% Rural Low Income Sobonakhona 75,948 44% 24% Rural Low Income Thoyana 10,701 6% 3% Rural Low Income Umbumbulu 418 0% 0% Rural Low Income Umgababa 5,264 3% 2% Rural Low Income Vulamehlo Municipality - north of Mkomazi 30,000 17% 10% Rural Low Income Secondary Catchment Total 171,524 100% 5% TERTIARY CATCHMENT Folweni 34,106 79% 11% Urban Low Income Magabeni 5,713 13% 2% Urban Low Income Umkomaas 3,416 8% 1% Urban Middle Income Tertiary Catchment 43,236 100% 1% POTENTIAL CATCHMENT 312,474 100% 9% OTHER Umlazi 458,550 13% Urban Low Income REST OF ETHEKWINI 2,869,821 TOTAL ETHEKWINI (incl. Vulamehlo) 3,640,844 Source: Base data Quantec 2010
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KwaMakhutha and Illovo forms the major part of the primary 7.4.3. THE SECONDARY CATCHMENT Key socio-economic characteristics of this group are low levels catchment population. Both areas include both low and 2010 of employment and a high dependency on government SECONDARY CATCHMENT middle income housing, but the former is dominant. A concern POPULATION pensions and grants for survival. Luthuli/Umnini Trust 27,222 regarding the contribution of these nodes to the catchment is Malagazi 19,906 the “weak” linkages between KwaMakhutha and Illovo and the Maphunulo 2,066 Over the past two decades these areas, specifically where Amanzimtoti Town Centre. The weak linkages is proposed to Sobonakhona 75,948 bordering on urban areas and major transport routes, have Thoyana 10,701 relate to both the public transport networks and the road densified substantially moving these areas closer to urban Umbumbulu 418 densities. Another trend observed in these areas is the network and should be further assessed from a transport Umgababa 5,264 engineering perspective. Despite this current surveys of taxi Vulamehlo Municipality - north of 30,000 settlement of middle and even high income households in movements confirmed that the majority of trips from the Mkomazi these areas taking advantage of access to cheap land that is Secondary Catchment Total 171,524 Amanzimtoti Station Rank has KwaMakhutha as a final not rated, as well as access to infrastructure.
destination. The secondary catchment area includes areas immediately to the west and south of the primary catchment and is primarily In summary: In summary then: traditional rural settlement on Ingonyama Trust Land. These areas are viewed as part of the Amanzimtoti catchment as it is • The population profile in this catchment is changing and • This is a higher income catchment area; the “regional” development node they can access the easiest, income levels may be improving as middle to high income • The population numbers in the catchment is fairly stable i.e. the competition from other nodes are limited (this is households move into this area; (limited room for expansion and increasing densities assuming that the offering of Amanzimtoti differs from that of • The population in this area will continue to grow as the although the SSDP propose much higher densities); Isipingo or even the Arbour Town development). The secondary areas densify; and • Should appropriate facilities / opportunities be provided in catchment is home to nearly double the population than that • People in these areas are likely to visit other centres as the Amanzimtoti Town Centre they are most likely to located in the primary catchment. The people in this catchment these may be easier to access (even if Amanzimtoti is access this locally. are primarily attached to low income households. located closer).
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7.4.4. THE TERTIARY CATCHMENT passing traffic and in this regard the establishment of the N2 It is estimated that the population in the primary catchment TERTIARY CATCHMENT 2010 POPULATION Wild Coast Toll Road will benefit the area as a result of area can increase by as much as 10 000 to 15 000 people Folweni 34,106 increasing passing traffic volumes (if the road is not tolled at during these periods. This group relates primarily to the Magabeni 5,713 Isipingo). However, as a result of the substantial increase in beaches and related activities, but has very specific needs Umkomaas 3,416 retail development along the N2 over the past decade, in focussed primarily on alternative entertainment. These needs Tertiary Catchment 43,236 accessible locations in Arbour Town, Scottburgh and Shelley are now to some extent addressed by the Galleria Shopping Beach, the Town Centre will require a special offering to lure N2 Centre, and the cinemas and the ice rink.
The tertiary catchment consists primarily of urban areas users off the freeway. located at some distance from Amanzimtoti. It is highly likely 7. 4.7. ISSUES RELATING TO THE CATCHMENTS that the residents of these areas will access services and Although it will appear as if the rail commuter numbers on the opportunities in areas such as the Isipingo or Umkomaas Town southern line is low this may over time be increased as services Key issues relating to the catchment of the Amanzimtoti Town Centre and only a small portion of people from these areas are improved and becomes more competitive. Commuters Centre to be considered in planning for the regeneration of the would be attracted to the Amanzimtoti Town Centre. In making use of this line may then also be viewed as part of the node include: summary: catchment as the delivery of appropriate facilities and services • The population numbers in these areas will remain stable; will encourage commuters to stop over or make special trips to • The size and characteristics of the catchment suggests that and the node by train. a regional retail centre cannot be supported in the study • The likelihood of people from these areas visiting area (this statement is based on guidelines prepared on a Amanzimtoti is limited. 7. 4.6. THE HOLIDAY MAKERS / TOURISTS provincial level and it is hoped that this is proved to be The holiday and tourist trade in Amanzimtoti is seasonal with a incorrect); 7.4.5. THROUGH TRAFFIC summer, easter and winter holidays being the peak periods. The Amanzimtoti Town Centre can potentially benefit from
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Purpose: Identify potentially competing or supporting centres • This includes: Although the development caters for the higher end of the in the same geographic area • Arbour Town and the Galleria; market, there are also a number of shops serving a lower • Andrew Zondo Drive (north of Town Centre); income market with a focus on saving through bulk buying. 7. 5.1. INTRODUCTION • Toti Mall; This section is aimed at identifying and understanding those • Seadoone Mall; and Although located in South Durban this centre is not viewed as a centres in the larger region, and then in closer proximity to the • Kingsburgh / Winklespruit node. competitor or a supporter of initiatives in the Amanzimtoti Amanzimtoti Town Centre, that may potentially compete with Town Centre as it has its own catchment and if travelling by or support development. In this discussion distinction is made • Future regional competitors: Nodes or centres that have road is some 15 kilometres away. Umlazi Mega City is also between: not developed as yet, but which, if developed in future, must located at an interceptory point for a large percentage of be considered in planning for the future of the Amanzimtoti Umlazi residents travelling to other parts of eThekwini.
• Regional competitors: Those centres located some Town Centre. This includes: distance from Amanzimtoti that may compete with it for • Illovo Flats; and 7.5.2.2. ISIPINGO attention from the identified catchment. This includes: • Illovo Node. • Umlazi Mega City; The Isipingo Town Centre, located 13 kilometres by road to the • Isipingo Town Centre; 7.5.2. REGIONAL COMPETITORS north of Amanzimtoti, is a multi-nodal transport transfer point, • Umkomaas Town Centre; and 7.5.2.1. UMLAZI MEGA CITY a place where the routes of different modes of transport • Umbumbulu Village. Umlazi Mega City was developed in 2006. This 35 000 m2 centre converge and diverge. Buses, trains and mini-bus taxis make accommodates some 97 shops including a Super Spar, use of this node to collect and deliver passengers. The result is • Local competitors: These are centres in relatively close Woolworths, Jet and Mr Price. It was developed primarily to that a large proportion of the eThekwini population residing to proximity to the Town Centre that may compete for serve the retail needs of the larger Umlazi area with some the south of Umlazi passes through Isipingo on a daily basis to attention, but that may also, if correctly managed, support 300000 residents. access the employment and commercial opportunities the activities there. available primarily in the CBD of eThekwini and the South Durban Basin.
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The movement of thousands of people through this node is Isipingo Town Centre, because of its location at an interceptory large rural catchment. The SSDP (2009) describes the broad then also associated with a range of economic activities point and the existing well-developed transport system, should planning intentions for this local area as being: including the transport industry, the informal commercial be viewed as a potential competitor for any development aimed sector, the formal commercial sector and the services sector at servicing the low income market in the Amanzimtoti Town • The upgrading of existing rural development; (formal and informal). Despite the high intensity of economic Centre. Commercial and office development at the DIA site may • The promotion of growth limited to Umbumbulu Village activity in this area extremely little has been done (or is visible) also compete with similar developments further south. and along the R603; and to improve the conditions in which people move and trade in • The establishment of higher levels of physical and social this node. The node also face severe spatial constraints, i.e. 7.5.2.3. UMKOMAAS service delivery around nodes. limited space to accommodate the activities). Umkomaas has a well-established town centre serving the needs of the local Umkomaas population and immediate surrounds. Depending on the future growth of Umbumbulu Village, and The SSDP (2009) describes the broad planning intentions for The SSDP (2009) describes the broad planning intentions for this the order of services / opportunities provided in Amanzimtoti, this node as being: node as being the upgrading of the town and the launch site and it may compete for the attention of at least a section of the the provision of additional residential development. identified secondary catchment as identified in earlier sections. • The upgrading of the Isipingo node; However, it is located more than 30 kilometres by road from • The improvement of linkages with Umlazi; Umkomaas, due to its location approximately 24 kilometres to Amanzimtoti and the impact should therefore be limited. • Providing higher density residential development at the south of Amanzimtoti, and to the south of the denser settled Isipingo Rail and Beach; and traditional rural areas in eThekwini, is not viewed as a major 7.5.3. LOCAL COMPETITORS • Importantly, as it view the DIA site as part of Isipingo it is competitor for future development in Amanzimtoti. 7.5.3.1. ARBOUR TOWN AND GALLERIA suggested that business, commercial, office and clean The Value Centre at Arbour Town and the Galleria Shopping industry, should replace the airport. 7.5.2.4. UMBUMBULU Centre together offers slightly more retail space than the Umbumbulu Village is classified as a rural service centre and Pavilion Shopping Centre, approximately 120 000 m2 of gross offers a wide range of lower order social and retail services to a lettable area.
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07 7.5 COMPETING AND SUPPORTING CENTRES
It is located only 3.6 kilometres by road to the north of the Original development plans made provision for (Parker 2005): 7.5.3.3. SEADOONE MALL Amanzimtoti Town Centre and the centre is currently just over The Seadoone Mall is located only 2.8 kilometres by road south 80% occupied which suggests that space will be aggressively • Office Park (20 000m²) of the Amanzimtoti Town Centre. Indications are that this marketed by centre management for some time to come. • High density housing (400 units) centre is currently being upgraded, but it remains a • Value centre (45 000m²) convenience shopping centre with little else offered to attract The Galleria Shopping Centre is part of a new generation of • Low density residential (200 units) users. Space for further retail, commercial and service sector shopping centres that caters for a much wider market. In terms • Retirement village development in the vicinity is limited. of clothing it accommodates everything from a Pep Stores, focussed on the lower end of the market, to a Woolworths, 7.5.3.2. ANDREW ZONDO DRIVE The size of the centre suggests that it will not have a major addressing the needs of the higher end of the market. The The portion of Andrew Zondo Drive to the north of the positive or negative impact on development in the centre and the neighbouring value centre at this stage does not Amanzimtoti Town Centre has developed substantially since Amanzimtoti Town Centre in future. cater for the rural low-income market that has a strong the mid-1990s and is now an established convenience retail emphasis on bulk buying and low prices, usually catered for in node. The Torquay Centre includes a Woolworths and a 7.5.3.4. TOTI MALL stores having much less variety (examples of such stores number of other convenience stores, hardware stores, car The Toti Mall and surrounding retail and commercial include Boxer Cash and Carry, Rhino Cash and Carry, Cambridge sales and other activities has moved to this node. This node development is located immediately to the north-east of the etc). This market is currently primarily catered for in Isipingo. accommodates a number of businesses that vacated the Town railway station and is as the crow flies only a couple of hundred Centre in the mid-1990s and the establishment of the node meters away. The linkages between the two areas are Of concern at present is the fact that very little is known about was probably a first step in its demise. constrained and the impact of the two nodes on each other is the future development for the Arbour Town area and this limited. However, deterioration of conditions in one of these should be further investigated. This node could be either a competing or a supporting node to nodes will in the medium to long term have a negative impact the Town Centre and the actual impact will greatly depend on on the other. The opposite should also be true, strong vibrant the future development focus in the Town Centre. development in one node will have the potential to spill over.
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07 7.5 COMPETING AND SUPPORTING CENTRES
7.5.3.5. KINGSBURGH / WINKLESPRUIT however, to date there has been only sporadic interest. Should 7.5.5. SUMMARY OF COMPETING AND SUPPORTING The Kingsburgh / Winklespruit area is a significant node in the the development potential of the land be opened up with the CENTRES region. Two convenience / neighbourhood shopping centres establishment of an intersection on the N2 the area will The table across provides a summary of the offering in the are located in the node, it has direct access to rail and other present opportunities for retail, commercial and office various competing and supporting nodes. retail and municipal services are located in the node. The node developments. Such development will potentially compete TABLE 7.5.1: SUMMARY OF COMPETING AND SUPPORTING CENTRES is accessible from the N2 and ample parking is provided at the directly with the offering at Amanzimtoti. two shopping centres. 7.5.4.2. ILLOVO NODE THE CENTRES
Because of the extent of development in this node it can be Initial planning for the Illovo Housing development provided
Retail (Lower Retail Income) (Middle Retail to High) Government Services Postal Services PaymentPension Points COMPETITOR SUPPORTING viewed as a competitor, and a possible alternative for the for the establishment of a Town Centre on the MR197. Such a Amanzimtoti Town Centre location of a service sector. The node already has a strong development has never been seriously considered as the REGIONAL COMPETITORS Umlazi Mega City NO Isipingo YE presence of municipal services and also link directly with the anticipated upgrading of the MR197 from Amanzimtoti through ½ S MR21 (R603) which is an important access corridor for the to Illovo never materialised. Should this route, however, Umkomaas ½ NO traditional rural population in southern eThekwini. The become a reality and be extended further south, the Umbumbulu NO LOCAL COMPETITORS Arbour Town and Galleria YE potential for the extension of this retail / commercial node to intersection of the MR197 and the MR21 presents a real YES S the west of the N2 presents long term development opportunity for the establishment of a larger town centre Andrew Zondo Drive YES Seadoone Mall NO opportunities currently not available for Amanzimtoti. serving the vast rural population straddling the MR21 up to Toti Mall NO YES Kingsburgh / Winklespruit YE Umbumbulu. S 7.5.4. FUTURE REGIONAL COMPETITORS FUTURE REGIONAL COMPETITORS 7.5.4.1. ILLOVO FLATS Again, the establishment of a Town Centre at Illovo will impact Illovo Flats YE To be determined on the catchment of a node such as Amanzimtoti. S Illovo Flats has for the past decade been suggested to be the Illovo Node YE To be determined next major land development opportunity in South Durban, S
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07 7.6 THE CASE FOR PUBLIC SECTOR SERVICES
7.6.1. DESCRIBING THE SECTOR 7.6.2. REGIONAL CONTEXT See overleaf Table 6.1 - Provincial And National Government For the purpose of this discussion public sector services are As a result of the legacy of apartheid and the large number of Departments In Durban South those services offered by government institutions that pre-1994 smaller local government structures in the Upper South residents of an area have to access on an ad hoc or regular Coast area public sector services appear to be distributed in an From table 6.1 below it is evident that most of the identified basis in order for households to function. Public sector services ad hoc fashion throughout the area. Pre-1996 the following centres have similar levels of service in terms of police stations then include: areas each had its own management structure: Isipingo, and post offices. What is probably more interesting is what is • Local government offices Amanzimtoti, Kingsburgh, Illovo Beach, KwaMakhutha, Illovu and not in various nodes. The only nodes with a Home Affairs • Account and Rate Payments Umlazi. Further to this the rural areas immediately adjacent to Office is Umlazi and Umbumbulu. It appears as if the presence • Planning and Building Plan Approvals the formal urban areas were managed by the KwaZulu of the Department of Welfare is limited. Motor licensing is • Emergency Services Government which in many instances replicated the services located in Kingsburgh. • Disaster Management available in the coastal strip. • Fire Services See overleaf Table 6.2 - Municipal Services In Durban South • Metro Police The assessment of the Project Team, which included inputs from • Infrastructure Support local stakeholders, suggests that public service delivery is not In terms of municipal public services it is noted that these • Water structured in any hierarchical or other order. The net result is services are delivered from mainly Isipingo, Winklespruit and • Electricity that residents cannot access a full range of services in a Illovu, but that each centre offers different services. • Roads particular location, but are compelled to access government • South African Police Services functions in different nodes. • South African Post Office • SASSA (South African Social Security Agency) The tables that follow provide an indication firstly of the • Department of Social Welfare distribution of public sector services in the the various centres, • Department of Home Affairs followed by an indication of municipal public services in the region.
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07 7.6 THE CASE FOR PUBLIC SECTOR SERVICES
TABLE 7.6.1: PROVINCIAL AND NATIONAL GOVERNMENT DEPARTMENTS IN DURBAN SOUTH NO GOVERNMENT SERVICE CATEGORY AREA TEL NO AMANZIMTOTI 1 South African Police Services Police Station Amanzimtoti 031 913 1300 2 South African Post Office Post Office Amanzimtoti 031 903 4191 FOLWENI 3 South African Police Services Police Station Folweni 031 900 0236 ISIPINGO 4 South African Police Services Police Station Isipingo 031 913 3417 KINGSBURGH / WINKLESPRUIT 5 Department of Transport Motor Licensing Kingsburgh / Winklespruit 031 916 4588 6 South African Post Office Post Office Kingsburgh / Winklespruit 031 916 1888 KWAMAKHUTHA 7 South African Police Services Police Station KwaMakhutha 031 905 7302 UMBUMBULU 8 Department of Home Affairs Permanent Service Point Umbumbulu 031 915 0133 9 South African Police Services Police Station Umbumbulu 031 915 0061 10 South African Post Office Post Office Umbumbulu 031 915 0035 UMKOMAAS 11 South African Police Services Police Station Umkomaas 039 973 6112 12 South African Post Office Post Office Umkomaas 039 973 0241 UMLAZI 13 Department of Home Affairs Permanent Service Point Umlazi 031 907 0087 14 South African Police Services Police Station Umlazi 031 908 0014/56 15 South African Post Office Post Office Umlazi 031 907 6050 16 Department of Home Affairs Regional Office Umlazi 031 910 9800
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07 7.6 THE CASE FOR PUBLIC SECTOR SERVICES
TABLE 7.6.2: MUNICIPAL SERVICES IN DURBAN SOUTH NO CATEGORY AREA TEL NO AMANZIMTOTI 1 Civic Centre Amanzimtoti 2 Durban Solid Waste Amanzimtoti 031 311 5858 / 9 3 eThekwini Clinic Amanzimtoti 031 311 5601 4 eThekwini Library Amanzimtoti 031 311 5883 5 eThekwini Parks & Recreation Amanzimtoti 031 311 5506/4/9 ILLOVU 6 eThekwini Beaches Illovu 031 916 7265 7 eThekwini Building Infrastructure Illovu 031 311 5922/44 8 eThekwini Plans Assessment Illovu 031 311 5889 9 eThekwini Roads Department Illovu 031 3115970 10 eThekwini Town Planning Illovu 031 3115909 ISIPINGO 11 eThekwini Beaches Isipingo 031 311 5978 12 eThekwini Clinic Isipingo 031 913 4599 13 Isipingo Sizakala Customer Service Centre Isipingo 031 913 4596 / 3443 14 eThekwini Library Isipingo Beach 031 311 5888 KINGSBURGH / WINKLESPRUIT 15 eThekwini Clinic Kingsburgh / Winklespruit 031 311 5805 16 Durban Water Kingsburgh / Winklespruit 031 311 5797 / 5784 17 eThekwini Business Licensing Kingsburgh / Winklespruit 18 eThekwini Regional Centre Kingsburgh / Winklespruit 031 311 5844 19 eThekwini Revenue Kingsburgh / Winklespruit 031 311 5869 / 5853 20 Kingsburgh Sizakala Customer Service Centre Kingsburgh / Winklespruit 031 913 4300 / 4505
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07 7.6 THE CASE FOR PUBLIC SECTOR SERVICES
7.6.3. THE SECTOR IN THE TOWN CENTRE 7.6.4. CONSIDERING THE OPPORTUNITIES It is suggested that the focus could be on establishing, where Public sector services in the Amanzimtoti Town Centre is at The Amanzimtoti Town Centre presents an opportunity for the appropriate, Amanzimtoti as the hub for high level services present limited to the SA Post Office and the offices of the SAPS consolidation and organisation of public sector services in the with local level offices or mobile centres serviced from this Forensic Laboratory (which moved into the area recently). The Durban South Region. The accessibility of the node, being hub. An alternative would be to consider the Thusong Centre SA Post Office (as well as the Take & Pay Supermarket) serves located on the N2, is excellent, and the node is well served by concept which, although generally focussed on servicing rural as a government pension payment point and could therefore rail and taxi transport. The node is also easily accessible by communities, may be considered based on the catchment that be viewed as service points for SASSA (the South African Social private transport. can potentially be serviced (see example of Archie Gumede Services Agency). Thusong Centre in Clermont on www.thusong.gov.za). The Town Centre developed over the past three decades as a It should be considered that until the mid-1990s Amanzimtoti centre where people accessed a range of private sector services Where a department already have multiple facilities across was the largest municipal center in Durban South with (most notably the major banks) and it is envisaged that it will be Durban South serving specific areas the challenge will be to substantial office accommodation immediately to the west of possible to convert such buildings with relative ease to serve the retain (as in the case of the Post Office) or attract (as in the N2. This, combined with the Civic Centre and the Library, made public sector needs. Further to this, the pedestrianisation of the case of the SAPS) this area specific service to the Amanzimtoti it a municipal service centre of note. However, with the Town Centre makes it an appropriate environment for people to Town Centre. relocation of offices to Illovo Village and the vandalism and access such services (compared to overcrowded spaces in other eventual demolition of the municipal buildings on the Baton centres such as Isipingo). Rouge site, this focus in the node ended. With the above in mind the Town Centre then presents At present the only public sector services delivered within close opportunities for the consolidation of, on the one hand proximity is the South African Police Services located to the provincial and national government services, and on the other west of the Town Centre. It was suggested by local municipal public services. stakeholders that these facilities are not appropriate.
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07 7.6 THE CASE FOR PUBLIC SECTOR SERVICES
7.6.5. ASSESSMENT OF PUBLIC SERVICES SECTOR POTENTIAL
Requirements Town Centre Offering
Location Central to communities served Located on the coast it cannot be viewed as central
Accessibility / Transport Good access for all communities served. Accommodate range of East west linkages will have to be improved modes of transport.
Space / Facilities Office space, as well as space where the public can be served Existing facilities will be well suited for the purpose.
