AFFORDABLE ACCOMMODATION AN INVESTMENT CASE FOR THE AREA City Centre The Greater Tygerberg Area Bellville MESSAGE FROM THE GTP CEO South African cities are grappling with the The Government and the double dilemma of trying to redress their have created a matrix segregated past while also planning for a of policies, frameworks and development more urbanised future. Cape Town is no incentives designed to address spatial different. inequality and facilitate the construction of affordable accommodation. These If a society is to thrive, its people need to mechanisms need to be married with sound be empowered to find work. They need investments from committed developers, to be able to access safe, reliable public investors and institutions who have the transport. And they need to live in decent visionary will to create safe and sustainable, accommodation that they can afford. For accessible and affordable neighbourhoods years, the city’s spatial segregation, a legacy in our city centres, close to transport, work of apartheid planning, has excluded the opportunities and social amenity. majority of the population from accessing convenient work opportunities and We have created this guide as a tool affordable accommodation. for developers seeking to maximise the opportunity for building affordable housing Affordable and inclusionary housing, in Bellville and the Greater Tygerberg area. developed around transit hubs in active The details contained in here should be economic centres, is the key. used to inform development decisions that will build on the existing potential of our We have a vision for an economically vibrant, city, and drive the growth of a prosperous, connected community that lives, works and economically active urban centre. plays in a quality, safe and accessible 24-hour urban environment. Sustainable, intelligent We look forward to building future Bellville densification targeted at creating affordable, with you. decent accommodation is one of the most important elements that will support the - Warren Hewitt society we envisage.

1 CONTENT

MESSAGE FROM THE GTP CEO...... 1 MAJOR INVESTMENTS...... 26

CONTENT Ideal location Employment...... 29 OVERVIEW Schools...... 29

Investment at a glance...... 3 Amenities and Services The Urban African opportunity...... 4 Public spaces...... 30 The South African urban challenge...... 4 Health...... 32 Libraries...... 32 WHY AFFORDABLE ACCOMMODATION ? Retail and shopping...... 32

Why invest in affordable accommodation in the Greater FINANCE AND FUNDING OPPORTUNITIES...... 33 Tygerberg Area?...... 6 What is affordable accommodation?...... 7 HOW TO INVEST...... 36 Why invest in affordable accommodation?...... 8 KEY CONTACTS...... 37 WHY THE GREATER TYGERBERG AREA?

Residential investment and development trends...... 9

Development Readiness Availability of land ready for development...... 11 Zoning...... 14 Development incentives...... 14 Planning priority...... 19

Infrastructure Transport...... 20 Bulk infrastructure...... 25

2

OVERVIEW

Invest in affordable accommodation in the Greater Tygerberg Area

s one of Cape Town and ’s priority areas for investment and development, the A Greater Tygerberg Area provides an outstanding mix of opportunities for new investment in affordable accommodation. With its enviable location close to a high concentration of jobs, schools and amenities, several sites from Goodwood to Bellville are ready to be unlocked to house integrated future communities.

INVESTMENT AT A GLANCE

Growing confidence in the last decade with over R4 billion public and private property investment, along with stable property value growth Advanced planning stage for the release of land across five major precincts with supportive zoning, particularly along the Voortrekker Road Corridor Tax incentives and heritage exemptions in place, with further incentives being considered The delivery of major new transport infrastructure, along with significant bulk infrastructure expansion High levels of accessibility to schools, tertiary institutions, parks and public spaces and health facilities National, regional and city level planning priority status A growing list of financing opportunities through funds, banks and partnerships

3 It is estimated that over 900 million people, mostly youth, will move into African cities in the THE URBAN coming few decades. This represents significant urban growth at a rate outpacing that of Asia and the rest of the developing world. While this presents a major challenge for housing provision, infrastructure, amenities and social and cultural cohesion, it also represents AFRICAN a major opportunity.

OPPORTUNITY The opportunity arises when cities and countries tap into the energy, ingenuity of the younger and creative population, while leapfrogging the developed world to a more sustainable, inclusive and resilient future.

reduced the possibility and accessibility Studies also show that cities thrive both THE SOUTH of well-located affordable housing. This economically and culturally when they are entrenches class division and racial denser and have a mix of uses. Despite these segregation, forcing the poor to spend an challenges, Cape Town is still considered AFRICAN unsustainable amount of time and money on a major investment opportunity, with PwC transport. These factors have contributed to ranking it as Africa’s top city of opportunity CHALLENGE South Africa having the highest income Gini in 2018. coefficient in the world. outh African cities, and Cape Town in Sparticular, are struggling with a shortage Excluding MyCiti bus trips, which still form a of well-located affordable housing. This small minority of total trips, data from 2015 is part of a larger housing backlog that is shows that average travel time for trips to growing annually. work on public transport range from 53 to 63 minutes and 19 to 23kms. This means that The legacy of Apartheid planning means the average resident is spending around two affordable housing, particularly low-income hours making a 40km return trip every day. housing, is largely located far from jobs and other facilities like healthcare, quality The average direct transport cost for the education and recreational offerings. This low-income public transport user group trend has continued post-1994, with a low has risen to 43.1% of monthly household supply of government housing stock in well- income — almost four times the national located areas, and little to no contribution objective of 10%.1 from the private sector. Increasing land values, particularly in Cape Town, has further 1 National Land Strategic Framework 2015 4 BELLVILLE AS A SECONDARY CITY WHAT IS A SECONDARY CITY? ellville and the Greater Tygerberg Area is a Bdiverse financial, medical and educational In a functional system of cities each major city (primary urban centre that plays an important role and secondary) has a unique and complementary as a highly connected hub at the heart of role. The primary city may well have an international the metropole. It can be considered as the Secondary City of the metropolitan region outlook, while secondary cities complement it which has an important role to play in by hosting activities that require the lower costs supporting the primary city. associated with smaller size or proximity to inputs such as agriculture or natural resources. Like most major urban centres, Cape Town is facing pressure from growing urbanisation, characterised by increasing congestion, rising Regional links and corridors influence the division accommodation costs and limited space for of functions among cities and the inter-city transport inclusive development. As a key node, given networks. Links to international and regional markets the City of Cape Town’s strategy to bring people closer to their workplaces, Bellville are an important component of such a system, has an important role in supporting Cape which requires internationally coordinated policies Town, by shifting towards a mixed-use centre and investments to establish the right supportive with well-connected, multi-modal transport environment.1 linkages and well-established service infrastructure.

