DRAFT
THITENG BRT STATION URBAN DESIGN PRECINCT PLAN STATUS QUO AND PRECINCT DEVELOPMENT FRAMEWORK
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni
GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan
CONTACT DETAILS
CLIENT
Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni tel: +27(0)11-999-4026 email: [email protected] web: www.ekurhuleni.gov.za
PROFESSIONAL TEAM
GAPP Architects & Urban Designers tel: +27 11 482 1648 email: [email protected] web: www.gapp.net
Royal Haskoning DHV Contact: Janet Loubser tel: +27 11 798 6000 email: [email protected] web: www.rhdhv.co.za
Kayamandi Development Services tel: +27 12 346 4845 email: [email protected] web: www.kayamandi.co.za
Submission dated: 31 October 2019
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3.2.5 Land Ownership ...... 19 TABLE OF CONTENTS 3.2.6 Major Servitudes ...... 19 3.2.7 Heritage ...... 19 3.2.8 Built Environment and Spatial Overview Key Findings ...... 19 3.3 ROADS AND MOVEMENT SYSTEMS ...... 26 CONTACT DETAILS ...... I 3.3.1 Existing Road Network ...... 26 TABLE OF CONTENTS ...... II 3.3.2 Proposed Road Network ...... 26 LIST OF DIAGRAMS ...... VI 3.3.3 Rail (Freight and Passenger)...... 26 LIST OF TABLES ...... VIII 3.3.4 Airports ...... 27 LIST OF ABBREVIATIONS...... IX 3.3.5 Public Transport (Bus and taxi routes) ...... 27 EXECUTIVE SUMMARY ...... 1 3.3.5.1 Buses ...... 27 1 INTRODUCTION ...... 3 3.3.5.2 Mini-bus Taxis ...... 27 1.1 BACKGROUND ...... 3 3.3.5.3 Public Transport Interchange ...... 27 3.3.5.4 Integrated Rapid Public Transport Network ...... 27 1.2 STUDY AIMS ...... 3 3.3.6 Pedestrian movement ...... 28 1.3 APPROACH ...... 3 3.3.7 Parking ...... 28 1.4 THE PURPOSE OF A PRECINCT PLAN...... 4 3.3.8 Roads and Movement Systems Key Findings ...... 28 1.5 BOUNDARY OF THE STUDY AREA ...... 4 3.4 OPEN SPACE AND NATURAL ENVIRONMENT ...... 34 1.6 STRUCTURE OF REPORT ...... 4 3.4.1 Introduction ...... 34 2 REGIONAL CONTEXT STATUS QUO ...... 7 3.4.2 Undermining and Dolomitic Areas ...... 34 2.1 INTRODUCTION ...... 7 3.4.3 Environmental Sensitivity ...... 34 3.4.4 Open Space and Recreation within the Precinct ...... 34 2.2 HISTORICAL OVERVIEW OF TEMBISA ...... 7 3.4.5 Landscape and Street Trees ...... 34 2.3 REGIONAL CONTEXT ...... 7 3.4.6 Key Findings – Open Space and Natural Environment ...... 34 2.4 SITE BOUNDARIES AND INSTITUTIONAL BOUNDARIES ...... 15 2.4.1 Institutional Boundaries ...... 15 3.5 SOCIO-ECONOMIC PROFILE ...... 37 2.4.2 Boundary of the Study Area ...... 15 3.5.1 Overview ...... 37 3.5.2 Areas of Intervention ...... 38 3 URBAN CONTEXT STATUS QUO OF THE STUDY AREA ...... 17 3.5.3 Impact of the Precinct Initiatives ...... 39 3.1 INTRODUCTION ...... 17 3.5.4 Community Facilities and Public Amenities ...... 39 3.2 LAND USE AND ACTIVITIES ...... 17 3.5.4.1 Social Services Development ...... 39 3.2.1 Zoning and Land Legal Status ...... 17 3.5.4.2 Education Facilities ...... 40 3.5.4.3 Regional Social Services Function...... 40 3.2.2 Land Use and Activity Pattern ...... 17 3.5.4.4 Recommendations ...... 40 3.2.3 Characteristics and Key Features ...... 18 3.6 INFRASTRUCTURE AND ENGINEERING SERVICES ...... 41 3.2.4 Key Community Facilities ...... 18 3.6.1 Stormwater ...... 41