Catchment Urban and rural population of the South Coast Potential catchment in excess of 300 000 people
Key Stakeholders eThekwini Municipality Provincial and National Government Departments
Competitors Isipingo Town Centre Kingsburgh / Winklespruit Arbour Town (Potential Future) New node on R197 (Potential Future)
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07 7.7 THE CASE FOR THE COMMUNITY SERVICES SECTOR
7.7.1. DESCRIBING THE SECTOR Typically the health services sector then includes the The community services sector includes those services, following levels (from low to high): whether public or private sector managed, that is important in ensuring the well-being of communities and households. • Mobile Clinics; Generally these services are accessed on regular basis by all • Clinics (both municipal and provincial); communities. • Community Health Centres; • Provincial Hospitals; and
The Community Services Sector then includes: • Referral Hospitals.
• Health Services The map overleaf indicates a fair distribution of clinics • Education Services throughout the region, but other than the Prince Mshiyeni • Religious / Spiritual Services Hospital in Umlazi, there are no other higher order facilities in the area. The Umlazi Hospital is a 1 200 bed facility and 17 7.2. THE SECTOR IN THE REGION clinics are attached to it (it is assumed that this includes South Durban Clinics but this could not be confirmed). The
7.2.1. HEALTH SERVICES hospital is also a site for Mother-To-Child Transmission treatment for HIV/AIDS and has a large crisis centre (called
The public health services sector is generally structured around “Place of Comfort”). a referral system with patients being moved up the system as and when required. See overleaf MAP 7.1: Health Services in Durban South Area
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07 7.7 THE CASE FOR THE COMMUNITY SERVICES SECTOR
MAP 7.7.1: HEALTH SERVICES IN DURBAN SOUTH AREA
Source: Department of Health Web-site
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07 7.7 THE CASE FOR THE COMMUNITY SERVICES SECTOR
TABLE 7.7.1: LOCAL AND PROVINCIAL GOVERNMENT CLINICS IN SOUTH DURBAN It is evident then from the above that basic health care services NO CATEGORY TYPE AREA TEL NO is distributed throughout the region. However, it is then 1 Adams Mission Clinic State Aided Adams Mission 031 905 3781 confirmed that other than the Umlazi hospital there is limited 2 Amanzimtoti Clinic Local Authority Amanzimtoti 031 311 5598 specialist public medical and care facilities in the region. 3 Folweni Clinic Provincial Folweni 031 900 0501 Private sector health facilities in Durban South includes the 4 Isipingo Clinic Local Authority Isipingo 031 311 5881 Isipingo, Umbongintwini and Kings Way Hospitals, as well as 5 Kingsburgh Clinic Local Authority Kingsburgh / Winklespruit 031 311 5857 various private medical practitioners. 6 KwaMakhutha Clinic Provincial KwaMakhutha 031 905 1358 7 Magabheni Clinic Provincial Magabeni 039 970 7309 7.7.2.2. EDUCATION 8 Umbumbulu Clinic Provincial Umbumbulu 031 915 0038 The primary and secondary school education sectors are well 9 Umkomaas Clinic Local Authority Umkomaas 032 973 0792 developed and facilities are distributed throughout the area. 10 Umlazi AA Clinic Local Authority Umlazi 031 906 8137/9 The focus is therefore on considering further education and 11 Umlazi G - Dorothy Nyembe Clinic Local Authority Umlazi 031 907 6219 training facilities, as well as the status of tertiary education in 12 Umlazi Private Clinic Private Umlazi the area. The only two significant educational institutions 13 Umlazi Clinic Provincial Umlazi located in Durban South are the Coastal KZN College (a FET 14 Umlazi D Clinic Provincial Umlazi 031 907 4777 College) and the Mangosuthu University of Technology. The 15 Umlazi K Clinic Provincial Umlazi 031 908 5942 Mangosuthu University of Technology is based in Umlazi. The 16 Umlazi L Clinic Provincial Umlazi core purpose of the University is to contribute to the 17 Umlazi N Clinic Provincial Umlazi 031 906 6073 advancement of vocation-based education and training that 18 Umlazi U21 Clinic Provincial Umlazi 031 909 1017 will enhance the country's skills and competitiveness for the 19 Umlazi V Clinic Provincial Umlazi 031 907 2610 development of humanity. The needs of the community and 20 Prince Mshiyeni Memorial Hospital Provincial Umlazi 031 907 8111/8026 the RDP are a central focus in all programmes the university undertakes.
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07 7.7 THE CASE FOR THE COMMUNITY SERVICES SECTOR
The Coastal KZN College was formed as a merger between the 7.7.2.3. RELIGIOUS / SPIRITUAL SERVICES 7.7.3.2. EDUCATION SERVICES former Durban Technical College, Swinton Road Technical As is the case with schools there is generally a good spread of There is currently no education services in the Town Centre. College and Umlazi Technical College. It includes former religious facilities throughout the region. These are generally However, a number of primary and secondary schools are Umbumbulu College of Education and a number of skills churches or mosques addressing the religious needs of specific located along the N2 within a couple of kilometres from the centres in the areas between Durban and Port Shepstone. The groups. As far as could be established there are no religious Town Centre. skills centres are Adams, Ubuhlebogu, As Salaam and the groups with centres of national or provincial significance in the Maths & Science Centre. It is the largest College in KwaZulu- South Durban region that will benefit from locating in the 7.7.3.3. RELIGIOUS / SPIRITUAL SERVICES Natal, currently averaging about 10 000 full time equivalents Amanzimtoti Town Centre. However, opportunities will continue It was previously indicated (see Section 2.3) that there are two and about 380 staff members (www.coastalkzn.co.za). to be considered. church groups active in the Town Centre. The two groups are:
The Coastal KZN FET College catchment area is South of Durban 7.7.3. THE SECTOR IN THE AMANZIMTOTI TOWN • The Trinity Worldwide Ministries; and and continues south including a strip of about 80km towards CENTRE • The Amanzimtoti Christian Centre. the South Coast. It includes Durban, the Bluff area (covering the 7.7.3.1. HEALTH SERVICES Section 2.3 elaborated further on the vision of Trinity harbour), Chatsworth, Lamontville, Umlazi, KwaMakhutha, There is currently no health facilities in the Amanzimtoti Town Worldwide Ministries for the development of their activities in Prospecton, Amanzimtoti, Illovo right down to Scottburgh, but Centre. The only health related facility is a pharmacy and the Town Centre. due to the residence facilities we have students from all over doctor’s rooms. the country. The Central Administration Office of the College is
at KwaMakhutha (www.coastalkzn.co.za). The Project Team As previously indicated the one local church, Trinity Worldwide 7.7.4. CONSIDERING THE OPPORTUNITIES also contacted private education institutions to establish their Ministries, is in the process of obtaining support for the Basic investigations were undertaken to determine the current presence in the South Coast and a visual survey was establishment of an acute care facility in the Town Centre. The opportunities available for the future development of the undertaken. To date no private education institutions with vision of the church for the Town Centre was discussed in more community sector in the Amanzimtoti Town Centre. The facilities on the South Coast were identified. detail in Section 2. findings of these investigations are recorded as follows.
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07 7.7 THE CASE FOR THE COMMUNITY SERVICES SECTOR
7.7.4.1. HEALTH SERVICES A concern regarding these type of facilities is that they only 7.7.3.2. EDUCATION SERVICES From a public sector perspective it appears as if there is a need attract large numbers on Sundays and for the remainder of the There is currently no education services in the Town Centre. for better located higher order health services in the region. week remain under utilised. This can potentially change with the However, a number of primary and secondary schools are Such services could include a community health centre, growth of the church and if a larger range of facilities are located along the N2 within a couple of kilometres from the specialist care facilities or a smaller hospital. The Department introduced. The proposal is then that, because of the Town Centre. of Health will have to be directly engaged with to establish “neutrality” of religious facilities, effort be made to retain the whether this presents a potential. From a private health care existing churches in the area, and support the expansion of 7.7.3.3. RELIGIOUS / SPIRITUAL SERVICES perspective representatives of the Kingsway Hospital will still facilities. However, it is not at present envisaged that pro-active It was previously indicated (see Section 2.3) that there are two be engaged with to determine whether a requirement for steps be taken for more religious groups to be attracted to the church groups active in the Town Centre. The two groups are: further space still exists. area. • The Trinity Worldwide Ministries; and 7.7.4.2. RELIGIOUS / SPIRITUAL SERVICES 7.7.4.3. EDUCATION SERVICES • The Amanzimtoti Christian Centre. Trinity Worldwide Ministries, already located in the Town Various opportunities relating to education services have been Centre, has developed a comprehensive proposal that will identified in investigations. This includes: Section 2.3 elaborated further on the vision of Trinity address all components of the community sector (as defined Worldwide Ministries for the development of their activities in above). Their vision includes plans for a new auditorium • Hostels for education institutions in South Durban (e.g. the Town Centre. seating 2 000 to 2 500 persons, an acute health care facility and Mangosuthu University of Technology); a bible college. Over and above this they also want to address • A campus or administrative centre for the Coastal KZN 7.7.4. CONSIDERING THE OPPORTUNITIES aspects such as economic development and job creation College; Basic investigations were undertaken to determine the specifically. It is believed that religious services currently based • Satellite campuses for major private sector education opportunities available for the future development of the in the Town Centre fulfils an important role in keeping it alive institutions; and community sector in the Amanzimtoti Town Centre. The and bringing people to the area. • Specialised education institutions and training centres (e.g. a findings of these investigations are recorded as follows. bible college).
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07 7.7 THE CASE FOR THE COMMUNITY SERVICES SECTOR
7.7.5. ASSESSMENT OF COMMUNITY SERVICES POTENTIAL
Requirements Town Centre Offering Location Located centrally within region Located centrally within the region
Accessibility / Transport Good regional access Good accessibility of node – various modes of transport
Space / Facilities Accommodation facilities, lecture rooms / auditoriums, administrative It may be possible to convert some buildings for these purposes, but this office may not be cost effective.
Catchment A large regional catchment is required Potential catchment in excess of 300 000 people
Key Stakeholders Department of Education Specific educational institutions
Competitors KwaMakhutha New node on R197 (Potential Future)
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07 7.8 THE CASE FOR THE RETAIL / COMMERCIAL SECTOR
7.8.1. DESCRIBING THE SECTOR Project Team there is not much hope that this space will be Parker (2004) is also highly critical of “Town Planners”, whom The retail / commercial sector is defined as all retail, wholesale oversubscribed in the short term future. A 2004 article by he suggests, relies on the “so-called ‘hierarchy’ of shopping and commercial activities where either goods or services are Parker (as reflected in Iyer Rothaug 2004) on the demand and centres, arguing that Regional, Community and Local centres paid for. This would include both the formal and informal supply of retail space makes a passionate plea for care to be all play different roles and operate at different levels in the sectors. With this in mind the sector will therefore include: taken in the further development of retail space in South Africa social spectrum”. This is viewed as a distorted view and Parker and provides an interesting perspective of what happened in (2004) suggests that all convenience stores within a specific
• Retail stores selling groceries, hardware, clothing, furniture South Durban over recent years. He indicates that “growth is an catchment area will “compete directly with all other centres in and other goods; inherent characteristic of a modern free-enterprise economy. the catchment area”. It is proposed that the retail space needs • Personal services such as hairdressers, beauty salons, Growth is a fundamental requisite for a listed company, and within a specific community should be evaluated based on the decorators and repair shops etc; growth is imperative for reducing unemployment and raising quantum of space by store type and category, rather than on • Wholesalers selling a variety of goods; and living standards. But uncontrolled growth can become self- the basis of a hierarchy of centre types. This therefore • Professional services such as medical, financial etc. destructive, like a cancer in the economic system”. suggests that care should be taken when considering further opportunities for the future developments in the conventional
7.8.2. THE SECTOR IN THE REGION Parker (2004) suggests that local authorities, by allowing “a rash retail and commerce markets in the region. The discussion on regional competitors provided an overview of development over the past 20 years” strained existing of the distribution of this sector in the region. From the infrastructure and led to the downfall of large number of small 8.3. THE SECTOR IN THE AMANZIMTOTI TOWN CENTRE analysis the conclusion is that the area is currently substantially retailers and property owners. He acknowledges the positive Although the Amanzimtoti Town Centre experienced a decline overtraded with at least 20 000 to 30 000 m2 of retail / contribution of retail development to the economy, the of the retail and commercial sector over the past 10 years the commercial space currently available in just the Galleria construction industry and the profession, but suggests that major exodus of businesses, both retail and commercial, from Shopping Centre and the Amanzimtoti Town Centre (of a total better evaluation of proposed centre developments should be the areas is suggested to have taken place over the past two of approximately 170 000 m2 in the South Durban area – undertaken. He suggests that “less partial role-players” (than years. The current offering of retail businesses in the area is excluding Umlazi and Isipingo). Based on the assessment of the the developers themselves) should be involved in such feasibility reflected in Section 2 of this report and commented on. assessments.
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07 7.8 THE CASE FOR THE RETAIL / COMMERCIAL SECTOR
7.8.4. CONSIDERING THE OPPORTUNITIES 7.8.4.2. THE TOURISM MARKET Town Centre) it should be considered as a suitable location for Should it be assumed that the conventional retail market A basic assumption made in this study is that Amanzimtoti will servicing this market. cannot be attracted to the Town Centre there are other continue to be a tourism and holiday destination well into the alternatives to be considered: future. If properly managed, and with the current high property What the area, however, lacks at present is an alternative prices in areas such as Umhlanga and Ballito, it is anticipated shopping experience including tourism focussed stores, arts 7.8.4.1. THE LOW INCOME AND RURAL RETAIL MARKET that this area will increase in popularity. The retail offering for and craft shops, local cuisine offerings, street cafes and flea At present the low income and rural market is primarily served the tourism / holiday market must therefore be considered even markets. It is suggested that the compatibility of this with in eThekwini in the multi-modal transport transfer points such though this is currently mostly seasonal. other proposed uses in the Town Centre may be considered. as the Durban CBD, Isipingo, Pinetown and Verulam, as well as
in newer multi-use nodes such as Bridge City and Umlazi Mega The Galleria development has provided the area with an 7.8.4.3. THE COASTAL RESIDENTIAL MARKET (CONVENIENCE City. This requires rural dwellers and low income households alternative retail and entertainment experience and address a SHOPPING) to travel to these nodes to access retail services. In the number of the historic shortcomings of the area. It is anticipated It has been indicated that there is currently an oversupply of Amanzimtoti Centre a retailer servicing this specific market has that in the medium to long term this development will have a retail space in the area. As is the case for the tourism market it been operating successfully for a number of years and positive impact on the tourism industry. This development will is suggested that the realignment of the node to the east of the indications are that despite the exodus of other businesses continue to attract large numbers of tourists and holiday- railway station, to better service the coastal residential market, they are still maintaining trading levels. This suggests that the makers. may be more appropriate. Town Centre is potentially a suitable location for servicing this market and, if related government and municipal services can This market is then also spoilt for choice in terms of convenience 7.8.4.4. THE TOWN CENTRE RESIDENTIAL MARKET be provided, the potential to attract other retailers servicing shopping with centres such as Athlone Park, Toti Mall, Seadoone Should future residential development in Town Centre be this market will enhanced. Before the servicing of this market Mall and the DSM and Kingsburgh Malls. Another convenience encouraged it will be important that the retail offering is also in the Town Centre is further pursued it will be important to node is therefore not required to service this market. The directed to serve this market. consider the suitability of the other competing centres for this upgrading of the Toti Mall and the area around (east of the purpose.
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07 7.8 THE CASE FOR THE RETAIL / COMMERCIAL SECTOR
7.8.5. ASSESSMENT OF RETAIL SECTOR POTENTIAL
Requirements Town Centre Offering
Location Located centrally in terms of envisaged catchment Located well in terms of certain components of the catchment
Accessibility / Transport Good access and served by various modes of transport Good access and served by various modes of transport
Space / Facilities Flexible space arrangements in a secure environment Area developed as retail space
Catchment Depends on the type and extent of retail facilities Access to a large catchment
Key Stakeholders Private sector businesses Developers
Competitors Arbour Town Future nodes on the R197 Kingsburgh / Winklespruit
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07 7.9 THE CASE FOR OFFICE DEVELOPMENT
7.9.1. DESCRIBING THE SECTOR Initial planning for Arbour Town suggested the development of 7.9.3. THE SECTOR IN THE AMANZIMTOTI TOWN This sector include all types of office buildings, but for the some 20 000 m2 as part of the development. Indications are CENTRE purpose of this report the focus is on purpose built office that this type of development is now receiving attention, but this Historically the Town Centre was a location for offices. These buildings and office park developments. needs to be confirmed. offices were located on upper levels of multi-storey buildings. However, with the exodus of businesses from the area it would 7.9.2. THE SECTOR IN THE REGION It has always been a mystery as to why no dedicated office appear as if most of the professional and other service firms Considering the growth of the office property sector in other developments can be found in the South Coast area of eThekwini also vacated the area. areas of eThekwini, such as the Inner and Outer West, Durban and we can only speculate in this regard. Some of the reasons North and even Central Durban, this must be viewed as by far being: 7.9.4. CONSIDERING THE OPPORTUNITIES the most underdeveloped sector in South Durban. No formal A 7.9.4.1. THE OFFICE PROPERTY MARKET • Industries require offices on the manufacturing site (which is or B grade office development could be located in the study At present property commentators are uncertain about the the case with many of the larger plants such as SAPREF and area. Offices in South Durban is then found in various formats: future of this particular market and forecasts are generally of a Toyota); short term nature, i.e. it does not provide clear guidance for • As management resides in more upmarket areas such as • Offices linked to industries (in areas such as Southgate and the Amanzimtoti initiative. Erwin Rode, in an article Property Durban North offices are developed in that area (Illovo Prospecton); Trends, 2010 and Beyond suggests that, assuming consensus Sugar, Unilever and others); and • Converted residential properties (primarily along Amos growth for the economy over the next three years, the • Possibly the most significant factor, the fact that serviced Zondo Street); “industrial and office markets will start picking up in two land for the development of this sector has never been • Upper stories of retail or commercial buildings; or years”. The same article propose, importantly for Amanzimtoti made available on scale. • Public sector offices located in areas such as Winklespruit regeneration planning, that there are some “... areas of and Illovo Village. commercial property development that should outperform It is suggested that the move of the airport to the north will over three years - there’s been a big move to mixed-use present a further obstacle for the development of the office developments, which combine office, housing and retail space. sector in Durban South.
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07 7.9 THE CASE FOR OFFICE DEVELOPMENT
The popular Melrose Arch development in Johannesburg is an The table below reflects the 2009/10 office vacancy rates in the • Modern office park developments require dedicated space example of this concept”. Erwin further suggests that “... given four key Durban office nodes. Comparing this figure with 2009 with high levels of security and other amenities and it is what’s happening to the costs [in terms of time and money] of figures it is concluded that office vacancy rates in most nodes not anticipated that it will be possible to redevelop the travelling, residential opportunities close to work nodes are the have more than doubled between 2009 and 2010. In the case of whole of the existing Town Centre for this purpose due to way of the future”. It is, however, worth noting Rode’s both the Durban CBD and Berea vacancy rates are well above the number of landowners involved; caution at a recent conference (www.rode.co.za 2010) that a 10%. tough time is still ahead for a number of years, not only for • Alternative sites for the development of office parks at residential property, but for the South African economy as a See overleaf Table 4.1 - SAPOA Office Vacancy Factors for Grades scale are available in Kingsburgh, Illovo Flats and other whole. He notes that the “...industrial and office boom has A+, A & B (2009/2010) areas; and clearly been interrupted, and as disposable income will be under pressure for a number of years to come, this will in turn The SA Property Owners’ Association office vacancy rates for the • It is understood that the Arbour Town development is see landlords of shops face the realities of more realistic first quarter of 2011 suggested a change in this trend with an currently initiating office developments. market rentals for many a line shop or stare at empty space.’ improvement in vacancy rates in 22 of the 48 nodes countrywide, however, 21 of the 48 nodes still had vacancy rates On the one hand future office development in South Durban 7.9.4.2. OFFICE TRENDS IN ETHEKWINI of 10 percent and higher, this includes two of the four nodes in must be considered within the context of the current situation Durban (Business Report, 30 March 2011). in the office property market. Recent reports, as reflected Office property trends are generally cyclical in nature and it is above, suggest that as a result of high vacancy rates in South therefore not meaningful to assess these trends for the 7.9.4.3. THE OPPORTUNITY FOR SOUTH DURBAN Africa it is unlikely that there will be substantial new office purpose of long term strategic planning. Considering current Although it is felt that a strategy to attract Grade A and B office developments in the country. However, considering the office vacancy rates does, however, provide some indication of developments to South Durban should be considered, it is not development of the DIA site major new opportunities for office the stock available. anticipated at present that these will be attracted to the development in Durban South may emerge over the next Amanzimtoti Town Centre. Reason for this include: decade.