1 2017 United Nations, Economic Report on Africa 2017: Urbanization and Industrialization for Africa’s Transformation

5 WHY AFFORDABLE ACCOMMODATION?

population growth and the viability of new WHY INVEST IN development. WHO SHOULD AFFORDABLE With three major industrial nodes nearby, the INVEST? area has a high concentration of jobs. ACCOMMODATION It also has a rich and dense spread of Opportunities are available for : amenities, which includes existing and IN THE GREATER new public spaces, schools and tertiary • Fund managers considering capital institutions, health facilities, libraries and investment in the residential sectors shopping centres. • Entrepreneurs or individual investors TYGERBERG AREA? looking to diversify their investment Investors also benefit from a growing list portfolios he Bellville central business district of funds and financing opportunities which • Small, medium and large scale property (CBD) and its near-neighbour, Parow T provide capital and technical support focused developers CBD, are packaged and ready for the on the affordable accommodation sector. • Investors looking to take equity in an development of more inclusive housing. Each existing or new residential investment or has a substantial number of land parcels To register your interest in investment building and buildings of varying scales ready for opportunities in affordable • Existing investors and developers in the affordable accommodation development. accommodation, please contact: region planning to expand and leverage new infrastructure investments. Planning priority at a national, regional +27 (0)21 823 6713 • Private or government corporations and local level has cemented an enabling Bell Park Building Unit 3A, Corner of wishing to construct staff housing in environment for investors, through a suite of De Lange Street & Durban Road, Bellville, the area incentives and supportive zoning designed to 7535, South Africa expand project viability. [email protected] Major new investments in public transport and water and waste infrastructure have been committed, which will support the area’s

6 WHAT IS AFFORDABLE ACCOMMODATION? For investors in property funds and indices, For particular areas or contexts which do e.g. the Absa MSCI index: not rely on fixed thresholds of affordable • Housing aimed at households that can values or household incomes: afford monthly rentals up to R8 000 per • For the stretched middle-income market, month with household incomes between • Housing that is valued up to R800 000 R15 000 and R40 000 per month where the bank provides end-user • Units being rented or sold for less than finance the median value of properties in the • Bonded homes with a sales value area, due to subsidies, incentives and deemed ‘affordable’ to those who have policies a median income of R12 500 - R17 500 • Households who can access finance or per month afford the rent in an area below current open market rates For national government that provides housing subsidies: For particular groups, where developments • Households earning between R3 500 are aimed at specific groups not entirely to R15 000, earning above the limit served by the open market: to qualify for government-subsidised • Student rental accommodation housing and who are required to apply and key service or essential worker for a mortgage loan to buy a house accommodation (e.g. nurses, teachers, (R15 000) on the open market police etc.) • Social housing rental accommodation for households with stable incomes between R1 500 and R15 000 per month

7 WHY INVEST IN AFFORDABLE ACCOMMODATION?

he investment case for any asset class • Offer a more stable investment as the 2. Total returns were comparable to other Trests on the potential for above-inflation capital and income growth of the fixed accommodation (12.3% vs 13.4%), returns based on a large demand. For asset is less volatile compared with despite the significantly lower costs. This affordable accommodation, as a fixed real equities means affordable housing investments estate investment, the large and growing • Provides stable rental income which are an option for a wider number demand for housing outstrips the pace of can be pegged to inflation and is more of investors supply within the South African context. This responsive to the state of the economy is expected to continue for decades to come.

For the institutional investor who is Price growth required to deploy significant scale of Between 2012 and 2015, the affordable capital over a longer term horizon as part housing segment outperformed the overall of a diverse portfolio of assets, affordable housing market. House price growth of “The affordable market is one accommodation can : properties in the bottom quartile (i.e. less of the few in which demand • Offer risk-adjusted returns over a longer than R330 000, excluding RDP houses) nearly time period, due to the high demand doubled that of the second highest quartile exceeds supply with strong • Act as a hedge or counter-cyclical (R700 000 - R1.135m) and were four times fundamentals, given the investment, which is more resilient greater than the highest quartile (more than ever-increasing trend in South during downward trends in the economy R1.135m). as vacancies remain low Africa towards urbanisation. • Act as a defensive and secure The affordable market has investment as the capital value of Affordable housing fund growth the lowest vacancy rate of the the asset is likely to increase over According to the ABSA MSCI Residential the medium- to long-term if good Results for 2018, which tracks affordable residential rental market” maintenance and operations systems housing as a separate category of residential Transcend Property Fund are managed across 20 property funds: 1. Affordable accommodation posted a higher income return than other accommodation (8.9% vs 6.5%)

8 WHY THE GREATER TYGERBERG AREA? RESIDENTIAL INVESTMENT & DEVELOPMENT TRENDS Global residential property trends Greater Tygerberg area residential property trends A few global trends relevant to the South Residential property ownership: African context: Character of the area • Younger and first-time buyers are • A mix between stable owners who have opting for smaller homes in more While the area is predominantly residential owned for 11 or more years, and new medium-density developments, where in character, the Bellville and Parow CBDs owners they can access a wider range of are characterised as predominantly business • First-time home buyers attracted to amenities and services that are available and commercial use. Intense commercial the area. The area is relatively mixed in 24/7, and because of convenience, and retail uses are located on the first block terms of the age of homeowners. Stable cost considerations and reduced on either side of Voortrekker Road and up owners tend to be the oldest while most maintenance load Durban Road towards the . recent buyers are young adults (18-35 • The emergence of the micro-unit, years) or middle-aged (36-49 years) which is 20% to 30% smaller than a Three industrial districts, Parow Industria, conventional sized studio apartment Bellville South and Elsies River, are located • First-time buyers focus more on location. south of Voortrekker Road, and adjacent Factors like congestion, long work hours, to smaller but growing business and increasing public transport costs and commercial uses. increasing fuel prices mean people are willing to sacrifice other factors in Three suburbs — Belgravia, Kempenville and order to live in smaller, better-located Parow — are more mixed use, with residential properties (often sectional titles) and business/commercial uses.

9 Development trends over the last decade1 A comparison with other Cape Town suburbs

• A predominantly residential area: Potentially lower development costs in Oversupply of upmarket residential units in 75% residential, 6% business/ Bellville Cape Town CBD commercial, 2% industrial and 4.5% vacant erven The costs and risks of developing affordable There has been a lack of new affordable accommodation in the Greater Tygerberg rental supply in the Cape Town CBD, and • A gradual and steady increase in flat area are potentially lower than the Cape an oversupply of upmarket apartments rentals in line with the investment in Town CBD due to lower land prices per or units targeting higher income groups. affordable accommodation square metre. This presents a potential opportunity for the Greater Tygerberg area to cater for the • Lower increases in sectional title Lower demand for commercial space demand for affordable accommodation property values over 10 years compared and significant demand for affordable developments focused on lower-middle to full title properties accommodation income groups.