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3.6.2 Water ...... 41 6.2.1 Regional Principles and Guidelines ...... 67 3.6.3 Sewer ...... 41 6.2.2 Precinct Principles and Guidelines ...... 67 3.6.4 Electrical ...... 41 6.3 DEVELOPMENT CONCEPT AT A REGIONAL SCALE ...... 68 3.6.5 Telecommunications and ICT ...... 42 6.4 PRECINCT DEVELOPMENT CONCEPT AT A LOCAL 3.6.6 Waste Management ...... 42 PRECINCT SCALE ...... 68 3.6.7 Infrastructure and Engineering Services Key Findings ...... 42 6.4.1 Focus the Main Economic Activities in the Existing Core and on Andrew Mapheto Corridor ...... 69 4 POLICIES, PLANS AND PROJECT CONTEXT ...... 44 6.4.2 Create Areas of Transition between Business Activities and 4.1 INTRODUCTION ...... 44 Residential Suburbs ...... 69 4.2 GAUTENG PROVINCIAL SPATIAL DEVELOPMENT 6.4.3 Enhance the character of the residential suburban precincts PROPOSALS ...... 45 69 4.2.1 Gauteng Provincial Spatial Development Framework 2030 6.4.4 Maintain and Upgrade Main Movement Routes and Create (2016) 45 Gateways to the Precinct ...... 70 4.3 METROPOLITAN AND LOCAL POLICIES AND PLANS...... 45 6.4.5 Reinforce and Improve the Pedestrian Movement and Public 4.3.1 Ekurhuleni’s 25 year Aerotropolis Master Plan ...... 45 Environment ...... 70 4.3.2 CoE Built environment Performance Plan (BEPP 2017) .... 47 6.4.6 Develop an Open Space Park System Based on the Existing 4.3.3 Ekurhuleni’s Mega Catalytic Projects ...... 49 Extensive Open Spaces ...... 70 4.3.4 MSDF (2015) Spatial Development Strategy ...... 49 6.4.7 Promote the Development of a Secondary Node adjacent to 4.4 LOCAL POLICIES AND PLANS ...... 52 Tembisa Plaza/Leralla Station ...... 71 4.4.1 RSDF Region B ...... 52 7 PRECINCT DEVELOPMENT FRAMEWORK ...... 77 4.5 THE COE URBAN DESIGN POLICY ...... 55 4.5.1 Key Elements of the Urban Design Policy ...... 55 7.1 INTRODUCTION ...... 77 4.5.2 Urban Design Policy Principles ...... 55 7.2 SOCIO ECONOMIC DEVELOPMENT POTENTIAL ...... 77 4.6 DEVELOPMENT INITIATIVES ...... 57 7.2.1 Retail and Mixed-use Markets including Home Enterprise 4.6.1 Leralla Secondary Node ...... 57 development ...... 78 4.7 WARD PRIORITIES ...... 59 7.2.2 Industrial Market ...... 79 4.8 KEY FINDINGS - DEVELOPMENT POLICIES, PLANS AND 7.2.3 Office Market ...... 79 PROJECTS ...... 60 7.2.4 Residential Market ...... 79 7.2.1 Institutional, social services and community facilities ...... 80 5 CONTEXT AND STATUS QUO CONSOLIDATION ...... 61 7.3 LAND USE AND ACTIVITY PATTERN ...... 80 6 PRECINCT DEVELOPMENT VISION AND CONCEPT ...... 67 7.3.1 Proposed Land Use and Activity Pattern ...... 81 6.1 INTRODUCTION ...... 67 7.3.2 Proposed Land Use Budget ...... 83 6.2 PRINCIPLES AND GUIDELINES: UNDERPINNINGS OF THE 7.3.3 Community Facilities and Public Amenities ...... 89 PRECINCT PLAN ...... 67 7.4 ROADS AND TRANSPORT SYSTEM ...... 92
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7.4.1 Enhancing the Street Grid Network ...... 92 8.2.7.3 Rail Facilities ...... 110 7.4.1.1 Primary Road Network ...... 92 8.2.7.4 Integrated Rapid Public Transport Network ...... 110 7.4.1.2 Secondary Road Network ...... 92 8.2.7.5 Gautrain ...... 111 7.4.1.3 Local Road Network ...... 92 8.2.8 Pedestrian movement ...... 111 7.4.2 Public Transport Network ...... 93 8.2.9 Parking ...... 112 7.4.2.1 Rail ...... 93 8.2.10 Accidents ...... 112 7.4.2.2 Taxis ...... 93 8.2.11 Key Findings ...... 112 7.4.2.3 Bus Services ...... 93 7.4.3 Parking ...... 93 ANNEXURE 2: OPEN SPACE AND NATURAL ENVIRONMENT ...... 120 7.4.4 Extended Pedestrian Network and Cycleways ...... 93 8.3 OPEN SPACE AND NATURAL ENVIRONMENT CONTEXT AND 7.4.5 Specific Road, Public Transport and NMT Interventions .... 94 STATUS QUO ...... 120 7.5 PUBLIC OPEN SPACE AND PEDESTRIAN NETWORK ...... 98 8.3.1 Environmental Strategic Documents (policies, plans and 7.5.1 Existing Parks and Open Spaces ...... 98 strategies) ...... 120 7.5.1.1 The Land Fill site ...... 98 8.3.1.1 Ekurhuleni Environmental Policy, 2012...... 120 7.5.2 Primary and Secondary Pedestrian Routes ...... 