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07 7.9 THE CASE FOR OFFICE DEVELOPMENT
TABLE 7.9.1: SAPOA OFFICE VACANCY FACTORS FOR GRADES A+, A & B (2009/2010)
AREA SEPTEMBER 2009 DECEMBER 2009 MARCH JUNE SEPTEMBER 2010 2010 2010 BEREA Grade A+ 0.00 0.00 0.00 0.00 0.00 Grade A 0.43 2.87 4.57 1.81 1.57 Grade B 14.65 16.84 11.15 10.32 23.48 Total 5.43 7.68 8.34 6.67 14.08 CBD DURBAN Grade A+ N/A N/A N/A N/A N/A Grade A 9.05 6.40 8.66 17.06 18.40 Grade B 8.21 6.05 5.17 7.86 7.74 Total 8.59 6.18 6.50 11.80 12.30 UMHLANGA / LA LUCIA Grade A+ 2.12 2.12 2.12 2.12 3.93 Grade A 2.02 2.07 1.45 2.25 3.49 Grade B 1.34 1.59 5.59 6.89 2.35 Total 1.94 2.02 1.93 2.76 3.38 WESTVILLE Grade A+ N/A N/A N/A N/A N/A Grade A 0.48 0.57 1.36 1.37 2.27 Grade B 2.75 5.02 6.59 7.11 6.80 Total 1.61 2.82 4.04 4.32 4.59
Source: SAPOA as in Rode 2010 AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 125 LOCAL ECONOMIC ANALYSIS
07 7.9 THE CASE FOR OFFICE DEVELOPMENT
7.9.5. ASSESSMENT OF OFFICE PROPERTY SECTOR POTENTIAL
Requirements Town Centre Offering
Location In proximity to other business networks Located only 10 kilometres from the largest concentration of manufacturing activity in KwaZulu-Natal
Accessibility / Transport Access for vehicles, but also other modes of transport Excellent accessibility provided
Space / Facilities Office park type developments with high security and high level Potentially to many competing uses finishes
Catchment Other business networks Located 10 kilometres from the South Durban Basin
Key Stakeholders Major companies in the South Durban Basin
Competitors Arbour Town Other undeveloped Greenfield sites Office nodes in other areas of eThekwini
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07 7.10 THE CASE FOR HOUSING
7.10.1. DESCRIBING THE SECTOR • The greatest demand is for properties between R450 000 to in eThekwini (see table overleaf). It is noted that rental prices For the purpose of this investigation the housing sector R800 000 and there is a shortage of these properties, for Durban South are comparatively low with bachelor and one includes: especially well located properties; bedroom flats attracting the lowest rentals in eThekwini. • The average price for a house in Amanzimtoti is about R1.2
• Low income housing; million; This may be an advantage or disadvantage for the future • Gap housing; • The most expensive property currently on the market is development of residential accommodation in the • Middle income housing; and valued at R11 million and it has been on the market for some Amanzimtoti Town Centre, depending on the perspective • High income housing. time; viewed from. Regarding their views on alternative uses for the • Amanzimtoti is viewed as one of the safer areas to live in; CBD area all agreed that if it is going to remain as a business 7.10.2. THE SECTOR IN THE REGION • The relocation of the airport has had a negative influence on area then security will have to be improved as the area is perceived to be unsafe. The general view is that it is mainly 7.10.2.1. THE GENERAL RESIDENTIAL PROPERTY MARKET the property market in the area; due to the shebeen located in the vicinity that has had a Telephonic interviews were conducted with a number of estate • The banks are making it difficult for people to get bonds and negative effect on the safety of the area. agents operating in the area. They varied from agents working this has a negative effect on the market; for national estate agent franchises to small local companies. • The majority of current buyers are government and 7.10.2.2. THE LOW INCOME HOUSING MARKET All the agents interviewed has been involved in the local municipal employees; On a regional level there appears to be substantial activity in property market for a number of years. A number of views • Some buyers are acquiring properties for investment the low income housing market with a number of greenfields, were shared by most of the interviewees and this include that purposes as Amanzimtoti is seen by these investors as an in-situ upgrading and rural housing projects planned. Within (see Annexure E for more detailed report on interviews): area where you get good value for your money; and • The leisure market (holiday homes) is quiet at the moment. the larger region there is a major focus on in-situ upgrading specifically in the Umlazi area. • There is currently movement on the property market but mainly for properties valued at under a million Rand; Against the background of the above views it is then interesting to compare flat rentals in Durban South with that elsewhere See overleaf Map 10.1 - Distribution of Housing Projects in Durban South (2009)
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07 7.10 THE CASE FOR HOUSING
TABLE 7.10.1: FLAT RENTALS IN ETHEKWINI AND DURBAN SOUTH MAP 7.10.1: DISTRIBUTION OF HOUSING PROJECTS IN DURBAN SOUTH (2009) NO DURBAN BACHELOR 1 BEDROOM 2 BEDROOM 3 BEDROOM
1 Central City (inc. Lower Berea) R 2,350 R 2,925 R 3,400 R 3,500
2 Montclaire / Yellowwood Park R 2,200 R 3,300 R 4,000 R 4,200
3 Bluff area / Durban South R 3,300 R 3,600 R 4,200
4 Pinetown area / Queensburgh R 2,350 R 3,000 R 3,550 R 4,500
5 Durban South/ Amanzimtoti / Warner Beach area R 1,400 R 3,000 R 4,000 R 4,800
6 Berea / Morningside / Glenwood R 2,600 R 3,300 R 4,100 R 5,250
7 South and North Beach R 2,550 R 3,200 R 3,875 R 5,250
8 Upper highway: Kloof/ Hillcrest R 2,500 R 3,900 R 4,500 R 6,000
9 Durban North / La Lucia / Umhlanga R 3,000 R 3,500 R 5,500 R 7,500
Source: Rode 2010
Source: SSDP Presentation 2009
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07 7.10 THE CASE FOR HOUSING
MAP 7.10.2: PROPOSED DENSITIES FOR THE SOUTH As a general comment, based on the information available in 7.10.2.4. MIDDLE TO HIGH INCOME HOUSING terms of planned housing projects, it appears as if the focus is New housing developments catering for this section of the DURBAN AREA on upgrading existing housing opportunities and not market is limited and perusal of planning applications for the necessarily on adding new housing stock. Due to the economic South Durban area over the past three years did not suggest that and job opportunities available in the South Durban Basin the this market is currently being focussed on. area will continue to experience major urbanisation. 7.10.2.5. PLANNING FOR HOUSING IN THE REGION
7.10.2.3. GAP HOUSING The South Spatial Plan considers the need for future housing development in the Durban South area and suggests that the A number of estate agents commented on the unavailability of area can potentially accommodate 258 300 households. In 2009 housing stock in the R450k to R800 bracket. It is, however, it was indicated that a total of 11 289 low cost housing units suggested that the gap market, houses valued at between were being planned for the area. In term of going forward it was R200k and R450k, is a market not receiving any attention in the suggested that: region and that this is not mentioned as it falls outside the interest of estate agents. It is not possible to estimate the • Densification be promoted in selected urban areas, e.g. extent of the “gap housing” market in the study area, but the Amanzimtoti, Kingsburgh, Umlazi and Isipingo; and statement can be made that development in the Town Centre • New residential development will be best located in Illovu, alone would not be able to address the demand for this Illovu Flats, and around Umkomaas. category of housing. For a number of reasons, including accessibility, access to transport and the closeness of In 2009 it was also indicated that four major estate amenities, it is proposed that providing housing for the gap developments are currently being developed. The developments housing market should be considered in the Town Centre. were Shoals, Sugar Hill, Cannobrae and Mkomazi Drift (a total of 425ha providing up to 2 500 units). The current status of these developments are still to be determined. Source: SSDP Presentation 2009
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07 7.10 THE CASE FOR HOUSING
7.10.3. THE SECTOR IN THE IMMEDIATE 7.10.5. ASSESSMENT OF HOUSING POTENTIAL SURROUNDINGS OF THE TOWN CENTRE
Requirements Town Centre Offering At present no housing opportunities are offered in the Town Location Good location in relation to transport Excellent location in relation to transport Centre, however, a mix of housing types can be found in the infrastructure and amenities infrastructure and amenities immediate surroundings range from single residential Accessibility / Transport Good location in relation to various Excellent location in relation to transport properties to multi storey apartment buildings. modes of transport and amenities
Space / Facilities Land for greenfields development or Existing building structures that will not be existing structures that can be easily easy to convert 7.10.4. CONSIDERING THE OPPORTUNITIES converted to housing
It is concluded that low, gap and middle income housing could Catchment (Not relevant) (Not relevant) potentially be considered as options for the regeneration of the Town Centre. As low income housing is already provided Key Stakeholders Metro Housing on-scale, and the middle to high income housing appears to be Private Sector Developers saturated, it is proposed that the focus should be on gap Competitors Arbour Town Development housing and the lower end of the middle income housing Illovo Flats market, i.e. the range of properties between R200 000 and R800 000.
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7.11.1. DESCRIBING THE SECTOR It was confirmed that the core tourism market in Amanzimtoti are allowed to stay for 10 nights. South African school groups also frequently visit the area. For the purpose of this investigation the tourism sector had not changed much over recent years, but that the racial profile of this market has started to change. It has always been includes all accommodation facilities, tourist attractions and and remains a popular holiday destination for young families As far as the age profile of residents and visitors are concerned facilities. who spend their annual holidays. The majority of visitors come it is apparent that the majority of permanent residents are from Gauteng and the Free State but it was reported that the either mature families or retired couples. The holidaymakers 7.11.2. THE SECTOR IN THE REGION area also receive visitors from the Cape. Amongst other African however fall more into the category of ‘young families’ with Amanzimtoti and the South Coast of KwaZulu-Natal is known as countries Zimbabweans is said to enjoy spending their beach some establishments reporting that up to 80 percent of visitors one of the popular coastal destinations in South Africa. It holiday in the area and it is still to some extent the case today. during school holiday periods are young families. During out of generally competes with areas such as the West Coast, the season periods the age profile of visitors however changes with Western Cape, the South Coast and Eastern Cape for attracting In recent years Amanzimtoti is also receiving its fair share of a greater focus on mature couples. holiday makers and tourists. More locally the area competes international visitors who enjoy the warm weather, the clean with Umhlanga, Ballito and Margate for attention. beaches and the safe environment on offer. A number of Apart from the warm weather and the popular beaches it was interviewees mentioned that they received visitors from reported that visitors perceive Amanzimtoti as a safe holiday destination that is not too expensive and well located. Its Despite perceptions that the tourism industry in Durban South Germany and it was reported that some of these visitors come for a period of up to three months. Other foreign visitors are location along on the N2 national highway made it very has been on the decline for a number of years surveys of from the UK, Australia and Canada. Amanzimtoti is also visited accessible and it was only approximately 11 km from Durban residential buildings in the Amanzimtoti area paints a different by local and international tour groups. It was reported that International Airport. The closure of this facility on 1 May 2010, picture. Most buildings confirmed 100% occupation during international tour groups use Amanzimtoti as a base to and the opening of the King Shaka International Airport to the holiday seasons and a 40 to 70% occupation out of season. explore the eThekwini and South Coast and that these groups north of Durban, had a negative influence on the tourism People interviewed confirmed that the area remains popular stay for 10 days in the same block of apartments on the beach sector and especially on the arrival of international visitors. with tourists from inland areas (see Annexure F for report on front. It seems the main reason why these groups base The area offers the tourist well established sports facilities in interviews with representatives of accommodation themselves in the area is due to a special offer whereby they Amanzimtoti, situated at Hutchinson Park. Included is a tennis-, establishments). pay to stay for 7 nights but then squash-, cricket-, rugby-, soccer-, cycling- and bowls club.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 131 03 LOCAL ECONOMIC ANALYSIS 07 7.11 THE CASE FOR TOURISM RELATED DEVELOPMENT
7.11.3. THE SECTOR IN THE AMANZIMTOTI TOWN 7.11.5. ASSESSMENT CENTRE Requirements Town Centre Offering At present the Town Centre does not have any real linkages to Location Good linkages with tourism amenities Linkages with tourism amenities not good the tourism sector. This is as a result of the limited facilities in the area and the limited linkages between the Town Centre and the beach front. Accessibility / Transport Good accessibility specifically for Linkages with beach front not good tourists
7.11.4. CONSIDERING THE OPPORTUNITIES Space / Facilities Pleasant environment with adequate Built up environment, but with potential space for leisure activity link to leisure areas to the west of the N2
In engagements with stakeholders various opportunities for
the redevelopment of the Town Centre were mentioned, Catchment Tourist accommodation area Relatively good central location including: considering the distribution of tourism accommodation in Durban South
• A casino;
• A fleamarket; and Key Stakeholders Sapphire Coast Tourism • An entertainment area for the younger generation. Developers
Competitors Umhlanga Rocks Durban Beach Front Scottburgh, Margate etc,
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FOCUS AREA CORE ISSUE DESCRIPTION THE REGION Perceived Decline of a Region The South Durban Region, once the “jewel” of Durban, is perceived to be an area in decline. This perception emerges from a lack of government and private sector investment in the area. Apart from Arbour Town the last major investments in the area date back to the early and mid 1990s (Southgate Industrial Park and Illovu Residential Development). No major economic infrastructure investments have been made in the area over the past two decades. At least to some degree the exodus of business from the Amanzimtoti CBD can be related to a lack of confidence in the future of the area.
Opportunity for Growth and Development The development of the Dig-Out Port, and related opportunities, is the major development opportunity in eThekwini for the next couple of decades. To date the focus has been on the DIA site itself, but limited attention has been afforded the readiness of the receiving environment, i.e. South Durban, for such a development. Readiness will include the availability of housing, proper amenities, skills etc. The Amanzimtoti Town Centre should make an important contribution to improving the state of readiness.
Vibrant tourism and holiday market possibly Despite the perceptions of an area in decline investigations established that the tourism industry is still vibrant with all neglected accommodation establishments reporting a 100% occupation in peak seasons and a 70% occupation outside of season. In recent years the focus of coastal tourism development on the KwaZulu-Natal coast has been on the Durban Beach Front, Umhlanga and Ballito.
Current planning confirming the existing Current spatial planning and development for the area continues to confirm the historic, essentially colonial and apartheid, spatial structure for the area. It confirms the area as a residential feeder area for businesses in the rest of eThekwini and does not consider the potential industrial and tourism development opportunities that exist in the area adequately.
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FOCUS AREA CORE ISSUE DESCRIPTION THE REGION Regional planning not clear on roles and Current regional planning is vague as to the future roles and functions of the various nodes. It is important that the functions of nodes Amanzamtoti fits into a clear regional spatial structure.
Strong regional opportunities The region offers a range of economic development opportunities including opportunities to provide rural people with access to both community and retail services, upgrading an existing retail centre such as Isipingo, major industrial development in the Illovo Flats area, a range of housing development in the Illovo Flats and Kingsburgh areas, upgrading of beach front facilities and areas, redevelopment of old and inappropriate industrial developments in the SDB and the expansion of existing industries.
THE TOWN CENTRE Urban decay a reality The sudden exodus of businesses from the Town Centre caught owners and authorities unawares. The extent of the vacant space has the potential to make this area a target for unlawful activities (as is already starting to happen). Further urban decay will continue to erode the potential of the area for redevelopment and property values.
Rural market serviced Current retailers, businesses and institutions focus on serving the low income and rural markets.
Current Town Centre economy anchored on The small number of businesses located in the Town Centre is heavily dependent on the government grant system (grants pension and grant system paid out by the Post Office and a retailer). Any changes to this system will impact directly on the few remaining businesses.
Challenges in converting to other uses Existing buildings developed primarily for the retail and banking sector. Converting buildings for other uses may present a serious set of challenges.
Exodus of banks most significant Historically all major banks were represented in the Town Centre. Currently only Capitec remains. The absence of banks directly impacts on the potential for specifically retail businesses to survive.
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FOCUS AREA CORE ISSUE DESCRIPTION
THE OPPORTUNITIES The requirement to serve a larger regional It is evident that the future of the Town Centre will be on servicing the region as a whole, rather than the historic focus on the catchment middle income coastal strip only. No substantial opportunities for servicing the coastal middle income group, whether in terms of retail, housing, services etc, could be identified.
Effective utilisation of transport network and The Town Centre is well-located in terms of taxi routes, the railway and road transport. Opportunities considered must be system able to draw on this key advantage of the study area.
Civic and sport amenities available The Town Centre is uniquely located in close proximity to an extensive range of sport and civic amenities as well as high quality public open space and environmental areas. The benefit of this unique location for opportunities must be considered.
Municipal and government service delivery not Municipal and government service delivery is not coordinated and to access the full range of services residents may have to coordinated visit five or six different centres. The coordination of public sector service delivery may therefore present an opportunity.
Community services presenting opportunities Various opportunities relating to the health, education and religious services have been identified and should be further investigated.
Gap and lower middle income housing not Gap and lower middle income housing is undersupplied in the region. The Town Centre and the linkages to transport currently supplied networks makes this an ideal location for this type of housing.
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TABLE 7.12.1: SUMMARY OF OPPORTUNITIES AND COMPATIBILITY OF OPPORTUNITIES
OPPORTUNITIES
Centre Centre
Grade
Grade
-
-
PUBLIC SECTOR SECTOR PUBLIC SERVICES Municipal Consolidated Services Thusong Approach SAPS Other SERVICES COMMUNITY Health Education Religious / COMMERCIAL RETAIL retail income Low focus market retail market Tourism retail Other SECTOR OFFICE A B Other HOUSING housing income Low housing Gap housing income Middle TOURISM accommodation Tourism facilities Tourism PUBLIC SECTOR SERVICES Consolidated Municipal Services - Thusong Centre Approach - SAPS - Other - COMMUNITY SERVICES - Health - Education - Religion - RETAIL / COMMERCIAL - Low income retail market focus - ? Tourism retail market ? - Other retail - OFFICE SECTOR - A-Grade - B-Grade - Other - HOUSING - Low income housing - Gap housing - Middle income housing - TOURISM - Tourism accommodation - Tourism facilities -
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 136 03 LOCAL ECONOMIC ANALYSIS 07 BIBLIOGRAPHY
eThekwini, 2009. South Spatial Development Plan. Pienaar and Bester, 2008. Specialist Socio-Economic Impact Powerpoint Presentation. Study of the Proposed N2 Wild Coast Toll Highway. Prepared for CCA Environmental (Pty) Ltd, on behalf of the South African Graham Muller Associates, 2008. South Spatial Development National Roads Agency Ltd. Plan: A Property Trends Analysis of the South Municipal Planning Region. Rode, Erwin (ed.), 2010. Rode’s Report 2010:4.
Imani-Capricorn, 2003. The Economic Impact of the Proposed South African Council of Shopping Centres, 2010. South African N2 Toll Road on the eThekwini Municipality. Prepared for the Shopping Centre Directory 2010. eThekwini Economic Development Unit. Van Coller, Jon, 2006. Durban International Airport: Decision- Iyer Rothaug Collaborative, 2004. eThekwini Upper South making Framework for Redevelopment of the Airport Site. Coast Retail and Office Assessment. Web articles: Iyer Rothaug Collaborative, 2005. SDB Economic Development Framework. www.iolproperty.co.za. 30 March 2011. Commercial Property Vacancies Down. Parker, B. 2005. Strategic Assessment Of Proposed Sub- Regional / Regional Shopping Centre Development In The www.thepropertymag.co.za Article: Property Trends, 2010 and South Municipal Planning Region Of The Ethekwini Beyond Municipality. www.rode.co.za Article: Rode Conference warns of rocky road ahead but opportunities do exist.
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Prepared by Goba
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 TRAFFIC & INFRASTRUCTURE ANALYSIS
08 8.1 INTRODUCTION
8.1.1 PURPOSE AND STRUCTURE OF SECTION Identifying current bottlenecks / weaknesses in the systems An information gap assessment was initially undertaken to The purpose of this section of the report is to document the through interviews with operations personnel. assess how current, complete and relevant the existing data is. Transport and Infrastructure Status Quo analysis undertaken in Obtaining all available plans for upgrading / amendment to the This informed the surveys that would be needed to close Phase 1 of the project. existing systems from the relevant design / planning personnel. information gaps, essential to a credible planning process.
The transport component of the Status Quo assessment will This section of the report is structured in six sections: Previous planning reports were reviewed in order to ensure consist of a review of the current status of the various 1. Introduction - which outlines the project terms of that future proposals are in line with broader planning categories of the transport systems, infrastructure and services, reference; measures within the southern regional and municipal context at a strategic level through desktop analysis and survey data. 2. Gap Assessment – which identifies the data limitations as well as to take full benefit of previous planning efforts. This assessment will determine the current limitations of the and the measures to close the information gaps; existing transport systems and the challenges these pose for 3. Previous Investigations – which will take cognizance of A transport inventory was generated for the study area, and an current demand in the study area. previous planning work done on regional and local scale; assessment of each of the following categories was undertaken 4. Inventory and Assessment – which will address aspects to identify existing problems, potential solutions and to provide
With regards to the infrastructure assessment, since the related to current transport infrastructure supply and development guidance for successive phases of the project; Amanzimtoti CBD is a long established area, an extensive demand; . Transport network assessment network of sewer , storm water and potable water 5. Engineering Services; . Critical intersection analysis infrastructure currently exists. In order to assess the status of 6. Summary of key issues and recommendations. . Critical road links these within the study area, the following process was . Parking provision undertaken: 8.1.2 SECTION METHODOLOGY . Public transport A combination of desk top analysis, site visits, primary data . Pedestrian activities Mapping of the current systems from existing GIS records. survey and analysis was completed for the Status Quo analysis. Verification of accuracy of records with relevant personnel.
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08 8.2 GAP ASSESSMENT
The purpose of this section is to highlight the identified Proposed data collection: AM and PM 3 hour peak period . Eastern entrance to rail station information gaps and the actions undertaken to fill these gaps traffic intersection counts at 7 key intersections identified . Western entrance to rail station as part of the project. within the study area. Counts will be undertaken for a . Entrance to the existing mini-bus taxi rank midweek day (i.e Tuesday, Wednesday or Thursday). The four information gaps that have been identified are 8.2.3. Public Transport Surveys described individually below. 8.2.2. Pedestrian Surveys Motivation: The need for safe, efficient and reliable public 8.2.1. Traffic Surveys Motivation: Pedestrian movement forms an integral part of transport is an essential characteristic of dynamic economic the functioning of any CBD. It is imperative that measures are centres. The level of public transport accessibility of a CBD can Motivation: The existing traffic demand is a crucial element in put in place to facilitate the safe and convenient movement of dramatically influence the success with which a CBD can attract assessing the road network performance within the study area. people along their desire lines. A pedestrian survey will investors and tenants. The observed traffic flows and patterns give an indication of highlight critical areas in terms of demand, required facilities the operating levels of service of intersections and the traffic and safety. Public Transport is therefore seen as a critical element of the demand along major routes . This informs what remedial regeneration plan to halt and reverse the exodus of economic actions should be taken. activity from the Amanzimtoti CBD. The ability to attract public Data source: No pedestrian surveys are currently available for transport captive work force and patrons is essential to Data source: The eThekwini Municipality’s latest traffic count the study area. prospective businesses. With this in mind, it is necessary to list, available from the eThekwini Traffic Authority, indicates determine the extent of existing services, existing demand and that there are no traffic counts available for the core study Proposed data collection: A pedestrian survey will be available capacity. area. conducted at three key locations in the CBD on a typical weekday during the AM and PM peak periods. These locations are;
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 140 TRAFFIC & INFRASTRUCTURE ANALYSIS
08 8.2 GAP ASSESSMENT
Data source: The only source of public transport information 8.2 4. Parking Audit and Utilisation Surveys available within the eThekwini Municipality is the 2004 Current Public Transport Record (CPTR). Motivation: The availability of convenient parking for a CBD is a crucial element for its successful operation. The destination Since the 2004 CPTR was undertaken, there has been choice for both employees as well as patrons travelling via significant change in travel demand patterns. The decline in private vehicles is strongly influenced by the availability of economic activity within the CBD would indicate a decrease in parking, especially in the absence of suitable public transport public transport demand for the Amanzimtoti CBD. The CPTR alternatives. would therefore not be reflective of existing demand in the study area. Data source: No parking studies have been identified which provide an indication of available parking, parking demand or Proposed data collection: A CPTR type survey is proposed parking utilization. which will identify the following during the AM and PM peak periods : Proposed data collection: A parking audit is proposed as part of the project. This will identify the number of parking bays . Minibus taxi route origin-destination and passenger load available in the study area. In addition, a parking utilization survey – this will identify the origins and destinations survey is proposed for the primary study area to identify the served, the routes utilised and the demand volumes per parking demand. route. . Off-street rank utilisation – this will identify the overall rank utilisation and provide the necessary data to determine the required facility size.