• Greater demand for standard flats Since 2011/2012, Grade A and B office Steady property values relative to other compared with upmarket flats, with vacancy rates have been decreasing in both suburbs rental increases of between 80% and Bellville and Cape Town CBD, with vacancy 130% for standard units rates in Bellville being consistently lower. The average price per square metre of full- title residential property within the Greater Where supply of office space exceeds the Tygerberg area has remained relatively demand, the conversion to residential space steady over the past 10 years, compared is gaining popularity. This is especially true to other suburbs in Cape Town, namely in CBD areas where there is a scarcity of , Observatory and Woodstock. mid-market residential property for young Woodstock and Observatory have professionals looking to live closer to work. experienced very similar growth in residential property prices, with growth rates of 256% and 203%, respectively, over the past decade.

Steadily growing investor confidence

The Annual Residential Index has increased gradually year on year for both full and 1 Based on a 2018 study on 24 suburbs within the Greater sectional titles within the Greater Tygerberg Area. Tygerberg Area stretching from Parow to Bellville and surrounding suburbs. 10 DEVELOPMENT READINESS AVAILABILITY OF LAND READY FOR DEVELOPMENT Precincts ready for investment

number of brownfield and greenfield This will safeguard the accommodation The precincts identified include: A sites across the Greater Tygerberg against income displacement (gentrification) area are either in the process of being and ensuring accommodation for lower - Parow Station Precinct developed, or have been earmarked as ideal income groups in perpetuity. - Tygerberg Station Precinct for development by the City of Cape Town. - Goodwood and Elsiesriver They form part of a phased release of public The precinct approach will address issues Station Precinct land and buildings for the development of such as social development, movement - Avondale Station precinct affordable accommodation by social housing patterns and the need to consider urban - Hardekraaltjie Precinct institutions and the public sector. management in the area. The City has identified the optimal sites These sites could have a total development For investors: within these precincts. It will work with SHIs, footprint of 10.5 hectares and over 5 800 other stakeholders and the private sector to units across four station precincts, and 65 • With social housing institutions (SHI), the undertake the following tasks on these sites: hectares of developed area with 6 000 to City will invite investors to participate in • Refurbishment of brownfield sites along 7 500 units at the Hardekraaltjie precinct. the redevelopment of its land parcels, the Voortrekker Road Corridor bound by specific conditions that will • Buying buildings and land in the The City of Cape Town’s goal is to secure assist in the regeneration of the area precincts along the Voortrekker Corridor land for the delivery of affordable • The City and SHIs will also develop a • Releasing some land owned by the City accommodation before an anticipated masterplan for the entire area to further and Western Cape Government for upswing in property prices. grow investor confidence over the mixed-use developments coming two decades • Working with Passenger Rail Agency of South Africa (PRASA) on the development of their land parcels

11 Avondale Station Precinct Hardekraaltjie Precinct Sites: Five publicly owned sites Sites: (City and Province) The Hardekaaltjie Sports Precinct, Caravan Location: Various sites near Avondale Station Park and Transnet land to the south Development Area: 4.09 Ha Location: Hardekraaltjie, Voortrekker Road De Grendel Development Area: 65 Ha

Avondale

Hardekraaltjie

Parow Tygerberg

Goodwood and Elsiesriver

Tygerberg Station Precinct Sites: Parow Station Precinct 3 City-owned sites Goodwood and Elsiesriver Station Sites: Location: Precinct 1 City-owned park 1 privately-owned vehicle showroom Sites: 5 under-used parking lots Corner of Voortrekker and Delaney Road, 5 unused private buildings next to City 1 private site (not prioritised) Parow buildings that are currently used as a Location: Development Area: 1.17 Ha second-hand car dealership and for car Between Voortrekker and McIntyre Road, repairs. Parow CBD Location: Development Area: 1.25 Ha Corner of Voortrekker and Halt Roads Development Area: 3.88 Ha 12 Residential units Density: Parking: Typologies: Status: (potential): 3-, 4- and 11-storey 0.14 to 0.33 bays per Parow Station Precinct 948 761 du/Ha walkups; 11-storey mixed- Planning unit use 99 surface parking for Tygerberg Station Over 698 residential units 596 du/Ha building 1, married 11-storey mixed-use; Planning Precinct quarters (0.14 ratio) Goodwood and Approx. 550 bays with 11-storey mixed-use; 3- and Planning to advertise sites through an Around 2 112 residential Elsiesriver Station 544 du/Ha 0.14 to 0.34 parking 4-storey walkup; 8-storey RFP process and allocate to a social units Precinct ratio buildings housing company

Approx. 340 bays with Avondale Station 2 080 residential units 508 du/Ha 0.14 to 0.34 parking 3- and 4-storey walkup Planning for land transfer Precinct ratio

Land Ownership: 6 000 – 7 500 residential units 3- and 4-storey walkup 0 to 0.5 bays per unit Hardekraaltjie Sports Precinct Industry: 18 000m2 8-11 storey buildings Hardekraaltjie Site 400-500 du/Ha along Voortrekker - City of Cape Town Commercial: 75 000m2 10-20 storey office Road Remainder to the south - Transnet Retail: 30 000m2 buildings Status: Concept stage

The Hardekraaltjie project aims to integrate Voortrekker Road with to the south, in an area currently divided by railway lines and the Tienie Meyer Bypass. The northern portion of the site would comprise a mixed-use development and high-performance indoor sports precinct, with mixed-income affordable accommodation introduced to the south between Bellville Station in the east and Tygerberg Hospital to the west.

13 DEVELOPMENT READINESS ZONING Supportive zoning Zoning along the Voortrekker Road Corridor oning determines the particular land uses “Well-located affordable rental Zwhich are permitted on a site, as well as The Voortrekker Road Corridor (VRC) contains housing, when properly managed, factors like height, setbacks and density of sections of mixed land use consisting of offers investors a defensive and buildings. ground level retail or business with two- to counter cyclical asset class. Global four-storeys of residential above it. Land use The Voortrekker Road interface of many in areas further away from Voortrekker Road precedent, as well as data from suburbs in the area is zoned as General displays limited diversity of land use. the recently introduced MSCI Business or Local Business. This allows for South Africa Residential Property medium- to high-density developments A good balance and high volumes of Index, shows that centrally located comprising residential and commercial lands uses that both attract and generate residential rental property returns are or retail uses. This zoning is ideal for the employment are present. The corridor resilient in economic downturns and development of affordable accommodation. currently attracts a range of investment and exhibit many of the characteristics It allows for taller and more dense buildings, development opportunities along its length, required by risk averse, long-term while encouraging an active street level with great potential to grow and intensify through the benefit of commercial and further. 1 institutional property investors.” retail spaces. Where these sites also fall Carel Kleynhans into PT1 or PT2 zones, the reduced parking Managing Director of Divercity Urban requirements would also significantly reduce Property Fund the development cost.