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08 8.3 PREVIOUS INVESTIGATIONS - REGIONAL CONTEXT
8.3.1 SOUTH SPATIAL DEVELOPMENT PLAN
This plan identifies the upgrade and redevelopment of the Amanzimtoti town centre, to fulfill the role of the mixed investment node envisaged in the eThekwini SDF. It establishes local activity nodes at the intersections of the N2/MR242, the MR242/MR197 and the N2/R603 intersection. The latter could accommodate a significant extent of business/office development etc. positively affecting development South of the R603.
In terms of economic development, the plan highlights the utilization of areas of high visibility and accessibility for additional development viz. commercial, business and office.
The plan identifies upgrading the Amanzimtoti town centre and the economic development of the N2/R603 intersection thus better utilizing the recreational and tourism opportunities afforded by the extensive coastline.
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08 PREVIOUS INVESTIGATIONS - REGIONAL CONTEXT
8.3.2 WILD COAST TOLL ROUTE STUDY
This study identified two impacts of the proposed toll route on Amanzimtoti, apart from capacity constraints. The first impact is the fact that heavy vehicles would now travel through Amanzimtoti instead of on the N2 to avoid paying the toll fees. Since Amanzimtoti relies heavily on tourists and holidaymakers, this would most definitely have a negative impact on the tourism industry. The second impact is on the road pavements of the R102 and P197 which would require more maintenance and hence higher maintenance costs.
The positive impact of the proposed toll road is that it will probably lead to business node densification, and thus make Amanzimtoti more attractive as a business location servicing the immediate surrounding areas.
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08 8.3 PREVIOUS INVESTIGATIONS - LOCAL CONTEXT
8.3.3 AMANZIMTOTI/KINGSBURGH/WARNER BEACH ECONOMIC DEVELOPMENT PLAN
This plan highlights that the Amanzimtoti/ Kingsburgh/ Warner Beach corridor is well developed, however the potential of the corridor is being hindered due to the lack of access from the Amanzimtoti CBD to the N2.
The plan identifies physical constraints which limit the expansion of the Amanzimtoti CBD viz. the railway line which is located in the centre of the CBD, the existing development located to the East of the CBD, the Little Amanzimtoti River located in the South, the N2 highway which is located to the West of the CBD and the difficulty of accessing the N2 from the CBD and surrounding residential areas.
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08 8.3 PREVIOUS INVESTIGATIONS - LOCAL CONTEXT
8.3.4 AMANZIMTOTI AREA FRAMEWORK
The report identified key design strategies as part of the urban design upgrade namely:
o To make the CBD more accessible o To develop key pedestrian boulevards and promenades. o To link various land uses and activities within the CBD and create a vibrant CBD.
Due to the urban decay, the necessity for upgrading the public environment was highlighted. The aim of this upgrading will be to create a positive urban environment which is safe, convenient and comfortable to people. The need to rehabilitate the Amanzimtoti River and upgrade the beach promenade was also identified.
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8.4.1 TRANSPORT NETWORK ASSESSMENT Town over the study area. Therefore in terms of mobility and accessibility, the Galleria/ Arbor Town development shares the
Regional Context same level of attractiveness, if not better, than the Amanzimtoti CBD with which it competes.
The N2 Corridor is in close proximity to the core study area. This corridor includes both the N2 and R102 (Andrew Zondo Road links to the Western hinterland, which consists Road) routes which provide good north-south regional predominantly of low density peri-urban/rural developments, connectivity between Amanzimtoti and the major economic are considerably weaker than to the north. Khotho Mkhunya and residential nodes to the north. These nodes include Road (Class 4: District Collector Route) is the only major route Isipingo, Umlazi, Durban South Industrial Basin, Durban CBD extending to the west. Isundu Drive provides access to the and Umhlanga. Towards the South, the N2 corridor provides west and to other routes such as Reeves Road, but is a Class 5 connectivity to areas such as Port Shepstone. (Access Road) route. Depending on the proposed future role of the Amanzimtoti CBD and the manner in which it will serve
The combination of the N2 and the R102 provide both the high the Western region, improved western linkage will have to be level mobility required to travel to the study area, which is introduced. This could take the form of upgrades to and located in the far south of eThekwini Municipality, as well as reclassification of the two routes mentioned above. the accessibility needed to easily reach destinations within the study area. It should be noted that the benefits of the N2 The rail system offers good regional connectivity along the corridor that affect the study area also affect the Galleria/ north-south rail corridor. The railway station is located in close Arbor Town development approximately 2.5km north. In proximity to the CBD and is thus easily accessible to addition, the new Moss Kolnick Drive interchange can be commuters. viewed as an added level of accessibility for Galleria/ Arbor
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Local Context Mobility and Accessibility: In terms of the primary study area, and its relationship to the Road Network Configuration: local road network; The core study area under consideration is compact at . N2 and R102 provide mobility functions to the north and approximately 0.143 km2 and is served by a sparse road south network, simple in its layout. . R102, Isundu Road, Beach Road and Commercial Road provide accessibility to the study area Short Road forms the western boundary of the core study area, . Transport links between the study area and the western Commercial Road forms the southern boundary and the R102 residential areas are limited. This is compounded by the the eastern boundary. Both these roads are configured as one- Civic Road underpass experiencing frequent flooding with way routes with on-street parking and loading. Direct access the rise of the Manzimtoti River water level. from/ to the N2 can be gained via Short Road and from/ to the R102 via Commercial Road and Bjorseth Crescent.
Commercial Road, Short Road and the R102 encircle the existing developments. This layout can minimize conflicts between vehicles and pedestrians and lends itself to pedestrian focused urban planning. Pedestrian movement along and across Bjorseth Crescent, the primary vehicle access road from the R102, is prone to conflicts with vehicles which should be addressed in any urban design upgrade proposals.
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Local Context Smart and innovative solutions may be implemented that will avoid costly relocation of the road. We recommend that the Current access from the N2 south is via the Lewis Road at- road be raised as required, if possible above the levels of the grade off-ramp and from the N2 north via an at-grade off-ramp flood line. This mitigating measure may be augmented with the which leads onto the R102. Both accesses are acceptable in implementation of gabion and concrete retaining structures to terms of geometry and current vehicle demand, but depending create a protective dam wall around the localized section of Southern on future traffic volumes may require interventions such as the Civic Road prone to flooding. Preliminary design and approach implementation of a traffic signal or traffic circle. investigation will be required to verify the feasibility of this interchange option. Civic Road Flooding: Civic road extends from the primary study area westwards, under the N2 route and into the secondary study area. The section of the route beneath the N2 adjacent to the Manzimtoti River is reported to experience frequent flooding Northern due to its proximity to the river. In addition, the build up of approach sediments and the lack of dredging has also been suggested as interchange a contributing cause to the high water level.
Several remedial actions have been considered which include dredging on a frequent basis, construction of a new N2 underpass or raising of the road level.
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Road Pavement Condition
Poor pavement conditions not only decrease user comfort, making journeys along them less attractive, but they also increase travel times and reduce safety. Pavement conditions therefore have an impact on overall transport costs, safety and the attractiveness of a destination, i.e. the study area.
Road pavement structures have a limited life span due to various factors which include ageing, utilisation and lack of preventative maintenance. It is therefore necessary to continuously monitor, maintain, rehabilitate and upgrade roads as part of its life cycle.
The eThekwini Transport Authority’s Pavement Management System (PMS) was used in order to assess the quality of the road pavement within the study area. The Visual Condition Index (VCI) rating indicates the condition of the road surface and ranges from very poor to very good. The adjacent table describes the VCI degrees and is extracted from the eThekwini Description of Degrees of Overall Pavement Condition Municipality’s Roads Management System, Standard Manual [Source: eThekwini Transport Authority, Roads Management System, Standard Practice for Visual Assessment of Flexible Road Pavements, May 2007. Methods, May 2007]
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The adjacent image is an illustration of the eThekwini Municipalities PMS VCI for the study area. The colour variation differentiates between Very Good, Good, Fair, Poor and Very Poor pavement conditions. The bulk of the roads within the study area are in Very Good to Good condition. Some isolated sections of the R102 are indicated as being in Very Poor condition. These sections will need to be addressed in terms of the municipal road maintenance schedules.
Sections of the N2 route are indicated as being in very poor condition. This would need to be verified with SANRAL and included in their programme of road maintenance and rehabilitation. The on-ramps and off-ramps of the N2 interchange with Lewis Road and the R102 have also been identified as being in Very Poor condition. Prior to rehabilitation, new geometric arrangements and traffic control measures should be considered to increase the capacity to handle current and future levels of traffic demand. The option of a traffic circle is recommended for the southern approach interchange and signalisation of the northern approach interchange.
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8.4.2 CRITICAL INTERSECTION ANALYSIS
The lack of vehicle traffic and pedestrian survey data for the study area was identified in the gap analysis. A series of traffic counts were commissioned by Goba in order to close these information gaps and provide the necessary primary data to assess the performance of the current road network in relation to the current demand.
The adjacent map indicates the locations of these surveys. The intersections were chosen based on there critical role within the road network as well as the importance of routes in the network.
A series of surveys was undertaken on the 19th April 2011 which determined the AM and PM peak hour traffic volumes for each of the intersections indentified within the study area. Using this traffic count data, the traffic operations of each of the intersections was assessed.
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Intersection Control AM Peak Hour PM Peak Hour 8.4.2 CRITICAL INTERSECTION ANALYSIS LOS LOS
The adjacent table summarises the intersection Levels of Andrew Zondo Road-Commercial Road Signal B B Service (LOS) of each intersection assessed. The overall performance of intersections is good, with isolated movements experiencing high levels of delays. These may be mitigated by Andrew Zondo Road-Katela Lane Give-Way A A the introduction of alternative control measures such as signalisation or the introduction of traffic circles should the Andrew Zondo Road-Link Road Give-Way A A conditions warrant.
No remedial actions are recommended at present, but with Andrew Zondo Road-N2 Ramp Southbound Two-Way Stop A A increased activity in the study area, and the associated traffic increase the above remedial actions may be necessary. Andrew Zondo Road-Inyoni Rocks Road Two-Way Stop A A
A full summary of existing intersection layouts, current traffic volumes and Sidra Intersection Analysis output may be found Lewis Drive-Isundu Drive-Khotho Mkhunya Road Signal C C in the accompanying Appendices. In addition, network
diagrams for the AM and PM peak hours follow in this section, Lewis Drive-N2 On/Off Ramp Two-Way Stop A A indicating the traffic movement volumes, intersection LOS and individual movement LOS. Andrew Zondo Road-Mayville Terrace Two-Way Stop A A
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3
39 91
AM Peak Hour Volumes and LOS N2
Inyoni Rocks
s e
4 12
61 15 Driv Lewi 35 Road
6
0
41 43
3 52 18 79 18 21 N2 Ramp 18 5 Link Road
4 Northbound
7
2 9
92 53 74
5 22
6 8 25 49 N2 Ramp
15 0
40 63
40 Southbound 3
328 61 3
21 90 157 33
Khotho Mkhunya
1 3
11 24
Road 4
2 25
44 35 11 15 724 Commercial Road 0
LEGEND 4
38 56
5 1 25 LOS A-B
LOS C-D Katela Lane
7 2 53
LOS E-F 9 1 1 5
SIGNALISED Drive Mayville
w
Isundu
Road
Zondo
Andre 1 INTERSECTION 9 45 Terrace 16 STOP/PRIORITY AM PEAK INTERSECTION HOUR
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5 9
59 23
PM Peak Hour Volumes and LOS N2
Inyoni Rocks
s e
2 65
38 32 Driv
Lewi 57 Road
6 0
59 11
6 50 30 12 316 68 N2 Ramp 193 Link Road
Northbound
1 3
1 5
18 80
37 31
5 92
16 N2 Ramp 8
42 3
72 10
33 Southbound 1
235 105 3
16 55 18 114
Khotho Mkhunya
5 8
14 33 Road
4 212
22 81 10 288 227 Commercial Road
LEGEND 3
68 30
8 5 39 LOS A-B
LOS C-D Katela Lane
1
7 26
LOS E-F 7 1 2 26
Drive Mayville Terrace
SIGNALISED INTERSECTION w
Isundu
Road
Zondo Andre
1 9 STOP/PRIORITY 16 5 INTERSECTION AM PEAK HOUR
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8.4.3 CRITICAL ROAD LINKS
The connection to the N2, as well as R102 Andrew Zondo Road (previously Kingsway Street), have been identified as critical road links. Both these routes fulfill critical mobility and accessibility functions to the study area. In addition to these, Khotho Mkhunya Road (previously Adams Road) and Lewis Road also perform essential accessibility functions in the local road network. Using the commissioned traffic volume surveys and an estimation of the current road link capacities, the volume-capacity ratios (V/C) for these links have been estimate and are illustrated below. These figures provide an estimation of the available capacity in the network link and will flag potential congestion and travel delays in the system. The analysis indicates that all road links, with the exception of the N2, currently operate at V/C below 0.4, indicating sufficient spare capacity to accommodate reasonable traffic growth in the system. The N2 route in the vicinity of the study area experiences higher V/C ratios of between 0.6 – 0.8. This is understandable considering its regional function, and it still has some spare capacity to accommodate growth.
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ROAD VOLUME CAPACITY RATIOS (V/C)
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8.4.4 PARKING LOCATIONS The histogram below indicates the parking utilisation through a in particular between the hours of 12:30 and 14:30. This would Adequate parking provision is essential for successful 10 hour period on a weekday. The data indicates that parking suggest that the demand for parking is primarily taken up by operation of commercial developments. Private vehicle users demand is far less than the available parking. The profile of the employees who require parking for most of the work day. The require parking to terminate their journeys and undertake their histogram indicates that the demand is relatively stable fluctuations can be attributed to consumers who require intended activities. Delca Research was appointed by Goba to between the hours of 08:30 and 16:30, with minor fluctuations, shorter term parking. undertake a parking audit and parking utilisation survey for the PARKING UTILISATION primary study area. The aerial image below indicates the location of these parking facilities. A total of 351 parking bays 30.0% have been identified in these areas. 25.0%
20.0%
15.0%
10.0% % PARKING UTILISATION PARKING %
5.0%
0.0%
07:00 07:30 08:00 08:30 09:00 09:30 10:00 10:30 11:00 11:30 12:00 12:30 13:00 13:30 14:00 14:30 15:00 15:30 16:00 16:30 17:00
TIME
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th 8.4.5 PUBLIC TRANSPORT surveyed on 20 April 2011 as it did not form part of the survey teams brief. The 2004 CPTR indicates a total of 135 public
The eThekwini Transport Authority’s Current Public Transport transport person trips by bus in the AM peak period from the Record (CPTR 2004) was used to identify public transport study area. This demand is small relative to the total public facilities and routes within the study area. In addition, public transport demand (for bus , minibus taxi and rail) but is transport utilization surveys were carried out by Delca Research included in the analysis that follows. on the 20th April 2011 to provide current and accurate data of passenger volumes, passenger destinations, number of vehicles Should any public transport facility design and implementation Bus Stop used in the AM and PM peak periods and vehicle capacity be recommended in later phases of the project, peak hour utilization. No data was available for the bus utilisation in the surveys should be carried out at this location and along the study area. R102 (where on street loading occurs) to estimate the net demand in the area.
The CPTR identifies the following two public transport facilities in the Amanzimtoti CBD; - Amanzimtoti Rail Station - Amanzimtoti minibus taxi rank and holding facility
In addition, a bus stop facility was identified near the northern boundary of the principle area by the survey team, which serves buses on route to their end destinations as well as minibus taxis. Bus and minibus taxi trips from this location were not
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8.4.5 PUBLIC TRANSPORT CPTR data indicates that the peak hour number of minibus taxi vehicles using the rank is 23, and the surveys undertaken
The locations of these three facilities are illustrated on the on the 20/04/2011 indicate a peak hour number of minibus adjacent map. These facilities lie within the core study area. taxis of 24. In addition, up to 41 vehicles use informal ranking The mini-bus taxi rank accommodates 5 bays. adjacent to the formal taxi rank in the PM peak hour.
The formal minibus taxi rank serves destinations of This would indicate that there is a need to accommodate KwaMakhutha, Adams Mission and Isipingo. An informal approximately 65 minibus taxis in the peak hour. It is ranking area adjacent to the formal rank serves Illovo and generally accepted that a single minibus taxi bay can Bus Stop Umgababa destinations. Minibus taxi passengers to Durban are accommodate up to 10 vehicles per hour. This would imply loaded at bus stop during the AM peak period. that the existing facility is under capacity to cater for the demand by 2 bays. In addition, the manner in which the
The following associations operate from these facilities: services are run, i.e. different services are run from different . Amanzimtoti T.O.A. rank areas (formal and informal), suggests that expansion of . Illovu Adams T.A. the facility is required, more so for logistical requirements of . Winkelspruit T.O.A. service than for capacity constraints. . Singhs Tours
Public transport routes serving the study area are confined to the N2, R102, Khotho Mkhunya Road and Commercial Road.
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of the survey. However, trips to the Durban CBD were loaded at The Amanzimtoti Rail Station is situated along the eastern the rank in the PM peak period. The number of trips in the PM boundary of the study area. The Durban to Kelso (and vice peak period is significantly larger than in the AM peak, probably versa) service is offered at the station. Major stops inculde because the trips to the Durban CBD were captured in the PM Durban Station, Berea Station, Rossburgh and Isipingo to the peak. The travel pattern is typical of passengers returning to the north and Umgababa, Umkumaas, Scottburgh and Kelso to the residential areas after the work day. The available capacity of south. the public transport service seems adequate to cater for the demand with low vehicle utilization in the AM peak and higher According to Metrorail KZN utilisation surveys (2009), there are utilisation during the PM peak. 1997 commuters boarding and 2418 alighting on a typical weekday at Amanzimtoti Rail Station. This equates to
The public transport survey also included information regarding approximately 666 commuters boarding during the AM and PM the destination of public transport services. The table below peak periods. AM Peak Period Person Trip AM Peak Period Fleet Fleet PM Peak Period Person Trip PM Peak Period Fleet Fleet summarises the AM and PM peak period demand as well as the Destinations Demand Capacity V/C Demand Capacity V/C available fleet capacity. KwaMakhutha 179 398 0.45 545 560 0.97 Illovu/Felekisi 60 168 0.36 0 0 0.00 The major demands by minibus taxi are for destinations in the Illovu 0 0 0.00 388 401 0.97 south of the eThekwini municipality. The primary destinations in Felekisi 0 0 0.00 330 339 0.97 the AM peak are KwaMakhutha (39%), Isipingo (23%), Umgababa Isipingo 106 150 0.71 127 149 0.85 (20%) and Illovu/ Felekisi (13%). Trips to the Durban CBD were Umgababa 91 134 0.68 117 117 1.00 Adams Mission 27 75 0.36 195 210 0.93 not loaded at the rank during the AM peak period, but were Durban 0 0 0.00 80 146 0.55 loaded along the R102 route and were thus not captured as part TOTAL 463 925 0.50 1782 1922 0.93
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PT PT eThekwini Transport Authority’s CPTR (2004) indicates a bus AM Peak PM Peak Mod Modal Mode Period Period demand of 135 persons in the AM peak period. Applying a 2% al Split Demand Demand growth factor, this value is estimated to have increased to 157 Split persons for 2011. No data is available from the CPTR for PM Bus 157 12% - 0% peak period bus demand. Minibus 463 36% 1782 73% Taxi Comparing bus, minibus taxi and rail utilisation, rail is the Rail 666 52% 666 17% dominant mode of public transport used in the AM peak period at 52% but only 17% in the PM peak period. Minibus taxi Total 1286 100 2448 100% % achieves the highest modal split in the PM peak period at 73%. It must be noted though that since on-street loading was not surveyed (and is reported to serve the Durban CBD in the AM AM PT Modal Split peak), the public transport modal split of minibus taxi could be higher in the AM peak period than the survey data suggests, and the PM demand should be used for planning and design Bus purposes. MBT Rail
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8.4.6 PEDESTRIAN ACTIVITY
The needs of pedestrians in the transportation system is as important as those of motor vehicle users, but is often overlooked in the planning and design process.
The eThekwini Transport Authority’s Pavement Management Systems GIS data indicates the provision of sidewalks within the study area. This information has been mapped out in the adjacent image, indicating the provision of pedestrian sidewalks on both sides of the road (2), one side (1), no side walks available (0) and road sections which have not been surveyed (-1). The extent of provision of side walk facilities in the study area is adequate with most roads having sidewalks on at least one side of the road.
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8.4.6 PEDESTRIAN ACTIVITY - PM PEAK HOUR AT PEDESTRIAN BRIDGE 27 105 (24) Pedestrian movement surveys were commissioned by Goba (47) N and carried out by Bala Survey and Research on the 19th April 2011. The results of these surveys are illustrated in the adjacent image and the image on the following page. The 51 adjacent image illustrates the movement of pedestrians at a (40) 28 point along the R102, adjacent to the minibus taxi rank. The (48) image on the following slide illustrates the pedestrian movements at the western and eastern entrances to the rail station along the R102 and Rosslyn Road respectively. 25 77 (63) (114) According to the DOT Pedestrian and Bicycle Facility Guidelines (August 2003), the minimum desirable width of sidewalk under normal operations is 1.5m. Through visual site observations , we can report that most sidewalks in the study area meet this requirement. In addition, the pedestrian volumes illustrated in LEGEND the two figures can be accommodated within the sidewalks, Parallel assuming a pedestrian capacity of 49 person / meter width of movement Crossing side walk/ minute. Urban planning proposals for the study area movement should take cognizance of pedestrian movements and facility 00 AM Volume requirements should major developments be proposed that (00) PM Volume would increase pedestrian volumes or movement patterns.
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8.4.6 PEDESTRIAN ACTIVITY - PM PEAK HOUR AT PEDESTRIAN BRIDGE
N 11 24 (51) (65) 128 45 (86) (55) 34 (32) 39
(78) 19 (98) 67
28 32 (40) (18) (227)
33 25 LEGEND (268) (99) Parallel movement Crossing movement R102 00 AM Volume (00) PM Volume
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Accident statistics
There have been numerous accidents reported in the year 2010 along the existing road network. Accidents predominantly involved vehicles with few incidents involving pedestrians. Notably, most accidents occurred along the R102 and Beach Road, to a lesser extent.
The most frequent locations of vehicle accidents were the intersections of R102 and Grants Road, R102 and Adams Road and R102 and N2 northern approach off-ramp.
Pedestrian related accidents predominantly occurred near the public transport facilities, as would have been anticipated, and the intersection of R102 and Bjorseth Crescent.
Urban planning and transport proposals made in successive Phases of the project should address these issues.
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08 8.5 ENGINEERING SERVICES
8.5.1 INTRODUCTION
Since the Amanzimtoti CBD is a long established area, an extensive network of sewer , stormwater and potable water infrastructure currently exists. In order to assess the status of these within the study area, the following process was undertaken:
1. Mapping of the current systems from existing GIS records. 2. Verification of accuracy of records with relevant personnel. 3. Identifying current bottlenecks / weaknesses in the systems through interviews with operations personnel. 4. Obtaining all available plans for upgrading / amendment to the existing systems from the relevant design / planning personnel.
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8.5.2 STORMWATER • Occasional restrictions in flow in the culvert near the N2 Other than minor works planned to alleviate flooding on the (indicted as point A on figure2) railway lines, there are no major upgrade/stormwater The Amanzimtoti CBD lies predominantly on the northern bank • Sporadic flooding of the roads in the vicinity of the railway improvement projects planned for the study area. of the Amanzimtoti River estuary and is constrained by the N2 station shown as point B Freeway on the western side. The main water courses and • Generally, with the exception of the above, the In terms of the City’s stormwater policy, all new development 1:100 year flood line are shown in figure 1. There is an stormwater systems currently function adequately. will require a full stormwater management plan designed such extensive system of piped storm-water which drains to the that the post development run-off from any site does not Amanzimtoti River as reflected in figure 2. exceed that of the 1:10 and 1:50 year predevelopment flows.
The estuary mouth, being tidal, tends to close regularly throughout the year, and this in turn has an effect on the drainage of some low-lying areas of the CBD. The 1:100 year flood line is shown on figure 1. What is significant is whilst no businesses are situated within this zone, regular flooding of the CBD does occur due to the backing up of the estuary. Figure 1: Main Watercourses and Flood lines
Discussions with Mr. Peter Dally of the Roads And Storm-water Maintenance Department and Mr. Greg Williams of the Stormwater Design Department have highlighted the following weaknesses and constraints within the system: Figure 1 1:100 Year Flood Plain and Rivers
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8.5.2 STORMWATER
Figure 2: Stormwater layout
Figure 2 Existing Stormwater Infrastructure
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8.5.3 SEWERAGE According to discussions with Mr. Douw Kruger of the wastewater operations department of eThekwini Water
All sewage within the study area is discharged into a Services, the are a number of weaknesses in the current reticulated waterborne sewerage system. The existing system (which is reflected in full in Figure 4) sewerage infrastructure dates back as far as the 1970’s. The catchment all tends to drain to the south west of the CBD to a • Storm-water Ingress in to the sewer system collector pump-station known as the Commercial Rd pump- • Localised surcharging in the main adjacent to railway line station shown on figure 3. This pump-station is equipped with at point A indicated standby power in order to operate even in the event of a • Localised back-falls at point B power failure. The most significant amendment that is being planned for this
This pump-station in turn pumps the sewage in a northerly catchment is the development of a new pump-station adjacent direction, under the N2 Freeway, ultimately discharging into a to Hutchinson Park which is designed to eliminate 5 existing pump-station in Umdoni Road. The flow from this catchment is smaller pump-stations, as well as the existing Commercial Rd treated at the Amanzimtoti Wastewater Treatment Works pump-station. All flows from the CBD will then gravitate to this which is adjacent to the N2 near Umbogintwini. new station.
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This pump-station is planned for completion by 2014.
In respect of capacity available within the system for future flows, the following have been confirmed in discussions with the Design Dept of EWS :
The existing Amanzimtoti Treatment Works has recently been upgraded and current capacity is 30 Ml/day. There is currently some spare capacity at works. The new pump-station at Hutchinson Park has been designed fro the ultimate Figure 3: Sewer Pumpstations and WWTW catchment. A current study underway will determine the spare capacity of the Umdoni Rd pump-stations and if necessary, this will be upgraded..
Therefore, what will have to be factored in in the regeneration of the CBD is only localised network improvements and upsizing where required to improve and optimise the system. Reducing storm-water ingress volumes will to a lesser extent be achieved where sewers or stormwater mains are re-laid, but is generally considered a much wider issue throughout Figure 3 eThekwini that just this localised catchment. Sewage Treatment Works and Major Pump-stations
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8.5.3 SEWERAGE
Figure 4: Sewerage layout
Figure 4 Existing Sewerage Reticulation
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8.5.4 POTABLE WATER Following discussion with Mr Daryl Davids of the water operations department of eThekwini Water Services, the The existing Amanzimtoti CBD and surrounds is supplied following issues with respect to the existing system were through a network of mains from the Lewis Drive Reservoir, identified: some 2 kms to the north. This reservoir has a TWL of 98.7m The existing network is as reflected in Figure 5. The majority of the • The burst rate on the system has reduced significantly mains were asbestos cement, laid in the 1960’s. since the replacement of the bulk of the old AC mains. • Pressures are currently fairly high in some areas of the The static pressure within the CBD is of the range of 70-80 m, CBD (up to 7-8 bar), but this will be addressed with the and no additional pressure reduction mechanisms are commissioning of the new PRV’s currently in place. However, as part of the City’s AC watermain • There have been few pressure or supply complaints in replacement project which has recently concluded, a number the Amanzimtoti CBD since the completion of the pipe of the AC watermains within the CBD were replaced. Portions replacements. of the network were modelled by one of the design consultants, and 5 new pressure reducing valve (PRV) positions The EWS standard for pressure in medium and high income identified. and commercial areas is 2,5 – 6 bar, so once the PRV’s are commissioned, all pressures within the CBD will be within this There are areas within the central CBD where the replacement range. for AC watermains has not taken place, and should be considered for replacement in conjunction with any roads and A review of the system will be required should proposed urban upgrading. development in the area result in a significant increase in demand, although this believed unlikely.
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8.5.4 POTABLE WATER
Figure 5: Potable Water Network
Figure 5 Existing Watermains
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09 9.0 INTRODUCTION
9.1 PURPOSE OF SECTION
This section provides a consolidated synopsis of the core sector issues derived from the study. The key sector issues have been indicated sect orally within this section and a Strategic Analysis that identifies the main key issues will be undertaken in the next phase of work i.e. Phase 2- Vision and Concept Framework Phase.
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09 SPATIAL PLANNING SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION POLICY CONTEXT The non-alignment of Spatial Policies The existing Policies are not in line with current realities. The shift in economic activities and the exodus of commercial and /objectives with the Current Reality retail from the Town Centre has changed the focus of this area. The policies have not factored in the potential new economic role of the Amanzimtoti Town Centre with the Arbour Town Development less than 4km away and offering commercial, residential and mixed use developments on a large scale. The Policies such as the SDF, SSDP and IDP would need to be reviewed against the new role and hierarchies identified through this process.
Relevance of Past Studies Most of the past studies, although some have relevance are severely out of date with the current reality and changes that are now occurring or planned for the south in particular the recent economic downturn of the Amanzimtoti Town Centre.
REGIONAL CONTEXT Acknowledgement of the Southern Corridor A key finding therefore is the need to acknowledge the Southern Corridor, which the study area forms a significant part of, as an important city level system. The enhanced functioning and the ability to continue to grow development opportunity is of importance as this system has metropolitan scale impacts.
Emergence of a Polycentric or Multi Nuclei The notion of a polycentric system is that there is more than a single focus point (or “centre”) for activity and employment – City Structure regardless of whether the focus points are commercial or industrial. In addition, the area is serviced with a reasonable road matrix that offers a degree of alternative routes between the various “centres” (nodes) or areas that comprise the polycentric system. The “nuclei” of the polycentric city, it is argued, comprises a series of metropolitan scale foci. These include smaller centres located outside of a centralised core that exhibit higher levels of diversity and complexity. These centres usually in metropolitan planning terms occur within a 15 to 20km radius from the core. The significance of the Polycentric Model, is the ability of the system to generate opportunity for those settlements, currently socially and economically bound to the periphery. Within the current strengthening of the Polycentric City, establishing which centre becomes the South’s contender as a centre of metropolitan significance and which generates regional opportunity locally. This inevertly looks at the two major zones of significance in the south of Durban i.e. Amanzimtoti Town Centre and the Arbour Town Development. No Sub regional /Regional Focus along the There is no sub-regional or regional focus along the Southern Corridor. In recent years the Arbour Town Development is Southern Corridor now the largest regional focus in the southern area and could serve as the major contender for the establishment of a centre, in the fullness of time, which serves as a de facto Town centre for the south.
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09 SPATIAL PLANNING SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION DISTRICT SCALE Proximity to Major Commercial/Retail Node It is evident that Amanzimtoti is in close proximity to the major retail and commercial node of the Arbour Town resulting in loss of commercial attractiveness. development. It is virtually 4km away from a development with a retail space in the order of some 120 000m2.
Strategic Location and visibility Amanzimtoti is strategically located as it has good access off the N2 particularly Project Area 1.
Good Public Transportation Links as well as There is the added opportunity of a commuter railway network and station which transverses the Study Area; as well as a Road Networks parallel accessibility route (Andrew Zondo Road) which runs alongside the N2.
Good residential catchment area in close Amanzimtoti is surrounded by large residential precincts particularly further south. Some of which are low income proximity residential areas which are reliant on services provided within the Amanzimtoti Town Centre. There is an opportunity to capture various other markets thereby attracting more people to the Town Centre.
SECONDARY PROJECT STUDY Isolation of Project Area 1 with surrounding Project Area 1 is isolated from the rest of the Project Areas. Project Area 1 is separated by the major movement networks as AREA Districts well as having a soft edge along its southern boundary with limited pedestrian connections between these areas.
Amanzimtoti has not been functioning as a Almost from its inception the Amanzimtoti Town Centre did not exhibit many of the aspects of a traditional Town Centre traditional Town Centre. Firstly, the CORE was disconnected from many of the supporting clusters that comprise the FRAME, by both the Railway line and the advent of the Freeway at a later stage. the ability for this Town centre to function interactively was always limited. The Town Centre was always fragmented by the railway line; but the Freeway further aggravated this by severing the Core form its association with a closely and easily connected Civic cluster. The Core of any Town centre usually has a clear focus , centre, sense of place and easy and clear sense of image, sense of orientation, etc . The Core of the Amanzimtoti Town centre never offered any of these attributes.
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09 SPATIAL PLANNING SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION SECONDARY PROJECT STUDY Decline within the Town centre has spurned There are limited commercial and retail activity within the core of Project Area 1, various other types of uses are found AREA continued other types of uses within close proximity. south of the Amanzimtoti town centre. Uses such as Real Estate Offices, Small scale business’s , car dealerships and Bed and Breakfast establishments have been scattered linearly along Andrew Zondo Road, south of the Project Areas 1 to 5.
Tourism Opportunities is still a key advantage Project Area 2 maximises on its location, i.e. in close proximity to the beach and therefore many tourist types of activities within Amanzimtoti. are located within this precinct. The area is fairly active with several small scale eating and entertainment venues located within this precinct, coupled with high rise residential blocks and apartments. The exodus of commercial from the core has not impacted on the Tourism or Project Area 2 activities.
PRIMARY PROJECT STUDY Urban decay/Social Problems With the exodus of many businesses out of the area could negatively impact on the area. The threat of vandalism, crime AREA 1 may start to develop if the area is left abandoned. Buildings may become derelict and not maintained. This would detract investment from this area. Underutilisation of existing use rights The total existing floor area amounts to some 29,333 sq meters; which is 44.08% of the potential bulk available within the current zoning. If the potential bulk were to be realized, this would more than double the amount of floor space currently existing. This can result in quite substantial buildings, with implications for traffic movement. This would have severe implications for both traffic movement, access and particularly parking demand whether this is met with internal building parking provision in parking podia; or whether this is met by the separate development of parking garages
Underutilisation of the Amanzimtoti The orientation of the buildings and land use does not maximise on the natural amenity of the area. The buildings face lagoon away from the lagoon as opposed to benefitting from the exposure of this edge. This has lead to the underutilisation of this pristine asset. Lack of a clear an accessible movement system The area lacks a clear and accessible movement system allowing for maximum penetration from the numerous key networks systems surrounding it.
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FOCUS AREA CORE ISSUE DESCRIPTION
PRIMARY PROJECT STUDY Legibility and Identity Crisis Issues of legibility and identity have aided in the down turn of the area. Project Area 1 is isolated from the surrounding AREA 1 continued.. districts.
Fragmented Core Zone from surrounding The Primary Study Area is fragmented or isolated from the surrounding areas. The N2 is located on its western boundary context with the railway line, Andrew Zondo Road on its eastern boundary and estuary on its southern boundary. The multiple interfaces isolates the core from the surrounding areas.
Positive Public Spaces The Primary Study Area has some positive urban spaces particularly the courtyard space which was recently refurbished by the municipality a few years back. With the recent economic decline within the area, these areas and others within the vicinity of Study Area will become undesirable spaces particularly if they are not maintained or unused. These areas could also become a haven from crime and other undesirable activities if not properly managed.
Public Transportation Areas as positive areas These areas are often perceived as the negative spaces however in the context of Amanzimtoti a new energy around the Taxi Rank and Railway Station has formed in the advent of the more formal business’s leaving the area. Small scale enterprise’s have developed alongside the Public Transportation facility which is supported by the Take and Pay store, whose main market is the rural areas in the south. This store generates a lot of foot traffic through its doors and effectively stimulates the areas around it. With the decline in the Town, a new type of service centre use has occurred around this area. Role of the Amanzimtoti Town Centre With the exodus of business out of the Primary Study Area, and the 120 000m2 Arbour Town Development which is less than 4km away and said to expand even further in the future, a new role has be defined for the Study Area.
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09 ENVIRONMENTAL SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION
REGIONAL AND DISTRICT Preserving DMOSS and sensitive areas The series of interconnected spaces across the metropolitan area moss play s important role within Ethekwini and serves LEVEL to protect the biodiversity for future generations. Therefore it is important to retain and enhance these areas within the southern corridor. The DMOSS areas found along the southern coast as well as inland particularly along drainage and sensitive environmental areas. In most parts the 100 year floodline lies within the DMOSS areas and doesn’t pose any significant threat to the existing developed areas.
SECONDARY AND PRIMARY Estuary and DMOSS boundary edge The edges of the estuary commences at the boundaries of the study area, as does the D”MOSS area. These do have some STUDY AREA infringement implications in that the southern edge of the Study Area is sensitive and restrictive and that no physical development can occur immediately at the water’s edge, unless it is in accord with rehabilitation imperatives and recreational needs.
Link Road Connection Although not detailed, the link road connection under the Freeway appears to be part of the estuary and D’Moss and will have to be reconsidered as a continuing to be either a vehicle and even a potential pedestrian link in any future development.
Sea Level Rise It becomes quite clear that the Project Area is at least 200m away from the coast and will not be affected by either the maximum estimated sea level rise or by the 100m Buffer restraint.
Estuary Flooding The Amanzimtoti estuary has been subject to constant reduction of its flood plain, with major infilling occurring over the years. The present channel is restricted and majority of the floodplain has been eliminated. Consequently there has been a large loss of natural habitat. Neither the estuary area nor the potential rehabilitation area imposes on the Study Area.
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09 ECONOMIC SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION THE REGION Perceived Decline of a Region The South Durban Region, once the “jewel” of Durban, is perceived to be an area in decline. This perception emerges from a lack of government and private sector investment in the area. Apart from Arbour Town the last major investments in the area date back to the early and mid 1990s (Southgate Industrial Park and Illovu Residential Development). No major economic infrastructure investments have been made in the area over the past two decades. At least to some degree the exodus of business from the Amanzimtoti CBD can be related to a lack of confidence in the future of the area.
Opportunity for Growth and Development The development of the Dig-Out Port, and related opportunities, is the major development opportunity in eThekwini for the next couple of decades. To date the focus has been on the DIA site itself, but limited attention has been afforded the readiness of the receiving environment, i.e. South Durban, for such a development. Readiness will include the availability of housing, proper amenities, skills etc. The Amanzimtoti Town Centre should make an important contribution to improving the state of readiness.
Vibrant tourism and holiday market possibly Despite the perceptions of an area in decline investigations established that the tourism industry is still vibrant with all neglected accommodation establishments reporting a 100% occupation in peak seasons and a 70% occupation outside of season. In recent years the focus of coastal tourism development on the KwaZulu-Natal coast has been on the Durban Beach Front, Umhlanga and Ballito.
Current planning confirming the existing Current spatial planning and development for the area continues to confirm the historic, essentially colonial and apartheid, spatial structure for the area. It confirms the area as a residential feeder area for businesses in the rest of eThekwini and does not consider the potential industrial and tourism development opportunities that exist in the area adequately.
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09 ECONOMIC SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION THE REGION Regional planning not clear on roles and Current regional planning is vague as to the future roles and functions of the various nodes. It is important that the functions of nodes Amanzamtoti fits into a clear regional spatial structure.
Strong regional opportunities The region offers a range of economic development opportunities including opportunities to provide rural people with access to both community and retail services, upgrading an existing retail centre such as Isipingo, major industrial development in the Illovo Flats area, a range of housing development in the Illovo Flats and Kingsburgh areas, upgrading of beach front facilities and areas, redevelopment of old and inappropriate industrial developments in the SDB and the expansion of existing industries.
THE TOWN CENTRE Urban decay a reality The sudden exodus of businesses from the Town Centre caught owners and authorities unawares. The extent of the vacant space has the potential to make this area a target for unlawful activities (as is already starting to happen). Further urban decay will continue to erode the potential of the area for redevelopment and property values.
Rural market serviced Current retailers, businesses and institutions focus on serving the low income and rural markets.
Current Town Centre economy anchored on The small number of businesses located in the Town Centre is heavily dependent on the government grant system (grants pension and grant system paid out by the Post Office and a retailer). Any changes to this system will impact directly on the few remaining businesses.
Challenges in converting to other uses Existing buildings developed primarily for the retail and banking sector. Converting buildings for other uses may present a serious set of challenges.
Exodus of banks most significant Historically all major banks were represented in the Town Centre. Currently only Capitec remains. The absence of banks directly impacts on the potential for specifically retail businesses to survive.
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09 ECONOMIC SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION
THE OPPORTUNITIES The requirement to serve a larger regional It is evident that the future of the Town Centre will be on servicing the region as a whole, rather than the historic focus on the catchment middle income coastal strip only. No substantial opportunities for servicing the coastal middle income group, whether in terms of retail, housing, services etc, could be identified.
Effective utilisation of transport network and The Town Centre is well-located in terms of taxi routes, the railway and road transport. Opportunities considered must be able system to draw on this key advantage of the study area.
Civic and sport amenities available The Town Centre is uniquely located in close proximity to an extensive range of sport and civic amenities as well as high quality public open space and environmental areas. The benefit of this unique location for opportunities must be considered.
Municipal and government service delivery not Municipal and government service delivery is not coordinated and to access the full range of services residents may have to coordinated visit five or six different centres. The coordination of public sector service delivery may therefore present an opportunity.
Community services presenting opportunities Various opportunities relating to the health, education and religious services have been identified and should be further investigated.
Gap and lower middle income housing not Gap and lower middle income housing is undersupplied in the region. The Town Centre and the linkages to transport networks currently supplied makes this an ideal location for this type of housing.
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09 TRANSPORTATION & INFRASTRUCTURE SECTOR – KEY ISSUES
FOCUS AREA CORE ISSUE DESCRIPTION POLICY CONTEXT Shared Mobility and Accessibility Routes The N2 and R102 provide good north-south mobility and accessibility, but this benefit is shared with competing developments to the north. The CBD thus shouldn’t try to attract trips away from these competing markets, but should reposition itself to fulfill a different function.
REGIONAL CONTEXT Potential Tolling –Wild Coast Toll Road The Wild Coast Toll Road would impact on the road pavements of the R102 and P197 which will require more maintenance and hence higher maintenance costs. The positive impact of the toll road is that it will probably lead to business node densification, and thus make Amanzimtoti more attractive as a business location servicing the immediate surrounding areas.
DISTRICT CONTEXT Limited Accessibility and Mobility Accessibility and mobility to the west is limited, and the Civic Road link experiences flooding due to its proximity to the river
LOCAL CONTEXT Road and Pavement Condition The road layout of the principle study area lends itself to pedestrian oriented developments. The local pavement condition is generally in good condition Critical intersection within the road network operate at acceptable levels of service, with isolated movements experiencing higher levels of delay. Increased traffic may warrant improved traffic control measures. All critical road links currently display acceptable V/C levels and can accommodate increased traffic volumes.
Parking Demands Current parking demands are well below available supply.
Public Transport Provision Public transport ranking is inadequate both in terms of capacity as well as logistical configuration. Pedestrian facilities need public transport ranks should be investigated further in successive phases to improve safety. Stormwater and Sewer Demands Storm water - Regular flooding of the CBD due to backing up of the estuary Sewer - Localised network improvements and upsizing where required to improve and optimise the system.
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A.1.1 GROWTH, CHANGE AND EVOLUTION OF URBAN consumers to the suburbs and the development of a range iii. The rapid rise in private car ownership and the SYSTEMS of shopping facilities. More recently, there has been a concomitant increase in personal mobility enabled the The 20th Century, particularly the period after the Second World growth of suburbanized office facilities, although these more affluent residents to reside further from the centre, War, saw many changes to the nature, size, physical extent and have focused on relatively few appropriately located areas. and at lower densities, than before. Also, urban functions structure of urban areas. Several diverse factors acted together have dispersed themselves throughout the urban area to cause a dramatic change in the nature of urban systems. The ii. The rise in living standards, arising out of a rise in real instead of only concentrating in the central area. major causes of these changes were the outcome of the incomes has affected the urban structure in several ways. Consumers (mainly housewives) then prefer to use interaction of five forces, viz.: Consumers' expenditure patterns changed in that the facilities located in the suburbs where roads and parking i. rising residential populations; proportion of disposable income spent on such items as space are ample, in contra distinction to the congested ii. its suburban spread away from the city centre; furniture, household appliances, and cars increased city centre. iii. increasing affluence, leading to increasing purchasing relative to that spent on necessities such as food and power, which in turn changed shopping habits in particular; clothes. Associated with this is the ability to buy home iv. As urban areas have grown, older industrial areas, iv. changing travel possibilities and habits; and appliances that facilitate changed buying habits, such as previously at the edge of urban development have become v. increasing congestion in the CBD. fridges and freezers which influence the frequency of food relatively centrally located and accessible; while at the shopping and encourage less frequent purchasing as a same time subject to ageing and redevelopment and The major factors stemming from these five forces are: result of bulk buying. In addition, the use of more attractive to the increase demand for service industrial i. The rapid growth of population with the tendency for aggressive marketing techniques in the mass media to development people to move from rural areas to cities and the move attract consumers to particular outlets, or to buy certain from the central parts of metropolitan areas to the suburbs. brand names, and the utilization of in-store displays, v. Large urban areas have therefore become much more The geographic extent of residential areas resulted in promotions, packaging and careful pricing serves to polycentric, with the various focii or nodes playing central shopkeepers and new shopkeepers following the encourage demand for goods in an outlet. different roles.