DEVELOPMENT READINESS.

1 City of Cape Town Metropolitan Spatial Development Framework p257. 14 DEVELOPMENT INCENTIVES Urban Development Zone tax incentive

• South Africa Revenue Services The Urban Development Zone (UDZ) tax • Erection, extension, improvement or the tax incentives through the Urban incentives administered by the South African inclusion of low cost housing within an Development Zone and Section13Sex Revenue Services (SARS) aims to promote urban development zone • Parow Station Precinct heritage the upliftment and regeneration of particular exemptions to streamline and areas by rewarding private sector residential The UDZ incentive is calculated in different encourage development and commercial developers who build ways, depending on the type of development • A suite of local government incentives or refurbish in these areas. SARS seeks to that is improved, added to or low-cost being considered to accelerate address the issue of urban decay within inner housing included. Below is a table showing inclusionary housing development cities and to maintain existing infrastructure how the UDZ can be used and the provisions while encouraging investment in certain it makes in the form of allowances. properties.

The Parow - Bellville UDZ boundary comprises 83 hectares extending from Bellville to Parow, primarily wrapped around the VRC (east- west) and from the Bellville CBD to the N1 intersection with Durban Road (north-south).

The incentive is an accelerated depreciation allowance on the cost of buildings erected, added to, or improved and which are within URBAN DEVELOPMENT the designated UDZ areas. The allowance is ZONE TAX INCENTIVE applicable in respect of: • Erection, extension and improvement of CURRENTLY BEING or addition to an entire building • Erection, extension, improvement REVIEWED WITH or addition of part of a building POSSIBLE EXTENSION representing a floor area of at least 1 000m2 BEYOND 2020

15 N1 CURRENT BOUNDARY N1 Due to expire 31 March 2020 PROPOSED EXTENSION N1

The City of Cape Town MIKE PIENAAR BLVD together with the GTP motivates to extend this incentive beyond 2020 and in boundary

GIEL BASSON DRIVE

DURBAN RD VOORTREKKER RD

BELLVILLE STATION

TYGERBERG

DE LA REY ROAD PAROW

BEACON WAY

New/ Improvements Use Allowance

Commercial/residential 20% year 1 and 8% years 2 – 11

Deemed cost = 55% of the purchase price Purchased from a developer Erection/extension/addition (deductible over 11 years)

25% year 1 and 13% years 2 – 6 Low-cost residential unit 10% year 7

Commercial/residential 20% years 1 – 5

Improvements Deemed cost = 30% of purchase price Purchased from a developer (deductible over 5 years as above)

Low-cost residential unit 25% years 1 – 4

16 Section 13 Sex tax incentive

Under section 13 Sex of the Income Tax Act, SARS permits a significant tax benefit on residential property. This incentive allows purchasers of new residential units in South Africa, in the same or different developments and across financial years, to write off a percentage of the cost of buildings, or improvements to buildings acquired or built after 21 October 2008.

The following criteria applies: a) The taxpayer must own at least five residential units mainly used for residential accommodation excluding properties uses New/ for business purposes, e.g. hotels Developer/Purchaser Allowance Improvements b) Residential units must be new and unused c) The units must be used solely for the Deemed cost = 100% purpose of a trade, i.e. residential letting, Developer - 5% p.a. and not be used for personal or family use - 10 % p.a. for low cost accommodation New or unused Deemed cost = 55% of the purchase price Purchased from a developer - 5% p.a. - 10 % p.a. for low cost accommodation

Deemed cost = 100% Developer - 5% p.a. - 10 % p.a. for low cost accommodation Improvements Deemed cost = 30% of the purchase price Purchased from a developer - 5% p.a. - 10 % p.a. for low cost accommodation

* low cost accommodation defined as a stand-alone unit to the value of up to 000 or an apartment to the value of up to R350 000.

17 The Parow Station Precinct Heritage Local government incentives for Exemption inclusionary housing development

The City of Cape Town has selected the In 2018, the City of Cape Town released a Parow Station Precinct as a pilot study area discussion document relating to inclusionary for an application for exemption from the housing, which is defined as affordable heritage requirements of sections 34(3) and housing delivered by the private sector. The 38(9) of the National Heritage Resources Act, document outlined key considerations it No. 25 of 1999 (NHRA). will take into account when developing an inclusionary housing policy. The urban spatial incentive is intended to streamline the application process for These incentives are considered vital potential investors, by relieving the need to avoiding the perverse outcome of for certain permissions. This incentive is disincentivising residential housing designed to encourage development in development and ensuring that the the Parow Prioritised Local Area, which is a affordable housing contribution is not an key project for stimulating urban growth undue burden. and renewal.

Investors will be exempt from the requirements in respect of applications to: • alter, improve or demolish buildings older than 60 years; and/or • consolidate three or more properties within a defined geographic area. Potential incentives could include:

Type Examples Direct financial Density bonus, reduced parking requirements, lower municipal rates and taxes, incentives and favourable lending rates Planning and Fast-tracking approval processes by a dedicated project team, creating regulatory process inclusionary housing overlay zoning, introducing a single comprehensive permit, improvements alternative construction and design standards

Bulk infrastructure Reducing bulk services contribution, reducing connection time to bulk incentives infrastructure, bulk services infrastructure payment holiday