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From the examination of the identified trends in the functional iv. Major change and levels of redevelopment generally tend extreme cases results in newer more attractive nodes and structural evolution of urban areas and the nature of retail to develop more readily to serve, and locate in more replacing older town centres and “high streets”. These older activity in particular, certain important conclusions can be prosperous areas of the city. The less affluent, who most areas become “brown fields” areas, and then have to find drawn that are relevant in understanding the nature of change require the advantages of the operation's increased new roles, as the entire urban system constantly restructures in the structure of the urban areas. These are: efficiency and lower prices, are thus often disadvantaged. itself. i. Urban areas and related activities are never static, in a state of equilibrium, or even tending to an ultimate stage of A.1.2 MANAGEMENT OF CHANGE AND PLANNING At the other end of the continuum are countries such as the development, but is rather constantly adjusting to more The nature of planning systems and the assumptions UK where planning seeks to retain and protect the status quo efficient methods of operation; underpinning them vary from country to country. Generally and only responds to demand brought about by additional these systems can be located along a continuum of laiser faire people and /or increases in affluence. Newer forms of ii. The functional and structural form of urban areas and retail systems where planning merely manages externalities at one development are extremely difficult to promote. activity, at any time, is largely a reflection of external extreme; and major control and regulation on development at factors, particularly economic, social, demographic and the other end. In between these extremes are countries such as Canada, technological factors; Australia, Europe and South Africa where, until recently, a Essentially planning systems in the USA operates within the balance was attempted to be achieved between avoiding iii. In order to serve the changing needs of the particular paradigm of competition and change, and so the issues of major damage to existing development and permitting newer communities the various foci or nodes are related to their “need and desirability” are not an essential part of the planning forms of developments, of all kinds, history; the socio-economic nature of the populations they lexicon. Development, as a consequence, responds to both serve; and as a consequence the nature of the demands existing demands and demand induced by innovation of all In the UK, modeling for newer forms of retailing, offices and and needs of those populations; kinds. In respect of retailing and related facilities this results in residential development is based on a “Residual Analysis” new developments replacing older forms; and in whereby only the additionally required amount of floor space required is permitted. In the USA type system, surveys that
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indicate a “demand” for a facility are used to motivate the need included interventions such as pedetrianisation, provision of A.1.3 CONTEXT FOR EVALUATING EXISTING NODES: A for such development, very little consequence of the parking, traffic calming, etc. In this sense both new forms of Shopping Hierarchy implications of the development are taken into account. In development were allowed or facilitated to develop, but For many years shopping centres, whether planned or South Africa, the need to motivate for “need and desirability” existing focii were supported. unplanned, could be identified using a basic shopping made use of a basic residual analysis but often permitted a level hierarchy identified as :- of oversupply. More recently, the requirement to motivate Until recently, with the lesser emphasis on the need to i) Local Shopping Centres/Clusters; “need and desirability” has fallen away on the basis of a motivate demand, shopping developments in South Africa ii) Neighbourhood Shopping Centres; argument that all development is good development, as it were often subject to Residual Analysis, and consequently iii) Community Shopping Centres; creates jobs. new developments were usually not substantial unless iv) Regional Shopping Centres; serving new growth areas, and existing centres were subject v) The C.B.D. of the city. The consequences of these underlying approaches meant that to rather minimum impact, and were usually able to find in the case of the USA the phenomenon of new centres adjusted roles for themselves in the shopping hierarchy. Additional types such as Hypermarkets/focussed Centres and replaced old focii, and if the replacement or new Currently, newer centres are being motivated with the use of “Value Centres” have been added to this list centre/development was substantial, it often lead to the demand driven surveys and consequent modeling with little demise of the older facility(s) and their ultimate regard to existing situations, i.e. no Residual Analysis. Note that Town Centres of small towns and those that are redevelopment. In the UK, the protection of older facilities Consequently, it can be expected that we are likely to see the part of metropolitan complexes could be idenfied according meant that relatively few newer forms of development occurrence of major change on existing centres. to their size and role. The term CBD should be restricted to occurred, but neither were the older forms of developments the centres of large urban areas / cities and that the term allowed or encouraged to evolve to meet consumers latent Town Centre is more appropriate for those nodes with a demands. In Europe, especially Germany, Scandinavia and limited number of offices and public facilities. France, older centres were supplied with the attributes of newer centres to facilitate their ability to compete. These
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A more recent classification of Shopping Centre includes a Hierarchy of centres and a range of Specialist Centres, Viz.
CENTRE TYPE SIZE RANGE
CORE CLASSIFICATION Small Free Standing Centres and Local Convenience 5 – 5,000 m² Centres
Neighbourhood Centres 5 -12,000 m²
Community Centres 12 – 25,00 m²
Small Regional Centres / 25 – 50,000 m² Large Community Centres Regional Centres 50 – 100,000 m²
Super Regional Centres 100,000 m²
CBD
SPECIALIST Big Box Retailers 2 – 15,000 m² CLASSIFICATION Entertainment/Casino 2 – 30,000 m²
Lifestyle Centres 15 – 50,000 m²
Value Centres 10 – 50,000 m²
Hyper Centres 15 – 35,000 m²
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A.1.4 PRECEDENTS AND CHANGE IN NODAL STRUCTURES consumption and changing shopping behaviour. Urban Regeneration which takes intervention to a Planned enclosed shopping centres made their appearance in meaningful level of urban revitalization. It relies on market the USA during the 1960’s. By the 1970’s malls were As shopping malls declined, they sometimes came to behaviour and depends less upon government initiative. proliferating. By the early 1980’s indoor shopping centres were resemble the civic centres that Gruen intended them to be. Urban revitalization is not confined as in many Urban woven tightly into American culture. Then they began to Attracted by cheap rents, community groups and police Renewal Plans to a single large project. It often comprises increase in size to the point of absurdity eg . Canada's West stations move in. private and public sector redevelopment of the central Edmonton Mall, which opened in 1982, has an ice-skating rink, business district, neighbourhood commercial redevelopment a pool with sea-lions and an indoor bungee jump. The Mall of In addition to the decline in the success of shopping malls, and smaller scale private and governmental neighbourhood America, in Minnesota, has three rollercoasters and more than the development of many of these large malls were often renovations. This level of intervention usually introduces 500 shops arranged in “streets” designed to appeal to different larger than the existing older town centres and local “high something new or a relatively minor insertion to the built age groups. street” conformations within their catchments areas, and environment such as public spaces, pedestrianisation and these were also either subject to major decline or even total traffic calming of core activity nodes and landscaping, where Just as the onward march of malls began to seem unstoppable, collapse, resulting in vacancies and abandonment. the altered level of planned intervention facilitates a whole though, things began to go wrong. In just a few years they new dynamic, both in intensity and scale. turned from “temples of consumption to receptacles for social A.1.5 REGENERATION problems”. There are three main approaches to renewal; viz.: Urban Transformation or Redevelopment takes place at the Urban Renovation which introduces a series of highest level of intervention, where substantial elements of By the 1990s malls were in trouble. Having bred too quickly, improvements and amendments to an area. This intervention urban planning, development and management are they began to cannibalise each other. Essentially this was normally is ‘cosmetic’ in nature and seldom extends beyond introduced with the specific purpose of altering and because more than double the floor space person had been minor upgrades or improvements to the landscaping and improving the existing condition within an area. It presents built compared to the 1960’s; and this was more than could be infrastructure. It is often no more than a level of opportunities for new and progressive elements to develop. supported, notwithstanding the relative increases in rehabilitation of what is in existence. Transformation occurs in the form of either redevelopment a
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and or new development. Usually a catalytic project is catalysts to induce further development or incentives to attract private capital to redevelop derelict introduced in order to improve and transform areas that need redevelopment. areas. This approach to urban renewal emphasises the major redevelopment and in most circumstances Waterfronts . Public –Private Partnership Response: This is a common importance of the private sector in reviving declining areas and or Theme Park Developments are used to induce such form of response where in most cases urban renewal and the secondary role of the public sector in creating and change (Khan, 2008). leads to Public- Private Partnerships being formed. supporting conditions for private sector wealth creation Incentives are built in and rates are written off to (Engelbrecht, 2004). This means that in order to create the The various forms of urban renewal mentioned above occur facilitate private market response. In some instances conditions favourable for private sector investment, large along a continuum, broadly identified in three forms of partnerships occur in which the public sector makes land amount of support is required by the public sector. planned intervention that are undertaken by different available for development. Some of the incentives stakeholders with often different intensions and outcomes. include: Some of the common interventions for urban renewal These are: 1. Land assembly according to Engelbrecht, 2004, 20 are: . Public Sector Response: Most of these interventions 2.Land assembly and cost write-offs; . Flagship Projects: These usually highlight the strategic involve improving and upgrading and maintaining the 3.Rates rebates, rate holidays; location or unique facilities of a city. In some instances public realm. Some of the projects could include the 4.Bonus bulks for development inducements; they alter the city structure through the creation of development of civic public spaces that are linked to public 5.Partnerships e.g. Public sector will make the land secondary urban centres. Flagship projects are aimed at buildings, parking facilities, change of zoning, roads, available which Private sector will fund the local property developers and or private developers and pedestrian routes etc. Often the public sector development (Khan, 2008). attempt to encourage organic growth within urban areas. interventions, because they improve an area induce a . Prestige Projects: These are a variety of flagship projects. private sector response. Types of Renewal Initiatives They are innovative, high-scale, large scale developments . Private Sector Response: This involves a small to large scale The dominant focus of area based intervention in urban which have the ability to attract international inward building development. These are particular important centres is the restoration of business confidence, by creating investment. Their primary purpose is to change the when certain developments are the trigger that are the ‘right business environment’, and introducing financial image of the city. These projects are often located in the
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Central Business District or at waterfront locations. They These costs can be offset by rates holidays and reductions to may include convention centres, festival market places, induce private sector responses in their own right or in major office complexes and leisure and sporting facilities. These projects aim to promote new urban images and boost civic pride. This in turn enhances business confidence and facilitates increases in land values as well as development around such activities. Examples include Hong Kong: Avenue of the Stars and locally Cape Town, the V & A Waterfront. . The Redevelopment of Urban Centres: This entails the identification of key economic sectors in order to kick start or support the development of these economic activities such as cultural districts, high tech areas and fashion districts. An example is Singapore i.e. China Town and Little India and locally the Johannesburg CBD- Fashion District Project.
Regeneration is costly as it often involves major redevelopment involving reworking of transport networks and infrastructure. Redevelopment itself requires site acquisition and demolition costs even before new development can occur. These costs are often borne by or written-off by governmental authorities.
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INTRODUCTION AND OVERVIEW Further to this the Team also initiated discussion with potential As far as the age profile of residents and visitors are concerned future investor in the Town Centre. The outcomes of these it is apparent that the majority of permanent residents are The purpose of the Phase 1 participation process was to engagements will be reported on in next phase of the either mature families or retired couples. The holidaymakers identify stakeholders and obtain their views on the options for regeneration planning process. These potential investors however fall more into the category of ‘young families’ with the regeneration of the Amanzimtoti Town Centre. This report include FET Colleges, private education institutions, public some establishments reporting that up to 80 percent of visitors provides an overview of the highlights of the process. The education institutions, government departments and others. during school holiday periods are young families. During out of project team undertook the following consultation processes in season periods the age profile of visitors however changes with the course of Phase 2 of the Regeneration planning: IDENTIFICATION OF STAKEHOLDERS a greater focus on mature couples.
• Meetings with local business associations and politicians A number of approaches were followed in the identification of Apart from the warm weather and the popular beaches it was (see notes from sessions below) stakeholders. This included: reported that visitors perceive Amanzimtoti as a safe holiday • Focus Group Sessions on 2o April 2011 involving wide destination that is not too expensive and well located. Its range of stakeholder groups (see notes from sessions • Preparing an editorial for local newspapers; location along on the N2 national highway made it very below) • Consulting with local stakeholder groups (specifically the accessible and it was only approximately 11 km from Durban • Interviews with managers and owners in Town Centre (see Branderkruin Business Chamber supported the initial International Airport. The closure of this facility on 1 May 2010, Annexure B of Economic Assessment) identification of stakeholders); and and the opening of the King Shaka International Airport to the • Interviews with informal sector businesses (see Annexure • Site visits and direct interactions with stakeholders. north of Durban, had a negative influence on the tourism C) sector and especially on the arrival of international visitors. • Interviews with property industry stakeholders (see To date some 40 interested individuals / organisations have been Annexure D) identified and are reflected on the project contact that follows. The area offers the tourist well established sports facilities in • Interviews with accommodation establishment managers are allowed to stay for 10 nights. South African school groups Amanzimtoti, situated at Hutchinson Park. Included is a tennis-, (see Annexure E) also frequently visit the area. squash-, cricket-, rugby-, soccer-, cycling- and bowls club.
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1) Stakeholders identified:
• Property Owners: Rates database to be used as base • eThekwini: As per discussion at previous meeting • WESSA: Sakekamer to provide contact details • Residents Association: Cllr Brunsden to provide contact details • Southgate Business Chamber: Sakekamer to provide 2) Overview of process contact details • Sapphire Coast Tourism: Kim McCarthy representative Professor Mike Kahn provided an overview of the process and • Real Estate Agencies: Sakekamer to provide details for this was discussed in more detail. George Hardenberg • Bob Skippings (WAG): Canoe Club and Beach Manager: 3) Other Mike Chiazzari • Medical practitioners: To be identified, not part of The Project Team was invited to attend a meeting of the Sakekamer Sakekamer on Monday, 28 March 2011 at Lords and Legends. • Kingsway Hospital: Dr Saber Abdoolgaffir (031 – 904 1384) Attendees to be confirmed.
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FOCUS GROUP SESSIONS: 20 APRIL 2010 The discussions were robust and every individual had an STRUCTURE OF SESSIONS opportunity to express their views without any reservations. The following served as an outline for the deliberations: The following were key outcomes of the discussion as per the above options in the above paragraph.
A Case For A Tourism Center Since the participants in the focus group represented the Tourism sector, it was inevitable that their perspective in the discussions centered on possible future benefits and spin offs for the tourism industry. There was a general affirmation that the CBD presently does not attract tourist. This despite that in the not so long distant past Amanzimtoti benefited largely from this sector. Several scenarios were painted as to why that TOURISM GROUP: SYNOPSIS OF DISCUSSION The session was facilitated by Dennis Nkosi and Tindall Kruger. has been the case. These included among others alleged Introduction stringent by laws on advertising boards and the competition The focus of discussions was on whether or not there is a case to with places such as Margate, North Coast, etc. It was suggested A focus group session was held with the Tourism Sector in be made for rehabilitating the CBD and to discuss: that what is left of the CBD (i.e. Chinese clothing shop, Post Amanzimtoti on 20 April 2011. The meeting was arranged by Office, Church and Shebeen to name, but a few) is neither the Sapphire Coast Tourism Association and a range of tourism • A case for a Tourism Center conducive to the attraction of tourists and investors in tourism nor palatable to the former users of the CBD who still live in stakeholders attended. Members of the Project Team which • A case for a Commercial Center the area. Since there are no banks remaining in the CBD all included eThekwini Municipality, StratPlan and Iyer Urban • A case for a Service Center and other business except the collection of post is now conducted Design Studio attended • A case for a Residential Center in Galleria and other areas. This is done against the backdrop that many senior citizens do
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not like going to Galleria which they find to be an Special Events in the Park: In relation to this it was suggested It was suggested that the following would positively impact on inconvenience in many respects. This target market would that events such as concerts in the park, car/motor exhibitions, tourism in the study area. under normal circumstances prefer the CBD. It was suggested etc. would have to be considered. by some that the present target market by which the • General face lift of the Amanzimtoti. This may just require accommodation industry predominantly survives is business Casino: There was also a suggestion that a Casino may attract some paint work and slight maintenance of buildings. tourism. It was indicated that the lower and middle tourist and that the CBD could be considered for a future casino. • Rehabilitation and maintenance of the entrance to the management of major companies visiting the South Durban Town. Basin stay over in local B&Bs. Senior management of the Hotels: some participants indicated that there used to be seven • General maintenance and urban management issues. commercial industry still prefers the North Coast to the hotels in the study area not so many years back, but those • That signage be put up at the entrance so that potential services that Amanzimtoti provides. This is despite the fact that ceased to exist as hotels for various reason. It was therefore users and tourist would know what the Town has to offer. Amanzimtoti’s beaches are alleged to be the cleanest and suggested that approaches to bringing hotels back into the area It was indicated that at the moment an estimated R680 finest in comparison to the North Coast’s. should be considered. million that could be spent in the Town drives past to areas such as Margate simply because of the lack of signage. Future Options Explored Night life: There was a strong feeling that bringing back night life The focus group described future options that could see the in the CBD would auger well for tourism. Lessons here had to be A Case For Services Sector CBD making a positive contribution to the rehabilitation of the learned from the likes of Hatfield, Pretoria. CBD, as well as Amanzimtoti as tourism destination. These Initially the participants were opposed to the CBD being turned included among others the following: Flea Markets: There was The above scenarios and more were considered. Pros and cons into a service center. However, after some deliberation it was a suggestion that the route of bringing the flea market concept for each of the above were briefly looked at. Some of the acknowledged that this sector could exist and be sustainable. in the CBD should be explored to attract tourism. Lessons could downsides included the fact that the Sandton type flea market It was suggested that tourists come predominantly to see and be learnt from the likes of Sandton rooftop flea market, may not necessarily be the best option in the study area since enjoy local culture and what locals have to offer. Opportunities Uvongo flea market, etc. These flea markets could be a the population of the area does not fall in that economic bracket for cultural tourism in the CBD were then viewed as an option. combination of permanent and periodic markets. as those in Sandton. Going ahead with such a market may not be sustainable in the long term. Some of the suggestions around the service sector included:
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Municipal and other government services: It was indicated In general terms the discussions of turning the CBD into some Although the CBD may have been perceived as not big enough that other than the Post Office, there are no services in the kind of a service center, that would include different types of for residential areas some suggestions were made relating to CBD. For local residents to access these some travelling is tourism, gained some support. this option and development in the CBD in general. These required. It was suggested that the Illovo Municipal services included among others the following: office should relocate to the CBD. Education center: Although A Case For Commercial Center there were concerns expressed that some student activities There was a general feeling among the participants that for this • Moving the Take & Pay over the rail line thus creating may impact on tourism, it became apparent that presently the scenario to be possible there needs to be a realistic assessment more space for expansion for residential. younger generation travels out of the South Coast area for made of the potential. It was acknowledged that this market • Move all the informal traders over the rail line as well as their education and do not return to the area since there is targets high end office space in high valued properties which the since their target market would be doing their shopping nothing for them. There was a general feeling that the fact that CBD does not have and could not meet in the foreseeable future. over the rail lines as well. Amanzimtoti is controlled by the older and retired generation It was therefore felt that there is no case to be made in relation • Create activities in the area for teenagers since there is and that this is not sustainable in long term. Efforts therefore to making the future CBD a commercial center. This was also nothing for them at the moment hence they engage in need to be made to attract younger generations to make it from a background that corporate tourism on its own is not negative activities. sustainable. The following were suggested as things that would sustainable and there would therefore be limited spin offs or impact positively to tourism if the CBD would be a service benefits to tourism should this be the case. Conclusion center: After an hour and a half of discussion among the participants, A Case For Residential Center it could be concluded that the focus of this group was on what • Boardwalks As in the case with service center the participants were at first impact the future CBD could have on tourism. It was a • Restaurants reluctant pursue this as an option. The major reason cited by challenge to get the group to think about what the CBD could • Car parks for trading overlooking the river participants was that the CBD was not big enough to be turned contribute to the development of the region as a whole. • Cultural tourism opportunities into a residential center. It was also felt that a residential center However, there was some acknowledgement that the service • Etc. would have no benefits to tourism. After careful consideration centre option present some opportunities, also for the tourism and discussion, there seemed to be a shift in thinking on this sector. They strongly felt that the impact of this on tourism scenario. should be considered.
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It was further evident from the discussion that the tourism accessory shop manager) comes predominantly from the rural It was suggested that existing business are sustained by loyal sector in the area is facing a number of challenges including: south which is predominantly low income rural people. clientele that comes specifically to the CBD for services that Businesses acknowledged that people from this catchment has they either could not find in Galleria or it will be expensive for • The move of the airport to the north reducing the number remained loyal to them despite the exodus to Galleria. those customers to go to Durban for those services. This of visitors; however is not an ideal situation for both the customer and the • The general condition of the entrances to the town; There was a strong need among some participants to express business owner. A sample of such services includes the • The lack of signage and stringent by-laws / regulations their frustration and concern regarding the condition of the CBD. following: relating to signage. These included the following: • Chemist: Nikki’s Chemist in the CBD specializes in herbal BUSINESS GROUP: SYNOPSIS OF DISCUSSION • The deterioration of the river which used to be a draw card and immune booster and targets a specific market that Introduction for the area. conventional chemists does not cater for at the same scale The focus group was attended by primarily local business • The coming of a nightclub and a shebeen which both have as this chemist does. owners. These included some who were either born or grew up had a negative impact towards the attraction of potential • Take & Pay: This supermarket also keeps products of a in the study area and have seen it evolve. Those invited was investors for the CBD. specific market and gives credit to their client which is indentified as those who are vocal and influential among their • The unwillingness of the Municipality to consider a reduction something other supermarkets do not do. They also are a peers. The meeting was also attended by the local church in rates. pension pay point to thousands in the rural South. leadership. • The unwillingness of landowners to consider rental rate to • Russells: This furniture store also caters for a specific target attract and keep existing tenants. market with a relationship of many years. Based on this Catchment • Lack of general maintenance of the CBD especially roads. relationship and loyalty the shop made a decision not to “The future of Amanzimtoti is black” was a statement made by • General urban management issues immediately move out during the exodus a local businessman “born and bred” in the area. Although not • Lawn Mower shop: There is no shop in the South both an opening statement, this statement summarized comments The issue of what sustains businesses at present was discussed. rural and urban that caters for this market at the scale they and expressions of all participants that the majority of the do. They too, like others, have had loyal customers over catchment for the CBD (except the lawn mower the years and are sustained by that with very little or no hope for expansion if the CBD remains as it is.
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• Trinity Church: The church unlike many other businesses • Flea markets bringing an element of education, possibly at the level of has been ministering to a wider community both rural and • Car sales institutions of higher learning. The participants were urban in the South. They too have been affected by the • Arts and Cultural crafts and activities in the park unanimous on the fact that there is nothing for the youth to do situation but have been sustained by those who receive • Selective periodic markets in the Amanzimtoti. This has largely contributed to the the church’s service. • Etc. perception of the area as an old people’s village. • Etc A Case For A Service Center A Case For Residential Centre The issue of getting more more feet to the CBD was discussed. All participants acknowledge that there is a case to be made for Although the participants support the introduction of the CBD to become a service center. This goes along with a view residential development into the CBD they have expressed During the discussions the business owners expressed their that the service center should have a retail component in it. serious concerns and caution that the area should not be desire for efforts that will bring more feet to the CBD. There Although this may be a limited retail component, it would be turned into another Cape Flats type of residential centre. They was some who acknowledged that the CBD would never be critical. Pastor Wellington of the Trinity church indicated that he believe that targeting specific market for this residence should sustainable if it were to be redeveloped as a retail center as it is of the view that turning the CBD into a service center is the be critical. They believe strong controls and adherence to by was before. All participants in the focus group were unanimous only way to go. He believes services that cannot be accessed at laws and body corporate policies should spell this out. This in their belief that the Banks are a draw card to bringing feet Galleria such as municipal and other government services such move of turning the CBD into a residential area will also help in back to the CBD. They maintained that many other businesses as Home Affairs, SASSA etc would change the present situation in bring the youth in the area. will return to the area if banks were to return first. the CBD for the better in a sustainable manner. Some of the participants such as the Sakekamer group believe that medical Conclusion Some participants suggested that there could be some form of services would auger well for the CBD. Their view was echoed by The business group, although expressing some negative views tourism activity in the CBD. The view was however expressed some including the Pastor of Trinity. (Although he did not give an regarding the current status of urban management in the area, that this potential is of a limited nature since tourism is overview of the church’s plans at the focus group, it should be generally took a positive approach to the future regeneration seasonal. They also do not believe that with the river and noted that they have been investigating possibilities in this of the CBD and was not restrictive in the options considered. It sporting facilities available this could be possible. Other regard and more). Other services they believe could be explored was indicated that the landowners will have an important role activities they believe would bring feet in the CBD include: further included to fulfil in the future redevelopment of the area.
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RESIDENT AND ENVIRONMENTAL GROUP: SYNOPSIS OF • The ongoing differences between the local residents and the A Case For Residential DISCUSSION SANRAL (South African National Roads Authority limited). Initially the group was of the view that the CBD could be Introduction • The unclear status of the framework plan of 2006. turned to an up-market housing development. As discussions This focus group was attended by individuals who come from • The opening of the estuary. progressed there was an acknowledgement that the property or have interests in engineering, environment and civic • The diversion of the rail line so that it bypasses the CBD. market in Amanzimtoti would not respond well to up-market matters. Unlike discussions of the other two focus groups held • Etc. type of residential. The group though were still of the view that in the CBD this specific sector’s focus and interests were more the residential market should be directly linked with the sport “technical” in nature. Although they share the desire to see A Case For A Sporting Center and recreation area to the west. This they believe would Amanzimtoti develop and the regeneration of the CBD, their Like many other stakeholder within the CBD, this sector greatly enhance development initiatives and is sustainable. interest will be to see that it is done in a sustainable manner. acknowledges that the retail center of the past could never be They strongly believe that it would be the best way to get the revitalised. A suggestion was that the CBD and surroundings youth and young people to stay or return to the area. General Discussion should be turned into a up-market sporting hub of the south. Some of the issues that were discussed include: The view was expressed that this is possible with the sporting A Case For Commercial Centre infrastructure that exists at the moment. They believe the The group did not see much opportunity for commercial centre • The diversion of the National road so it does not cut sporting grounds could be extended, but care should be taken in the area. Their view was that should there be any through a residential neighborhood. that there is no encroaching on the river bank and read beds. commercial development considerations. They indicated that • The raising of the N2 to allow improved linkages between Retail in the CBD could then cater for sports goods. development on Lots 3 and 4 on the working map of the the CBD and areas to the west of it. Project Team should not be considered. • Various technical approaches to improving road access to A Case For A Service Center the CBD. This group believes that there is a case to be made for a service Conclusion • The permanent closure of the on and off ramp directly center. The services they have in mind includes specifically The group provided interesting perspectives on the from the freeway. This to them contravenes engineering Municipal services. They believe that for the services to be redevelopment of the area and placed substantial emphasis on principles of ramps on freeways and highways. sustainable it should be aligned to both the residential or improving the accessibility of the CBD. Road infrastructure and • The deteriorated state of the river. sporting options. technical issues were discussed at length.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 200 B ANNEXURE ANNEXURE B: LOCAL ECONOMIC ANALYSIS DRAFT PARTICIPATION REPORT
STAKEHOLDER LIST AND FOCUS GROUP ATTENDANCE ATTENDED NO NAME SURNAME ORGANISATION / MUNICIPALITY TEL NO CELL NO FAX NO EMAIL ADDRESS FOCUS GROUP 1 Fazal Ebrahim eThekwini Municipality 031 311 7905 071 857 4098 [email protected] Yes 2 Kamalen Gounden Iyer Urban Design Studio 031 202 9550 031 202 9551 [email protected] Yes 3 Mike Khan Iyer Urban Design Studio 031 206 9550 031 202 9551 4 Tindall Kruger Strategic Planning Resources 031 262 7014 083 234 8241 086 514 1588 [email protected] Yes 5 Suzanne Logan Iyer Urban Design Studio 031 202 9550 082 445 0276 031 202 9551 [email protected] 6 Theresa Subban 7 Dennis Nkosi Strategic Planning Resources 031 262 7014 072 202 0154 086 514 1588 [email protected] Yes 8 Nelisiwe Mngadi eThekwini Municipality Framework 031 311 7758 [email protected] Yes Planning
1 John Amold Network listings - estate agents 031 903 8818 2 Andre Beetge 3 Sonny Bransden eThekwini Municipality 4 Mike Chiazzari Canoe Club 082 875 1154 [email protected] Yes 5 Vinesh Devchander Momentum 083 234 8655 6 Goerge Hardenberg 082 321 1102 7 Tony Hill Hill's Building 031 267 1390 076 457 7658 [email protected] Yes 8 Mark Holbrook Southgate Park Business Forum 031 914 8004 9 Ted Holden Athlone Park Civic Association 031 904 1691 082 8256951 [email protected] Yes 10 Manna Hoogenboesem Amanzimtoti Sport Centre 082 452 8280 11 John Von Landsberg Prospection Business Forum 083 627 2188 12 Riaan Odendaal 082 923 8480 [email protected] 13 Barbara Parker Arbour Town 031 904 2233 083 703 6946 086 566 8186 [email protected] 14 Brad Rheen Halls Mica Hardware / Garden 031 903 5378 083 276 0168 [email protected] Yes 15 Haakon Saestadt 082 801 9187 16 Bob Skippings WESSA 031 903 6752 082 326 3170 [email protected] Yes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 201 B ANNEXURE ANNEXURE B: LOCAL ECONOMIC ANALYSIS - DRAFT PARTICIPATION REPORT
STAKEHOLDER LIST AND FOCUS GROUP ATTENDANCE
ATTENDED NO NAME SURNAME ORGANISATION / MUNICIPALITY TEL NO CELL NO FAX NO EMAIL ADDRESS FOCUS GROUP 17 Warner Beach Action Group (WAG) 18 Dolly Ramjiyavan 031 903 5693 19 Jaco Pienaar eThekwini Municipality 082 824 8523 [email protected] 20 Majola Regional Taxi Association 21 Dee Angel Take a Break 079 493 8579 074 124 8850 [email protected] Yes 22 Chandranah Appigadoo Nikki's Health 031 903 5693 072 389 9507 [email protected] Yes 23 Hannes Bakker Branderdruin Sakekamer 031 904 1342 083 275 5667 [email protected] Yes 24 Louwrens Bezuidenhout Lighthouse Signs and Graphix 076 819 8424 [email protected] Yes 25 Pamela Crossley Tradewinds Lodge 031 903 7254 082 469 0500 [email protected] Yes 26 Wellington Dhlamini Trinity 031 903 7731 073 662 5039 [email protected] Yes 27 Helena du Plessis Guest House 083 331 0835 [email protected] Yes 28 Anna -Marie Halliday Russellls 031 903 7791 [email protected] Yes 29 Frank Horn ANC e Business 031 903 2463 083 433 0258 [email protected] Yes 30 David Lakuschagm 031 916 7304 083 318 2127 Yes 31 Henore lottering Power World & Pumps 031 903 6816 072 228 0020 [email protected] Yes 32 Charles Magadzire Tax Lab 031 903 7695 076 111 1320 [email protected] Yes 33 Kim McCarthy Sopphire Coast Tourism - Amanzimtoti 031 903 1447 082 213 3321 086 512 4813 [email protected] Yes Acc.Ass. 34 Bilal Moola Take N' Pay 073 178 6633 [email protected] Yes 35 Teresa Nelson Africa Breeze B&B 031 903 6114 076 177 8457 [email protected] Yes 36 Valerie Nicholas Linger Longer 082 783 1937 [email protected] Yes 37 Sherelene Norman Tradewinds Lodge 031 903 7254 083 419 0960 [email protected] Yes 38 Gordon Thomson A.B.R. 031 903 1447 082 698 7716 [email protected] Yes 39 Connie van Niekerk Take a Break 082 325 9647 [email protected] Yes 40 Cheryl Waters Stevens Stationers 031 903 7540 083 304 5320 [email protected] Yes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 202 B ANNEXURE ANNEXURE B: LOCAL ECONOMIC ANALYSIS DRAFT PARTICIPATION REPORT
PROJECT INFORMATION PAGE
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 203 ANNEXURE
C ANNEXURE C: LOCAL ECONOMIC ANALYSIS - REPORT ON INTERVIEWS WITH BUSINESS OWNERS AND MANAGERS
SUMMARY OF DISCUSSIONS WITH SOME OF THE TOTI He also does support the idea of it being turned into a residential for many if not all such events. He believes this should be BUSINESS OWNERS centre. Although they are considering expanding their business done largely with these rural communities from which the Billal owner of Take and Pay to some rural parts of the South Coast, they do not intend CBD users come. By this he does not by any means suggest Billal and his family own the properties where their shifting from the Toti CBD any time soon. Any efforts by all that the urban users should be excluded. supermarket and the BP filling station are at. Although they stakeholders including the Municipality would be fully supported have not been critically affected by the exodus to the Galleria by him and his family. • Commercial / Retail center: Chendra believes the CBD Shopping Center, they are none the less very concerned as could be used as center for both commercial and retail. He what affects the CBD has some bearing on them. The following Chendra from Nikki Pharmacy believes that most big companies could be encouraged to are some of the reasons he asserts have cushioned the “could Chendra is one of the business people who are very active and set up offices in the CBD. He believes that offices could have” negative impact on their business: vocal in the CBD. He too, like all who are still left behind is very occupy from the first floor when all the prime ground concerned about the state of the CBD. Some of the ideas he had floors could be reserved for retail. This too he believes • They target a specific market from the rural parts of the include the following: could work more with an anchor tenants. south • They are a pension pay points which last at least 3 days in a • Retail Center: Chendra strongly believes that the CBD could In discussing with him the possibilities of turning the CBD to a month still be used as a retail hub. This he believes could be student residence or learning center for an institution/s of • They give groceries on account for up to R1500 an achieved by attracting an anchor tenant like Boxer Cash & higher learning or a health centre, he was not completely ‘sold’ individual Carry. This he believes is paramount since the majority of the on the idea because he did not in his mind see all that CBD users come from rural South Coast. happening in isolation of a retail component in the overall Billal’s wishes are to see more people using the CBD. It is • future plan. apparent to him that chances of the CBD to be a retail center Arts and Culture Center: Chendra believes that the park and as it used to be are not only slim, but says will not be open spaces that are found in the CBD could be used to sustainable in the future. It is his wish and desire that whatever promote arts and culture. He believes that talent shows Cheryl of Steven Stationary Shop it will be used for in the future should just bring some people in could also be held in these parks if properly marketed. This Steven stationary shop was one of the oldest, big and busy the CBD so that it would prevent further urban decay. He is not however he does not see running in isolation of retail sector. shops in the CBD. Cheryl who manages the shops confirms that opposed to the CBD becoming some service hub of some sort He asserts that the business community would be willing to the exodus has had an immense negative impact on them. For sponsor prizes them their clients came from both rural and urban south coast.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 204 ANNEXURE
C ANNEXURE C: LOCAL ECONOMIC ANALYSIS - REPORT ON INTERVIEWS WITH BUSINESS OWNERS AND MANAGERS
Cheryl is unwaveringly in support of the CBD being turned to a Rani: Manager Russell’s • Bringing some of the stores which left because of the center for young people. This she believes is the only way to exodus, but are seriously struggling at Galleria and some go. She asserts that Toti has been used by senior citizens and Rani is manager of Russell’s in the CBD. Russell’s is one of the have started moving out yet are not coming back to the this does not have any sustainable future. Having grown up biggest shops in the area and has been predominantly the CBD as there is nothing to come back to. and lived in Toti most of her life, she believes sustainability and leading furniture store in the area. Rani asserts that she made a • Identify and recruit other businesses that were not in the the future lies with young people. She claims that presently conscious decision to recommend to her superiors not to be part CBD before, but known to provide the services that the young people are sent out of Toti for their schooling and never of the exodus to Galleria. This was largely influenced by the fact users of the CBD had to go to other areas for. come back since there is nothing much for them to do. She that their customers come predominantly from rural south coast. believes with some of the available facilities such as sports The move to Galleria would negatively impact on their • Have a comprehensive center management plan that fields; the river and more that could and should be provided customers. This negativity is due to lack of easy access for this would go out and market the CBD to outlying communities will create an environment that would be appealing to this target market to Galleria. The cost they will have to incur to of the rural and urban south coast. generation. She believes when the entire old generation passes come to the store would be the same as that they would have to on Toti will only be depended on periodic users such as holiday pay proceeding to town by train or taxi where they would also Rani asserts that it would be extremely difficult for her to makers who own property in the area a thing that would be have a wider choice of furniture shops. convince her superiors to maintain their presence in the CBD really sad and unsustainable. under these conditions should there be no plan that promises As a retailer, Rani like other business owners believes that with a a change for the better in the foreseeable future. She also She also believes that for this to work well, it should include good strategy and plan, largely by the Municipality, the CBD asserts that should the rumours of the building of a new some municipal services and limited retail components. She could return to its glorious retail days. This she believes could be Galleria Railway Station prove to be true, they too would be does not believe that the CBD could be or should be for that done including the following: left no choice, but seriously consider following the exodus. matter be viewed as a retail center ever again. She believes the damage caused by Galleria will have a long lasting effect on the • Bringing an anchor tenant that would serve predominantly CBD. the users of the CBD i.e. the rural south coast.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 205 ANNEXURE
C ANNEXURE C: LOCAL ECONOMIC ANALYSIS - REPORT ON INTERVIEWS WITH BUSINESS OWNERS AND MANAGERS
Pastor Willington Dhlamini: Trinity Ministries • Education Center: This center will cater for At present the church uses the top floor of the Lagoon Center The church is presently ministering to a wide target audience • Bible College and will soon move to their new auditorium pending the of the Toti and surrounding areas. These include rural and • Nursing and health related College outcome of the negotiations with landlords concerned. The urban south coast and those who permanently live in the CBD • Computer training courses and Pastor is supportive of other services such as Municipal or across cultural divide. Of all business left and operating in the • Business and Management related courses government to be promoted in the CBD. He is not threatened CBD the Trinity World Ministry Church under the leadership of • Residential Center: this will accommodate the following: by these coming as he feels there CBD is big enough for all to Pastor Wellington Dhlamini appears to be the only entity that • Nursing Staff and students be accommodated. A copy of his discussion document with his has concrete input and some plans of turning the CBD to a well • Bible College students donors / funders has been made available to the Project Team. sustainable Service Centre. The Church began its plan around • Permanent employees of the Ministry October of 2010 against the backdrop of the exodus to Galleria. • Enterprise Development: Val: Wilson’s The exodus was viewed by the church as an opportunity to • Small business incubation center Val is the Chairperson of the Body Corporate in the Endee pursue their long term goals and vision to acquire • Retail Center. She and her husband also own a business in the CBD. property/properties in the CBD (i.e. Std Bank building; • Call center At her age she is nearing retirement and has advertised her Momentum building; Ex Hub building; Steven, Wimpy and KFC business up for sale. As the Chairperson of the body corporate building; Lagoon Center) to achieving the following in the CBD: The Pastor indicated that he and the church have been in she has given an undertaking to supply the project team with a discussions with their donors in relation to these programmes list of property owners that affiliate with them. Attempts to get • Church Auditorium: Presently the church has an and projects. These discussions have been ongoing long before this list have not yielded fruits as yet. She however has an attendance of no less than 350 people. The church has the Project Team was appointed. The Pastor produced a letter open mind on what the CBD should be used for in the future. plans to have an auditorium of at least 2000. This they plan from the National Department of Health updating the church on She is very concerned about the state of decay it has turned to to achieve by acquiring one of the buildings. the status of its application for a permit to run a health facility of be. She is concerned that if the status quo does not change, • Health Center: The health center will include such as the this nature. He also alleges that he has been in discussions with the CBD will continue to attract following: the respective landlord of the properties to negotiate acquisition • Sub Acute hospital of the properties on a lease basis until funds are sort to buy • Walk in clinic them.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 206 ANNEXURE
C ANNEXURE C: LOCAL ECONOMIC ANALYSIS - REPORT ON INTERVIEWS WITH BUSINESS OWNERS AND MANAGERS
unwanted elements especially at night. She has alleged that some businesses operating late night hours in the CBD have contributed to these elements’ attraction.
Conclusion
Based on the discussions held so far with some of the influential and vocal business people, it is apparent that they all would love for the CBD to be viable as before. The fact that the CBD could not be sustainable as a retail center only has become clear to all. Presently there seems to be some willingness to consider other options. The service center option and a combination of retail and commercial seems to have some potential.
All business people interviewed have given their support to the Project Team for all efforts that will be explored to achieve a sustainable solution and proposition. They have all also express their willingness to participate in focus groups and other processes that the Project Team would propose.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 207 ANNEXURE
D ANNEXURE D: LOCAL ECONOMIC ANALYSIS - INFORMAL SECTOR INTERVIEW REPORT
A total of 20 people were interviewed-informal traders, taxi The most creative of the informal traders shall be Ms L.N coming. It was almost one in the afternoon when she told me, drivers, park attendants. This took place on this day of 24 Mbutho who, without any competition, sew and sell her “You see today I only sold R10.” The same sentiments are March 2011. The objective: to see how Toti CBD could be products. Following her will be Jephtah who specializes with echoed by Rosemary, who also sell school bags; Jephtah, who rejuvenated. leather materials: Jackets, caps, wallets, belts. sells leather staffs; Thandeka, Ethel and a host of others. Those who sell fruits and vegetables although do agree a few pitch, PRODUCTS SOLD LOCATION OF TRADINGS an average of R30 per day is their take home. It remains that bad not withstanding that most operate from 06:00 in the 1. Fruits and Vegetables • There are 7 or 8 informal traders on Kingsway drive. These morning to around 18:00 in the evening. Basically, they are 2. Cigarettes-loss draws have properly built structures and pay a monthly rent fee of unprofitable. It is situations like this that prompts them to 3. Cooked food R130 to Loliwa-Durban Station report their monthly turnover as below R500. 4. Sewing and selling clothes • Also on Kingsway drive there is a Cell C container which is 5. Vet koek standing on its own CUSTOMERS SUPPOSED ORIGIN 6. Public Phones • Next to the Post Office, corner Bjorscent Crescent and 7. School bags and hangers Commercial, there are tents on pavements which normally People visiting or supporting business in the CBD are supposed 8. Phone repairs and accessories add up to 9 but on this particular day there were 3 with the to be coming from surrounding areas such as: Toti, Emgababa, rest coming only on month ends. These pay R240 to their Mvelekisa, Fairladies, Adams, Makusa, Felekisa-Only a fraction The most common products Toti CBD informal traders deal in land lord for a 6 months permit from these townships still visit the CBD for whatever reason. are fruits and vegetables. Owing to lack of customers, they The only loyal visitors to the CBD are mainly domestic workers, continually run at a loss, and their loss is twofold: CUSTOMERS SERVED PER DAY employees of few existing businesses and traders.