18 DEVELOPMENT READINESS PLANNING PRIORITY The Voortrekker Road Corridor Integration Integrated Development Plan Metropolitan Spatial Development Zone Framework

he City of Cape Town has identified two The Integrated Development Plan (IDP) is a The MSDF sets out the spatial vision Tintegration zones, namely the Metro five-year plan required by all municipalities: and development priorities to achieve a South-East Integration Zone (MSEIZ) and the The principal strategic planning reconfigured, inclusive spatial form for Voortrekker Road Corridor Integration instrument which guides and informs all Cape Town. Zone (VRCIZ). planning, development and decisions in the municipality. The MSDF has established an urban inner The zones represents a joint commitment core (UIC) which represents the priority between the City and the National Housing developments are being directed development and investment focus area for Department of Treasury to plan, fund and along major transport routes, in line with the City at a metropolitan scale. The Greater implement spatial restructuring projects the City’s Transit Oriented Development Tygerberg area falls fully within the UIC. within the area. Framework (TODF). A major focus is on the This prioritises and supports investments VRCIZ, which directly links the Bellville and in affordable accommodation in the area, The VRCIZ’s primary spatial restructuring Cape Town CBDs. comprising: objective is to link Bellville CBD with the Cape Town CBD and the MSEIZ boundary. • National focus for the intensification of • Infrastructure focus: budget will be For the Department of Human Settlements, development from Parow to Bellville, prioritised for upgrading infrastructure the emphasis in the VRCIZ is focused on through the VRC Integration Zone and supporting efforts to intensify spatial social housing to provide affordable rental • A government focus area to build transformation opportunities at densities that support the partnerships to deliver housing • Incentives and regulatory reform: public transport network and transit-oriented • City-level priority for investment in focused on the UIC, to stimulate co- design (TOD) principles. affordable accommodation through operation and collaboration between the Municipal Spatial Development other spheres of government and Framework (MSDF) and Integrated the private sector to direct the capital Transport Plan budget

19 INFRASTRUCTURE TRANSPORT A new rail link from , four Road infrastructure A major centre for public transport planned high capacity MyCiTi trunk lines, a transformed Bellville Station as well as three The Greater Tygerberg area is well served The Greater Tygerberg area is served public transport interchanges will make this by road and rail infrastructure, providing by Cape Town’s busiest public transport one of the most connected and accessible connectivity and accessibility on a suburban, interchange (PTI) at Bellville Station, with areas in the city by 2032. metropolitan and regional scale. The existing 350,000 daily trips. Other PTIs are at road-rail transit-oriented system serves as a Parow, Elsies River and Tygerberg stations. • Bellville is the busiest transport strong platform to support the future intense These provide rail-to-road-based transport interchange and minibus taxi rank in development across the area. connections to other parts of the city. the city • New rail line from Nolungile The road infrastructure in the area includes: Four rail links connect at Bellville Station, with station to Kuilsriver station, providing a • the N1 to the north, providing nine train stations serving the area. These direct link between the Metro South East connections to Cape Town CBD or lines are: and Bellville nationally in the opposite direction • Wellington to Cape Town via • Major transformation of Bellville station • Voortrekker Road, providing an east- Woodstock: 90 000 passengers planned, with refurbishments to Parow, west connection between Bellville and daily (est.) Tygerberg and Elsies River interchanges Cape Town CBD • Muldersvlei to Cape Town (two lines via • T13, T14, T16 and T19 MyCiti trunk lines • the R300, linking to Khayelitsha and Stellenbosch and Esplanade): 30 000 to connect through the area via to the south passengers daily (est.) Bellville CBD • the Durban Road link from Bellville • Strand to Cape Town via Bellville and • Review of PT1 and PT2 zones to CBD to the N1 and Tygervalley, with Parow: 44 000 passengers daily (est.) reduced parking requirements for future additional north-south links provided • Bellville to Cape Town via Esplanade developments by Vasco Boulevard, Giel Basson Drive, and Langa: 35 000 passengers daily • A proposed future airport rail link Mike Pienaar Drive (M16) and McIntyre (est.) Street (M14)

20 Monte Vista De Grendel BELLVILLE Avondale Oosterzee T19 Bellville Station GOODWOOD Parow Tygerberg Elsies River PAROW

T14

ELSIES RIVER Blue Downs T16 T13 Rail Link

Future Transport Infrastructure : planned MyCiTi trunk routes and rail link

21 The Bellville CBD and surrounds sees Future investments in public transport Four new MyCiti trunk lines over 142 000 daily passenger trips with infrastructure the Bellville Station taxi being the busiest According to the 2032 Integrated Public location seeing 50 000 daily passengers The new Blue Downs rail link from Transport Network Plan for Cape Town, four via 30 routes. This is compared with 48 000 Khayelitsha, along with four high capacity new MyCiTi trunk lines with a capacity of and 31 000 daily passengers at Cape Town MyCiTi trunk lines and a transformed Bellville 10 000 passengers per hour in each direction Station taxi rank and Khayelitsha respectively. Station will make this area one of the most will serve the Greater Tygerberg area. The Elsies River PTI connects seven minibus connected and accessible in the entire taxi routes. metropolitan region by 2032.

The Cape Town to Bellville Golden Arrow bus service (GABS) is the fifth busiest GABS route in the city, transporting 1 300 passengers daily with over 31 000 passengers moving in and out of Bellville daily.

No. of Constr. Period Phase Route Code Route Description Length (km) stations (years)

Symphony Way: a north-south line from Mitchell’s Plain CBD to Bellville CBD and 2 T13 23 33.0 3 continuing to north

3 T14 Westlake-Bellville: A north-east line from Westlake to Bellville CBD via Parow Industria 25 35.10 3

Eersterivier - Blouberg: A north-south link from Eersterivier Station to Parow continuing 3 T16 35 50.80 4 to Sandown station

Kraaifontein - Century City: An east-west line from Century City via Goodwood and 4 T19 Parow along Frans Conradie Drive to Bellville at Boston and continuing north to 21 29.65 3 Durbanville and

Enclosed terminal stations will be built at Bellville Station at Charl Malan Street and Durbanville at New Street : T13 served by 3 feeder routes (D01, F40, F44)

22 New Blue Downs Rail Link Bellville Station as a major multi-modal hub

PRASA and the City of Cape Town are The Bellville PTI is being prioritised for a prioritising a new line from Nolungile Station major transformation, starting with various to Kuilsriver Station through the Blue Downs short-term infrastructure upgrades feeding area. This is expected to carry more than into the planned larger vision. 20 000 passengers per hour per direction by 2030. The interchange is planned to become a new, vertically integrated public transport The double track line will be approximately interchange for rail, future MyCiti trunk lines, 9km long and comprise three new railway bus services, minibus taxi operation, long stations between Noungile and Kuilsriver distance bus services and non-motorised station, providing a direct link to the transport. Metro South East residential suburbs and Blackheath, Kuilsriver and Bellville commercial This plan is in the final stages and includes: and industrial employment areas. • recommendations to enhance the corridor’s image The new proposed stations are at , • increased pedestrian and cyclist safety Blue Downs and Wimbledon. and connectivity • the modernisation and upgrading of Bellville train station • the integration of the planned Blue Downs rail link, four new MyCiTi trunk lines, six feeder routes and minibus taxi services, as well as other transport services • opportunities to capture land value from City sites for reinvestment into the public realm and affordable housing and opportunities to capture passenger value to sustain economic development • exploring the potential to unlock air rights above the station

A consultation process is underway.

23 PT1 and PT2 zones These zones also generate fewer car trips, Proposed airport rail link which reduces congestion, encourages PT1 and PT2 zones regulate the amount of public transport use, and potentially reduces Cape Town International Airport (CTIA) parking required for developments. the carbon footprint of a development. falls within an eight-kilometer radius and They make particular sense for developers approximately a 10-minute trip from the PT1: A minimum requirement of one providing housing for lower-income earners Bellville CBD. In the longer term, PRASA bay of off-street parking per dwelling who may not own a car and use public and the City of Cape Town are proposing unit or main house. Refer to areas transport instead. a new 4km rail link to connect Cape Town where the use of public transport International Airport to Bellville CBD. This is promoted, but where the City The City is in the process of reviewing and may later extend to the Cape Town CBD and considers the provision of public extending the area of these zones as a the south east. transport inadequate or where the use result of the input of additional new data, of motor vehicles is limited. particularly the inclusion of road-based trips such as minibus taxi trips. It is anticipated that PT2: A minimum requirement of 0 bays every 800m2 PT1 zone will be surrounded by of off-street parking per dwelling unit a 400m2 PT2 zone. or main house. In these areas the use of public transport is promoted and the City considers the provision of public transport good, or where the use of motor vehicles is very limited.

The City of Cape Town has designated certain areas within the Greater Tygerberg area as PT1 and PT2 zones, reducing the parking requirements compared with standard areas which require two bays per dwelling.

The new designation is designed to encourage residential development by reducing overall the costs of building parking bays. It also increases revenue, since the removal of parking bays enables more development bulk to be allocated to tradeable space, in the case of affordable accommodation, housing units.

24 INFRASTRUCTURE BULK INFRASTRUCTURE hile the Greater Tygerberg area Water Waste Walready has a well-developed bulk infrastructure, a further R1 billion 1 and 2 bulk sewer mains • A new R108 million upgrade is planned public investment in water and sanitation rehabilitation for the Northern Regional Sludge Facility infrastructure has been planned to serve the • Cost: R320 million over three years • A waste-to-energy project at the north area. Other infrastructure projects include a • Importance: Facilitating inter-catchment area of Bellville Wastewater Treatment new innovative waste-to-energy project and transfer Works (WWTW) will produce electricity improvements to recycling facilities. • Status: Works commence in July 2019 and bio-solids for agricultural use. It will over a three-year contract period include recycling and waste drop-off facilities Athlone Wastewater Treatment Works • R6.6 million Parow depot upgrade (WWTW) • R25.8 million new facility at Beaconvale • Cost: R771.5 million • Benefit: 50Ml upgrade unlocks potential for an equivalent 123 400 low-cost Fibre housing opportunities for a population of around 391 000 people. The WWTW The Greater Tygerberg area is well covered catchment services the VRCIZ, which by ADSL and LTE services, with majority includes Parow and other suburbs access to fibre internet, excluding Parow • Status: The tender for upgrade has been (including Parow Industria) and portions of issued the Bellville CBD south of Voortrekker Road. It is expected that fibre coverage will be Bellville wastewater treatment works extended to these areas in the near future, R144 million future refurbishment to increase through public and private infrastructure. capacity.

25 MAJOR INVESTMENTS

COMPLETED CONSTRUCTION UNDERWAY

Karl Bremer Bellville health office building New City of Cape Town Water and Biomedical 2017 Sanitation Head Office Research Institute R128 million 2018 R2,3 billion A part of , the new R270 million Construction of a Biomedical Research R128 million Bellville Health Park provides The City’s new Water and Sanitation head Institute (BMRI) by the University of accommodation for over 320 public servants office, situated on Voortrekker Road, was Stellenbosch has commenced at the Faculty from the Department of Health across completed in 2018 at a cost of R270 million. of Medicine and Health Sciences in Bellville. It 14 000m2. The building was awarded a The four-storey, 10 000m2 building was is expected to be completed by 2022 and will GBCSA 5-Star Green Star rating. It will create awarded a GBCSA 5-Star Green Star rating. be one of the most innovative and advanced minimal waste, use passive solar design, and biomedical research centres in Africa. offer bicycle-friendly facilities. UWC Faculty of Community and Health Stanford Industrial Park Sciences Bellville Campus 2017 2018 This industrial building is situated in Parow R244 million Industria and comprises 2 000m2 of industrial The University of the Western Cape space, which can be subdivided into two completed its conversion of the 10-storey units of 1 000m2 each. Jan S Marais Hospital in Bellville CBD. The new Community Health Sciences building cost R244 million and will provide state-of-the-art health-care training for nearly 2 000 future nurses and other health professionals.

26 MAJOR INVESTMENTS Over R4 billion has been invested in public and private property investments over the last five years. Another R5 billion is anticipated in the next five years.

KARL BREMER UNIVERSITY OF BELLVILLE HEALTH STELLENBOSCH OFFICE BUILDING BELLPARK HOSPITAL PRECINCT

GIEL BASSON DRIVE

N1

N1 PAROW CENTRE N1 GALLERIA

DURBAN RD

VOORTREKKER RD

DE LA REY ROAD

GOODWOOD SOCIAL HOUSING PROJECT UWC COMMUNITY AND HEALTH SCIENCES BELLVILLE CAMPUS

STELLENBOSCH UNIVERSITY NEW CITY OF CAPE BIOMEDICAL TOWN WATER AND RESEARCH INSTITUTE STANFORD INDUSTRIAL SANITATION HEAD PARK OFFICE

27 PLANNED

Bellville Velodrome Galleria Goodwood Social Housing Project R3 billion R380 million The Galleria is a mixed-use development of Construction is underway at a R380 million 11.5 hectares around the Bellville Velodrome social housing investment providing 1 065 and Athletics Stadium. The Bellville rental housing units on a site parallel to Velodrome arena will be redeveloped to Goodwood train station, targeting household increase capacity to 18 000. The surrounding incomes between R3 500 and R15 000 per land will be developed into mixed-use urban month. The housing will comprise six-storey developments, featuring retail, business, apartment blocks on both sides of the railway residential, hotel and conference facilities. line, offering units ranging from a bachelor’s flat to two-bedroom flats. The project is a Parow Centre partnership between the City of Cape Town, R1 billion the Western Cape Government’s Department The Parow Centre shopping centre will be of Human Settlements, the social housing transformed into a mixed-use development, institution DCI Community Housing Services, with R250 million already committed to PRASA, Intersite Asset Investments and the the Phase 1 renovations and extensions National Housing Finance Corporation. commencing in 2019. It is expected to include 1 200 residential units and add over 40 000 m2 of space.