• Products get damaged due to overstay Ms Mathombi-073 8183635, who sells school bags and shoes, • R130 monthly rent fee has become unaffordable told how sometimes a day will pass without even one customer
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 208 ANNEXURE
D ANNEXURE D: LOCAL ECONOMIC ANALYSIS - INFORMAL SECTOR INTERVIEW REPORT
GALLERIA MALL LOCAL GOVERNMENT MAY: • fundamental due to the local pub next to the Post Office which attracts gangsters, drug dealers, prostitution and I am told that: • Find a way to bring back Banks and other large Supermarkets other forms of crime. Owing to lack of banks, patrons are such as Shoprite and Spar forced to pop out R12 more to go to Galleria to bank. You • Galleria Mall is the culprit of turning Toti CBD into a ghost • Convert some buildings into recreational sites like a gym open banks and traffic of customers to Galleria will reduce town • Provide security because when people don’t feel safe are and people will save more. • Although the mall took the bulk of people, others went to unlikely to make CBD their shopping destination areas such as Isipingo-Ethel • Remove the bar located in Commercial road as it attracts the • Cheaper Supermarkets are the way to go. There are shops • This Mall is advantageous as it opens till late-Makhosi wrong crowd: drug dealers, prostitution, noise- The CBD like Take n Pay, Boxer, Jwayelani, and Cambridge-people Promise Cele should not cater for this like them and you don’t find them in Galleria or Malls at • Its downside is that it is too expensive-TC Langa • Utilize vacant sites for anything even if not for business, as large. The CBD needs to focus on a specific clientele. • There is no cheaper shops like Jwayelani, Cambridge, Take long as it can attract people back to the CBD Average people and those just above the poverty line and Pay and they also refuse tables or any form of informal should be the main focus of the CBD. And we need to trading RECOMMENDATIONS remember that this group of people is the most majority in • It costs extra money to go there Toti. • Toti CBD is the best as it is natural and does not rely on • Banks should come back. Local government and business aircons like in Galleria-Paul should find a way of bringing back banks. Pensioners and • The users of the CBD should be concerned more about the • Here it is most safe than the CBD other social grants beneficiaries may flood the CBD for their well being of the CBD than themselves. They need to be monthly payouts. Informal traders are bound to benefit from made aware through workshops or anything along those these people. This will call also the need to revamp security. lines that if the CBD becomes busy in any other way, Otherwise people might head for safer places and neglect everyone will benefit from that. the CBD still. The need for security is made particularly
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 209 ANNEXURE
D ANNEXURE D: LOCAL ECONOMIC ANALYSIS - INFORMAL SECTOR INTERVIEW REPORT
• Residence around Toti CBD in areas such as KwaMakhutha, • The CBD is informal trading friendly. In Malls tables by SOME BUSINESSES Adams, and Ilovo-should be interviewed to reveal firsthand informal traders are strictly prohibited which gives SA Supermarket, Yun Hai Specialty stores, Bargain Shops what they would like to see happening at Toti that will advantage to the CBD taking into account the number of Furniture stores, Funeral palor, Phola Spot(Bar), 361 Kingsway have the potential to attract them to the CBD. It is obvious people relying on these services. Surgery, 2nd Time Around Furniture Shop, Wear it Clothing, that for many of these residents, it is expensive to head for The Bed King, Regent, TLC Shoes @ Toti, Anne’s Furnitures, the Mall every time they want something from the After all has been said and done, there are more reasons for Stevens Stationery Supermarket. It is quite expensive in terms of transport people to want to use the CBD than there are for Galleria. and retail prices at the Mall. Should proper planning be implemented the CBD shall be revived. • You cannot attract unless you retain. Train travelers, domestic workers and other employees around the CBD ADDITIONAL INFORMATION should be retained through government services such as Home Affairs, Social development and other services they SHOPS AND/OR BUSINESSES OPEN might require in the course of their employ and visitation of the city. By retaining these loyal CBD users you open the BUSINESSES door to attracting multitudes. Capitec Bank, Post Office, FNB ATM, Russels
• Train service is the head start. Whatever the CBD will be OTHER ORGANISATIONS used for in the future, it needs to be remembered that Trinity World Wide Ministries - 031 9034048 transport will never be an issue for users. Town planners Amanzimtoti Christian Centre - 031 9031 132, Ps Kevin Krause should have this in mind when drafting the way forward. 083 326 3860
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 210 ANNEXURE
E ANNEXURE E: LOCAL ECONOMIC ANALYSIS - SUB-AREAS INCLUDED IN CATCHMENT AREAS
PRIMARY CATCHMENT SECONDARY CATCHMENT TERTIARY CATCHMENT AREA SUBAREA LUTHULI / UMNINI FOLWENI AMANZIMTOTI TRUST Folweni SP Amanzimtoti SP Danganya MAGABENI Nyoni Rocks Isiphongo Magabeni Shulton Park Magabeni UMKOMAAS KINGSBURGH Umbumbulu Saiccor Astra Park MALAGAZI Umkomaas SP Doon Heights Malagazi Widenham Doonside Malagazi SP Illovo Malukazi Illovo Beach MAPHUMULO Illovo Glen Umbumbulu Karridene SOBONAKHONA St Winifreds Adams Rural Warner Beach Bhekulwandle Winklespruit Emansomini Winklespruit Beach Golokodo-Ensimbini KWAMAKHUTHA KwaNtamntengayo Epulangweni Madundube Eziko Nungwane Ezimangweni Umbumbulu Ezimbokodweni THOYANA Iziko Road Bhekulwandle KwaMakhutha Umbumbulu KwaMakhutha SP UMBUMBULU Mapodweni Umbumbulu SP Mkhazeni UMGABABA Umbumbulu Amagcino ADAMS MISSION Adams Mission SP
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 211 ANNEXURE
F ANNEXURE F: LOCAL ECONOMIC ANALYSIS - PROPERTY INDUSTRY INTERVIEWS
CURRENT STATUS OF THE PROPERTY MARKET IN live, i.e. they prefer to buy property in areas that are • Amanzimtoti used to be very popular as a holiday AMANZIMTOTI deemed to be more affluent; destination due to the fact that it is so well located, i.e. • There are some investors who are purchasing the higher end close to Durban but the relocation of the airport has had a Telephonic interviews were conducted with a number of estate properties and the majority of these people come from negative affect on the property market; agents operating in the area. They varied from agents working inland provinces; • In recent years a number of affluent people has been for national estate agent franchises to small local companies. • There are properties on the market for around R2 million; investing in property in the area as they deem it to be good All the agents interviewed has been in the in the property • There are some foreigners from areas such as Dubai that are value for money, compared to areas such as Umhlanga and market for a number of years. investing in property in the area; Ballito; • Amanzimtoti is also a still popular amongst retirees; • As far as the CBD is concerned, maybe it can be The following is a summary of the remarks made by these • The most expensive property that has been on their books redeveloped to cater for apartments for the middle income agents. was for R11 million and it is still on the market; group; • Properties in the higher end of the market are mainly • She is of the opinion that there is not a need for more Subeth Properties: Interviewed the owner (Susan) who has situated in the Athlone Park area near the hospital; office space as new office blocks are being built near been selling property in the area for seventeen years: • The value of these properties has increased in recent years; Arbour Crossing. • Investors are still buying holiday apartments in the area but • The property market has improved in the last couple of not to the same extend as in previous years; Baileys Estates: Interviewed a Principal Agent (Robyn Ronley) months but mainly for properties selling for between R500 • Owning a holiday apartment / house is seen as a luxury in who has 10 years experience in the property market in the 000 and R600 000; the current financial climate; area. • The majority of people buying these properties are people • Due to the financial climate many owners have been forced who fall in the Low to Middle-Income groups. They are to sell their holiday properties in recent years; • There has been a change in the property market over the purchasing property in the Amanzimtoti area as they last couple of years and this change has been a steady prefer to move away from the areas where they used to middle class group that has moved into the area;
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 212 ANNEXURE
F ANNEXURE F: LOCAL ECONOMIC ANALYSIS - PROPERTY INDUSTRY INTERVIEWS
• The greatest demand for properties are in the price range • Property market still fairly quiet at present; • Similar to other estate agents is he is of the opinion that of between R450 000 – R800 000; • Properties of under a million rand are the only properties the market has picked up in recent months, especially • It is mainly civil servants who are buying these properties; ‘moving’ at the moment; since October 2010; • There are some properties in the leisure market that are • Market for higher end properties (1 million Rand and higher) • The average price for houses in the area are R1.2 million; viewed as bargains as the owners are desperate to get rid fairly quiet; • Apartments in the price range of R500 000 – R800 000 are of them; • Most expensive properties on their books are on the market currently moving and houses between R1 million and R1.5 • There has been interest from foreign investors in recent for 5 Million Rand; million; years but not too many; • As far as rentals are concerned the highest demand for • The most expensive house that ever was on their books • A number of properties are on the market due to the fact apartments under R5000.00 per month; was sold for R8 million; that the owners are immigrating to countries such as • There is a shortage of apartments in this price range; • There is some foreign interest in Amanzimtoti and has Australia and New Zealand; • There is also a need for hostel type accommodation, i.e. 1 been for a number of years. Norwegians has been buying • The relocation of the airport has had a negative influence bedroom rooms; property in the area for a number of years and are still on the property market in the area; • The majority of people that rent properties in Amanzimtoti doing so; • As far as the CBD is concerned, if it is going to remain as a work locally or as far as Prospecton and Isipingo; • There are also interest from other European investors; business area then security will have to be improved as the • A number of businesses apparently have already closed • He recently received negative feedback from a visitor. This area is not deemed to be safe. down in the Abour Crossing Shopping Centre due to the fact person last visited Amanzimtoti 12 years ago and that they cannot afford the high rent charged. expressed her disappointment with the appearance of Pam Golding – Athlone Park Office: Interviewed letting agent especially the beach front area. She however was (Barbara) who has been working for Pam Golding for a number Huizemark Properties: Interviewed Principal Agent George specifically referring to the building where the Clear of years and although she specializes in rentals she also has Hardenberg. Huizemark specialise in Sectional Title Waters Spur Restaurant was and which burnt down in knowledge of the property market: administration but are also Estate Agents and they have been January this year. It should also be noted that this person based in the area for many years. paid Amanzimtoti a visit on route from a visit to Umhlanga
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 213 ANNEXURE
F ANNEXURE F: LOCAL ECONOMIC ANALYSIS - PROPERTY INDUSTRY INTERVIEWS
• and in comparison she was not impressed with the overall RemaxToti: Interviewed Principal Estate Agent (Beatrice) with The following general trends emerged from these interviews: appearance of the area; 20 years experience in the property market in the area. • The area around Pipeline beach is not safe – especially • There is currently movement on the property market but during Friday nights. Pipeline beach is regarded as a Black • It is mainly government employees such as teachers who are mainly for properties valued at under a million Rand; Beach by local residents and there has been a perception buying houses in the area; • The greatest demand is for properties between R450 000 to for many years that the beach is not safe to visit; • The greatest demand is for properties under R600 000 but R800 000 and there is a shortage of these properties, • Amanzimtoti however is viewed as one of the safer areas there is a shortage of well located houses in this price range; especially one’s that are well located; in Ethekwini and that is the reason why people prefer to • In recent years a number of Indian homeowners moved to • The average price for a house in Amanzimtoti is about R1.2 live here whilst commuting to Durban for work purposes; the area as they prefer to live in Amanzimtoti and then million; • He shared the sentiment that there are a number of commute for work to Isipingo and Prospecton; • The most expensive property currently on the market is for properties on the market due to the fact that residents feel • Properties along the beach front are not moving at the R11 million and it has been on the market for some time; South Africa’s political future are uncertain; moment; • Amanzimtoti as viewed as one of the safer areas to live in; • As far as the CBD is concerned it is prime property due to it • Some buyers are buying for investment due to the fact that • The relocation of the airport has had a negative influence on being located within a transport hub but he is of the view there are bargains available on the market due to the fact the property market in the area; that the majority of the current owners of these buildings that owners are forced to sell the leisure/holiday properties; • The banks are making it difficult for people to get bonds and will not do any maintenance and that the area will slowly • The leisure market however is very quiet at the moment; this has a negative effect on the market; but surely just deteriorate. The banks and insurance • Regarding the future use of the CBD area she expressed the • The majority of current buyers are government and companies apparently sold the properties to landlords and need for properties in the price range of R650 000 but with 3 municipal employees; there is a perception that they do not do any maintenance bedrooms. There is currently a huge demand for these type • Some buyers are acquiring properties for investment on properties they own. of properties and it is suggested that the area be rezoned as purposes; a residential area to provide housing for people that falls in • Amanzimtoti is seen by these investors as an area where you this market segment. get good value for your money; • The leisure market (holiday homes) is quiet at the moment.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 214 ANNEXURE
F ANNEXURE F: LOCAL ECONOMIC ANALYSIS - PROPERTY INDUSTRY INTERVIEWS
Regarding their viewpoints on alternative uses for the CBD area Table of estate agents that were interviewed all agreed that, if it is going to remain as a business area then No Name Company Telephone security will have to be improved as the area is deemed to be Number unsafe. The general viewpoint is that it is mainly due to the 1 George Huizemark 082 321 1102 shebeen located in the vicinity that has had a negative affect on Hardenberg Properties the safety of the area. 2 Beatrice RemaxToti 083 289 4941 3 Robyn Ronley Baileys Estates 082 838 1652 All the agents however expressed the need for more properties that cater for the middle income groups in the study area. They 4 Susan Subeth 031 903 8227 Properties are of the opinion that the CBD area should be rezoned to a 5 Barbara Pam Golding 031 904 1411 residential area and that apartments should be established in Properties that area that cater for this group.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 215 ANNEXURE
G ANNEXURE G: LOCAL ECONOMIC ANALYSIS - ACCOMMODATION ESTABLISHMENT INTERVIEWS
Telephonic interviews were conducted with a variety of people The survey conducted with accommodation establishments residents and the remaining 162 are being let out as holiday involved in the accommodation sector of the study area. These confirmed that Amanzimtoti’s popularity has not declined in apartments by different agencies. One such agent reported included letting agents, people managing and maintaining recent years and most of the interviewees reported that they still that they have 98 percent occupancy in season and 70 percent holiday accommodation on behalf of property owners, experience 100% occupation during the peak holiday seasons. occupancy out of season. property owners themselves as well as guesthouse owners. The interviewees were randomly selected but covered a range During out-of-season occupancy was reported to be between 40 Another block of apartment (High Tide, situated on Kingsway of different types of accommodation i.e. from the typical high and 70%, with the majority of establishments reporting Road) has 100 individual units all being 2 bedroom 2 bathroom rise apartment blocks in Beach Road and Kingsway Road to occupancy in the region of 70%. units of which half are occupied by permanent residents and guesthouses situated in Inyoni Crescent and smaller apartment the other half are let out as holiday units. It was reported that blocks situated in Dooneside. The following is a summary of the remarks made by the occupancy for the permanent units are at a 100 percent and interviewees. the same were reported for the holiday units during peak The Amanzimtoti beachfront has more than 2 700 apartments, holiday periods. many of which are let as self catering holiday flats. Type of accommodation on offer and levels of occupancy Amanzimtoti has been for many years a popular holiday State of buildings and level of maintenance destinations for inland holiday makers and interviews There are a number of high rise buildings on the beachfront with conducted with property owners and letting agents confirmed some having as many as 192 individual units. The majority of The majority of these high-rise buildings were erected in the that that is still the case today. these have a mixture of units being occupied by permanent 1970s but some date back to as early as 1954 (Afsaal on Beach residents (owned and being let out) and units that are rented out Road). Although the majority of buildings on the beach front Amanzimtoti – or Toti as it is referred to by locals – is only for the use of holiday makers. One such block (Stella Maris, are thus more than 30 years old it is reported that the level of renowned for its warm weather and it beaches. It is a popular on Beach Road) reported that of the 192 units (all being 2 maintenance in most of these buildings are high and they have surfing destination and many South African’s flock here during bedroom 2 bathroom units, apart from 2 penthouses on the top been refurbished in the last five to seven years. These building holiday seasons and over long weekends. floor that has 3 bedrooms each); 30 are occupied by permanent are however fairly old and maintenance is becoming more and more expensive.
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 216 ANNEXURE
G ANNEXURE G: LOCAL ECONOMIC ANALYSIS - ACCOMMODATION ESTABLISHMENT INTERVIEWS
Profile of Residents and visitors Amongst other African countries residents from Zimbabwe has As far as the age profile of residents and visitors are concerned always enjoyed spending their beach holiday here and it is still to it is apparent that the majority of permanent residents are It seems that the profile of holidaymakers visiting Amanzimtoti some extent the case today. either mature families or retired couples. The holidaymakers has not changed much over the years. It was reported that all however fall more into the category of ‘young families’ with that has changed it that with the change in the political In recent years is seems that Amanzimtoti is also receiving its fair some establishments reporting that up to 80 percent of visitors scenario in South Africa in the 1990’s, Amanzimtoti has now share of international visitors who enjoy the warm weather, the during school holiday periods are young families. During out of also popular amongst other race groups as a place to live and clean beaches and the safe environment on offer. A number of season periods the age profile of visitors however changes to to a certain extent as a holiday destination. It has been interviewees mentioned that they received visitors from that of mature couples. reported that there are a number of Indian and Black owners Germany and it was reported that some of these visitors come of apartments in the area. It should be noted that not all for a period of three months. Other foreign visitors are from the As far as language preference is concerned, it was reported visitors to Amanzimtoti are holiday markers, the interviewees UK, Australia and Canada. that permanent residents are more-or-less equally divided reported that Amanzimtoti is also popular amongst business between Afrikaans speaking and English speaking residents but travelers who prefer to base themselves in the area due to the Amanzimtoti is also visited by local and international tour this changes during the holiday periods. It seems that more affordability of accommodation and the fact the Amanzimtoti groups. It was reported that international tour groups use Afrikaans speaking than English speaking holidaymakers is perceived as being a safe place to stay in. Some agents Amanzimtoti as a base to explore the Ethekwini and South Coast choose Amanzimtoti as their holiday destination. Some reported that they receive international business travelers who and that these groups stay for 10 days in the same block of the interviewees reported that up to 90 percent of holiday visitors stay for extended periods. apartments on the beach front. are Afrikaans speaking. Amanzimtoti has always been a popular holiday destination for young families who come and spend their annual holiday here. It seems the main reason why these groups base themselves in Location and facilities on offer The majority of visitors come from Gauteng and the Free State the Study Area is due to a special offer whereby the pay to stay but it was reported that the area also receive visitors from the for 7 nights but then are allowed to stay for 10 nights. South Apart from the warm weather and the popular beaches it was Cape. African school groups also frequently visit the area. reported that visitors perceive Amanzimtoti as a safe holiday
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 217 ANNEXURE
G ANNEXURE G: LOCAL ECONOMIC ANALYSIS - ACCOMMODATION ESTABLISHMENT INTERVIEWS
destination that is not too expensive and well located. Its Taxi Rank. There is a shebeen located in the vicinity and it is Table of people that were interviewed location along on the N2 national highway made it very claimed that the ladies were attacked by someone coming No NAME ESTABLISHMENT TEL NUMBER accessible and it was only approximately 11 km from Durban from the shebeen. There used to be a Cash Loan Business 1 Dan Swart Local resident & 082 789 2627 International Airport. The closure of this facility 1 May 2010 operating from the CBD area but this business apparently had property owner and the opening of the King Shaka International Airport to the to relocate due to the number of times it was robbed. 2 Debbie - Afsaal, Beach Rd 031 903 4040 north of Durban had a negative influence on the tourism sector Receptionist and especially on the arrival of international visitors. When interviewees were probed regarding the future use of 3 Ampie - Afsaal, Beach Rd 031 903 4040 Caretaker the CBD area it was clear that no-one really knows what should 4 Mrs Botes - Amanzi Holiday Flats, 031 903 5338 There are well established sports facilities in Amanzimtoti, happen in the area. Low income housing was suggested and Secretary Beach Rd situated at Hutchnison Park. Included is a tennis-, squash-, the possibility of establishing a college was viewed as a 5 Ansie - owner Lagoon Point 031 903 2463 cricket-, rugby-, soccer-, cycling- and bowls club. possibility. No-one thought the area would be suitable for 6 Ansie - owner Miland Court Flats 031 903 2463 office facilities. 7 Irene - owner Getaway Guest 031 903 6766 Opinions regarding the future utilization of the CBD area house, Inyoni Crescent Although a number of interviewees mentioned that visitors 8 Pat - High Tide, Kingsway 031 903 5338 and residents view Amanzimtoti as a safe place to visit and to Receptionist Rd 9 Corrie - High Tide, Kingsway 031 903 5338 reside in it was also mentioned that particularly the CBD area is Caretaker Rd perceived to not be a safe area. This is mainly due to the fact 10 Reinette - Stella Maris, Beach 031 903 5477 that there was an attack on young ladies in the area in recently Receptionist Rd years. This apparently happened whilst they were filling up at the petrol station which is situated close to the Post Office and
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 218 H ANNEXURE – TRAFFIC AND TRANSPORTATION
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS a) Andrew Zondo Road - Commercial Road Intersection
Am Peak Hour Volumes Pm Peak Hour Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 220 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS a) Andrew Zondo Road - Commercial Road Intersection
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 221 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS a) Andrew Zondo Road - Commercial Road Intersection
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 222 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS b) Andrew Zondo Road - Katela Lane Intersection
Am Peak Hour Pm Peak Hour Volumes Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 223 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS b) Andrew Zondo Road - Katela Lane Intersection
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 224 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS b) Andrew Zondo Road - Katela Lane Intersection
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 225 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS c) Andrew Zondo Road – Link Road
Am Peak Hour Pm Peak Hour Volumes Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 226 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS c) Andrew Zondo Road – Link Road
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 227 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS c) Andrew Zondo Road – Link Road with mitigating measures
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 228 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS c) Andrew Zondo Road – Link Road
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 229 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS c) Andrew Zondo Road – Link Road with mitigating measures
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 230 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
d) Andrew Zondo Road – N2 Ramp Southbound Intersection
Am Peak Hour Volumes Pm Peak Hour Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 231 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS d) Andrew Zondo Road – N2 Ramp Southbound Intersection
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 232 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS d) Andrew Zondo Road – N2 Ramp Southbound Intersection
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 233 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
e) Andrew Zondo Road – Inyoni Rocks Road
Am Peak Hour Volumes Pm Peak Hour Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 234 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS e) Andrew Zondo Road – Inyoni Rocks Road
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 235 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS e) Andrew Zondo Road – Inyoni Rocks Road with mitigating measures
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 236 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS e) Andrew Zondo Road – Inyoni Rocks Road
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 237 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS e) Andrew Zondo Road – Inyoni Rocks Road with mitigating measures
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 238 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
f) Lewis Drive – Isundu Drive – Khotho Mkhunya Road
Am Peak Hour Volumes Pm Peak Hour Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 239 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS f) Lewis Drive – Isundu Drive – Khotho Mkhunya Road
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 240 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS f) Lewis Drive – Isundu Drive – Khotho Mkhunya Road
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 241 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS g) Lewis Drive – N2 On/Off Ramp
Am Peak Hour Volumes Pm Peak Hour Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 242 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS g) Lewis Drive – N2 On/Off Ramp
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 243 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS g) Lewis Drive – N2 On/Off Ramp
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 244 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
h) Andrew Zondo Road – Mayville Terrace
Am Peak Hour Volumes Pm Peak Hour Volumes
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 245 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS h) Andrew Zondo Road – Mayville Terrace
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 246 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS h) Andrew Zondo Road – Mayville Terrace
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 247 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 248 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 249 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 250 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 251 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 252 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 253 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 254 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 255 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 256 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 257 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 258 ANNEXURE
H ANNEXURE H: TRAFFIC AND INFRASTRUCTURE ANALYSIS - INVENTORY AND ASSESSMENT - CRITICAL INTERSECTION ANALYSIS
AMANZIMTOTI CBD NODE REGENERATION PLAN PREPARED FOR THE ETHEKWINI MUNICIPALITY (FRAMEWORK PLANNING & ECONOMIC DEVELOPMENT DEPARTMENTS APRIL 2011 259