University of Stellenbosch BellPark Hospital Precinct R250 million The University of Stellenbosch is planning to develop a new 30 000m2 250-bed hospital precinct. A new access road will be developed to provide access to the hospital precinct off Carl Cronje Drive.

28 IDEAL LOCATION EMPLOYMENT EDUCATION ffordable accommodation developed in Over 120 educational facilities are housed Athe Greater Tygerberg area would benefit within the Greater Tygerberg area. This from high levels of accessibility to diverse comprises 13% early childhood development employment opportunities in relation to the (ECD), 78% Grade R – Grade 12 and 9% province and city region. tertiary education. As of 2017, 116 062 students were enrolled in the Greater The Bellville CBD and Tygervalley area Tygerberg area. This number increases are key nodes for large corporates and annually1. Eighty one percent of the government agencies in the formal sector. geographical area is within a 1km walking Century City, a major commercial node is distance (+- 12min) to a place of education, also within easy access along the N1. This is whether ECD, primary, high school or tertiary. further supported by major industrial nodes within easy travel times of most parts of the Schools and other education facilities are Greater Tygerberg area. essential to supporting a growing population maintaining property values. Existing The Greater Tygerberg area comprises amenities like sports fields and libraries could approximately 500 000m2, equating to over benefit children living in new affordable 25% of all office space (A+, A and B) in the Cape accommodation developments. Town metropolitan region. It is estimated that the VRC accounts for 50% of formal employment Over 5 000 students are living in 24 major and 85% of industrial employment in the Cape tertiary student residences both off- and Town metropolitan region. on-campus. This is part of a trend, in which investors are buying old buildings and converting them into major student accommodation residences.

1 https://gtp.org.za/wp-content/uploads/2018/05/greater- tygerberg-retail-survey-3.jpg

29 AMENITIES AND SERVICES

PUBLIC SPACES The investment in a high quality, accessible and installation of erosion protection and slope Types Number safe public realm supports the development of stability works affordable accommodation by : Major Parks 4 Construction of pedestrian footpaths and an Minor Community urban plaza public space Circa 20 protecting and raising the long-term value of Parks Landscaping with indigenous vegetation the building Investment: R30 million 1 (Tygerberg Nature raising the viability of affordable Nature Reserves Status: Upgrade complete accommodation projects which include an Reserve) open market component, to make the project Kruskal Avenue upgrade more appealing to residents of all income Jack Muller Park Upgrade Kruskal Avenue is a major pedestrian tiers The Jack Muller Park has been significantly thoroughfare, running through the Bellville promoting integration and cultivating a sense upgraded in recent years. These upgrades CBD to Bellville Station from Teddington Road of community pride and social inclusion have included landscaping, multi-purpose across Voortrekker Road. The upgrade will enabling communities to transition from hard surface upgrades and improved walking create a pedestrian priority route and will focus single dwelling units to living in potentially and running paths. on widening the existing pedestrian crossing, smaller units medium density Investment: R15 million adding additional lighting, planting trees and encouraging non-motorised transport and Status: Final stage with hard surfaced installing new benches and public art. movement, particularly walking upgrades underway Investment: R21 million Status: Phase 1 underway, completion in The wide range of existing community parks, Elizabeth Park 2020 recreational facilities and amenities within the Elizabeth Park is a valuable and strategically Greater Tygerberg area is being expanded located open space asset within the Bellville through new safety initiatives, upgraded CBD, surrounded by medium-density parks, planned projects and new proposals. developments. The Bellville Public Library is located in the northwestern part of the park and is also being upgraded. The recently completed upgrade includes : Reshaping and rehabilitation of the channel and banks, and

30 Elsieskraal River Project Tygerberg Nature The Elsieskraal Green Belt project forms part Reserve of an essential green link that runs from the Durbanville Hills through Tygervalley and Jack Muller Park to the Hardekraaltjie Sports Complex. It has great potential to function as the connecting green spine and natural environment that supports the CBD and surrounding communities.

A conceptual design framework has Jack Muller Park been prepared in consultation with local stakeholders, which presents a strategic vision for the Elsieskraal River. Elsieskraal River Project Investment: R35 million Elizabeth Park Status: Planning stage Kruskal Avenue

Klipkop Integrated Bellville Recreational Facility Klipkop Smart Park A new smart park is planned adjacent to the Tygerberg Hospital Precinct Investment: R13 million Status: Scoping phase

31 AMENITIES AND SERVICES

HEALTH LIBRARIES RETAIL AND SHOPPING The Tygerberg Hospital development has Libraries are important civic assets with the The area is well-served by a diverse number stimulated the establishment of multiple potential to serve communities beyond of shopping centres and retail offerings. secondary health and wellness industries in books, through internet access, community the area. With over 20 hospitals, clinics and outreach, social events and safe spaces for Big-box shopping centres like Tygervalley, specialist facilities and six medical institutions, children. A number of major libraries are Parow Centre, Middestad Mall (highest the Greater Tygerberg area is a growing located within accessible locations close to footfall in the region), Willowbridge Mall and medical hub with the potential to attract public transport and amenities. These include the nearby N1 City provide regional access to health innovation and tourism investment. Bellville, Parow and Tygervalley public the area. There are also a number of smaller libraries. suburban and community scale malls and This sector employs more than 18 000 supermarkets, such as Maalin and Nobel Park people and features 904 specialised medical shopping centres. practitioners and over 3 000 hospital beds serving a surrounding population of around These centres are supplemented by an 50 000 people. active and vibrant high-street along part of Voortrekker Road which provides an The University of the Western Cape has alternative to malls and have a more positive recently moved into the Bellville CBD effect, enlivening the neighbourhood, transforming the JS Marais building into the improving safety through passive surveillance Bellville Community Health Sciences Medical and providing more accessible options for Centre, a state-of-the-art teaching facility. consumers without cars. Diverse retail and shopping opportunities are provided along the Bellville CBD to Durban Road edge. Independent trading communities from across Africa provide additional retail options for diverse income groups.

32 FINANCING AND FUNDING OPPORTUNITIES A growing number of funding and financing INTERNATIONAL HOUSING SOLUTIONS opportunities are specifically focused on the affordable accommodation sector. About the fund: The multi-investor funds include: International Housing Solutions (IHS) is the • South African Workforce Housing • A number of major established leading fund and property manager in the Fund (SAWHF): low-cost housing funds provide finance and technical affordable housing sector in Sub-Saharan opportunities for workers at state support to existing and new affordable Africa. IHS currently manages three multi- agencies e.g. Eskom accommodation projects investor funds, one single investor fund, and • IHS Fund II SA: a multi-investor fund • National focus on public-private a publicly traded real estate investment targeting investments in affordable partnerships through the newly formed trust (REIT). housing, including green housing Human Settlements Development Bank projects, within South Africa • Mature banking sector is expanding Investment focus • Transcend Property Fund: focused finance to more affordable housing IHS invests equity alongside developer on delivering housing to a heavily developments partners’ equity and local debt in for-sale or underserviced portion of the real estate rental properties. market with affordable rentals ranging from R3 000 to R7 000 per month These equity investments are in: • Either new construction or rehabilitation Suitability for investment in the Greater • Typically located in large urban areas Tygerberg area • Aimed at energy efficiency The Greater Tygerberg area would fit • Aimed at generating social and with the investment profile of IHS Fund environmental benefits beyond II SA and Transcend. It is a large urban addressing housing need area, with several land parcels and buildings planned to be released for IHS also invests by purchasing turnkey the development and refurbishment of developments from experienced developers. affordable accommodation.

33 TRUST FOR URBAN HOUSING FINANCE THE HOUSING IMPACT FUND SOUTH AFRICA About the fund: Trust for Urban Housing Finance (TUHF) is About the fund: Suitability for investment in the a public company which helps potential The Housing Impact Fund South Africa Greater Tygerberg area investors become property entrepreneurs (HIFSA) is a development impact fund Suitable for investment given the large and offers loans for the purchase and/or managed by Old Mututal which seeks to student population and number of tertiary refurbishment of inner city residential provide commercially viable investments into education institutions within the properties. the affordable housing sector. Greater Tygerberg area.

Investment focus Investment focus TUHF provides access to finance for HIFSA finances: entrepreneurs: • The acquisition and construction • To purchase and convert or refurbish of homes for sale and rent that are inner city buildings within South Africa affordable to the lower and middle • To provide affordable residential rental markets (households earning less than units R20 800 (2016) per month) • Up to R50 million for majority residential, • Housing loans rental accommodation for mixed-use developments families and students

It also provides follow-up support, guidance The fund invests in all aspects of the housing and risk management for new entrepreneurs. value chain, from the physical development of housing through to mortgage and Suitability for investment in the Greater incremental housing finance. Tygerberg area TUHF has included the VRC as a priority Investment activity investment focus area within Cape Town. HIFSA has financed: • South Point properties, with over 5 000 The Parow and Bellville CBDs would be student rental accommodation units classified as inner-city areas under the including Cape Town UDZ boundaries. Several opportunities • Pulse Urban Properties which refurbishes exist for buildings to be converted and buildings for student accommodation refurbished in the Parow, Tygerberg, (3 772 student beds and 1 407 Elisiesriver, Goodwood and Avondale residential units across 70 buildings) precincts.

34 HUMAN SETTLEMENTS DEVELOPMENT CHARTWELL BANKING SECTOR BANK (HSDB) About the fund: The Financial Sector Code requires banks About the fund: Chartwell is a residential real estate investor to provide funding or loans for affordable The HSDB is managed by national and home loan provider housing for consumers earning a gross government to finance the construction of income between R3 500 and R24 300. Banks more affordable housing stock in Investment focus also provide funding for investors seeking to South Africa. Chartwell focuses on: develop affordable housing. • Development of comprehensive Investment focus Many of the banks also have specific funds feasibility studies and raising the optimal The HSDB will leverage both public and dedicated to funding affordable housing. mix of funding private sector financing and supplement These include: • Raising equity finance other aids in the delivery of housing. • Raising infrastructure finance, which • Nedbank Corporate and Investment includes the structuring of public-private Banking (NCIB) has partnered with It is primarily intended to: partnerships with local and national South Africa’s Green Fund to create a • Support construction financing for governments Sustainable Affordable Housing government-led integrated housing finance facility projects in urban areas Chartwell looks to acquire both existing and • Absa bank has an affordable housing • Facilitate the increased provision of turnkey developments from contractors and (Commercial Property Finance) unit, the Finance Linked Individual Subsidy developers on a bulk deal basis: which has seen healthy returns on Programme to qualifying beneficiaries • Located in Gauteng, Cape Town, Durban affordable housing investments in the gap market, including the and the surrounding metropolitan areas Government Employee Housing Scheme • Market value of between R500 000 – R1 000 000 Suitability for investment in the Greater • Minimum of 100 units up to a max of Tygerberg area 250 units in any given development The Greater Tygerberg area is well suited for public-private partnerships to deliver Suitability for investment in the Greater integrated affordable accommodation. Tygerberg area Suitable for the acquisition of existing or new affordable accommodation developments in the Greater Tygerberg area which are in the R500 000 to R1 000 000 range.

35 HOW TO INVEST

SUPPORT SERVICES FOR MORE INFORMATION

The Greater Tygerberg area offers numerous affordable To access our advisory and support services or for a confidential accommodation investment opportunities. The Greater Tygerberg discussion on affordable accommodation opportunities in the Greater Partnership and its partners can help bring investment visions and Tygerberg area contact our CEO and team directly proposals to life. The support services include: Tel: +27 (0)21 823 6713 • Non-disclosure agreements [email protected] • Pre-consultation with decision-makers and key stakeholders Bell Park Building Unit 3A • Advising on building and land use applications Corner of De Lange Street & Durban Rd • Advising on development incentives Bellville, • Due diligence 7535, • Connecting all role players South Africa • Providing input on architectural and urban design processes • Access to finance and funding opportunities • Assisting with site selection using the GTP algorithm

36 KEY CONTACTS

City of Cape Town

Urban Integration Department Office of the Director

• Metropolitan Spatial Planning • District Spatial Planning Dilshard Modak • Urban Design 021 400 9411 • Project Packaging [email protected] • Capital Programme Implementation • Mayoral Urban Regeneration Programme

Northern District: Susan Matthysen - District Manager: Northern Development Management 021 444 1061/ 084 300 3313

Director’s Office Tygerberg District: Dewaldt Smit - District Manager: Tygerberg Cheryl Walters - Director 021 444 7840/ 082 805 9174 021 400 7572/ 082 567 7669

Investment Agencies and Think Tanks

Our Future Cities +27 73 155 0282 401 Speakers Corner building, 37, Parlement street, Cape Town, [email protected] South Africa, 8001.

Wesgro +27 21 487 8600 60 St Georges Mall, SA Reserve Bank Building, 18th Floor, Cape Town, [email protected] South Africa, 8001.

Western Cape Economic Development Partnership +27 21 832 0200 24th floor, , 9 Riebeek Street, Cape Town, 8001. [email protected]

37 www.gtp.org.za