98 8.3.1.2 Ekurhuleni Environmental Management Framework, 2007 ..... 121 7.5.3 Residential Street Space as a Public Amenity ...... 98 8.3.1.3 Ekurhuleni Biodiversity and Open Space Strategy (EBOSS), 7.5.4 Proposed Natural Open Space System ...... 99 2009 122 7.6 URBAN DESIGN DIRECTIVES TO CREATE A LEGIBLE 8.3.1.4 Draft Bioregional Plan, 2014 ...... 123 PRECINCT ...... 101 8.3.1.5 Open space resources ...... 128 7.6.1 Urban Design Directives ...... 102 8.3.2 Biophysical Characteristics ...... 131 8.3.2.1 Land-use and Transformation – location of areas of natural 7.7 SUSTAINABLE CONSIDERATIONS ...... 102 habitat 131 REFERENCES ...... 105 8.3.2.2 Terrestrial Environment – Vegetative characteristics ...... 132 8 ANNEXURE 1: ROADS AND TRANSPORT ...... 106 8.3.2.3 Faunal Assemblage ...... 132 8.3.2.4 Freshwater Environment: Drainage & Surface Water Occurrence 8.1 ROADS AND TRANSPORT CONTEXT AND STATUS QUO ... 106 132 8.2 OVERVIEW ...... 106 8.3.2.5 Freshwater Environment: State and Threat Level ...... 134 8.2.1 Regional Access ...... 106 8.3.2.6 Environmentally-sensitive Area designations on the Precinct Site 8.2.2 Road Ownership ...... 106 136 8.2.3 Road Hierarchy...... 107 8.3.2.7 Gauteng C-Plan 3 ...... 136 8.2.4 Plans and Project ...... 107 8.3.2.8 The National Threatened Terrestrial Ecosystems dataset ...... 137 8.2.5 Traffic Volumes...... 107 8.3.2.9 The Gauteng Environmental Management Framework ...... 137 8.3.3 Environmental Sensitivity Assessment ...... 138 8.2.6 Rail (Freight and Passenger) ...... 107 8.3.4 Key Findings ...... 138 8.2.7 Public Transport ...... 108 8.2.7.1 Buses ...... 108 9 ANNEXURE 3: SOCIO ECONOMIC PROFILE ...... 142 8.2.7.2 Mini-bus Taxis ...... 109
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9.1 ECONOMIC ASSESSMENT CONTEXT AND STATUS QUO .. 142 10.8 INFRASTRUCTURE AND ENGINEERING SERVICES KEY FINDINGS ..... 169 9.1.1 Overview ...... 142 11 ANNEXURE 5: STAKEHOLDER INPUT ...... 173 9.1.2 Policies, Plans and Projects ...... 143 9.1.3 Socio-Economic Characteristics...... 144 9.1.4 Socio- Economic Assessment ...... 144 9.1.4.1 Major Policies, Plans and Projects ...... 144 9.1.4.2 Socio-Economic Profile ...... 144 9.1.4.3 Development Rights ...... 148 9.1.4.4 Retail Market ...... 149 9.1.4.5 Industrial Market ...... 150 9.1.4.6 Residential Property Market ...... 150 9.1.4.7 Institutions, Social Services and Facilities ...... 153 9.1.5 Key Findings- Socio Economic Assessment ...... 154 10 ANNEXURE 4: INFRASTRUCTURE AND SERVICES ...... 156
10.1 OVERVIEW ...... 156 10.2 STORMWATER...... 156 10.2.1.1 Area ...... 156 10.2.1.2 Rainfall ...... 156 10.2.1.3 Existing infrastructure ...... 156 10.3 WATER ...... 158 10.3.1 Key issues ...... 159 10.3.2 Existing infrastructure ...... 159 10.4 SEWER ...... 159 10.4.1 Existing infrastructure ...... 160 10.5 ELECTRICAL ...... 163 10.5.1 Area ...... 163 10.5.2 Existing Electrical System and Capacity ...... 163 10.5.3 Upgrades and/or Expansions Required ...... 163 10.5.4 Key Projects/Interventions ...... 163 10.6 TELECOMMUNICATIONS AND ICT ...... 163 10.6.1 Conclusion ...... 164 10.7 WASTE MANAGEMENT ...... 167 10.7.1 National Waste Management Strategy (2011) ...... 167 10.7.2 Waste Management for Region B of COE (RSDF, 2017) . 167
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LIST OF DIAGRAMS Diagram 35: Development Concept at a Precinct Level - movement and circulation and development potential ...... 75 Diagram 1: Precinct Boundary ...... 6 Diagram 36: Development Concept at a Precinct Level - BRT Focus ...... 76 Diagram 2: Regional Location ...... 9 Diagram 37 Retail Land Use - existing and potential in the form of vertically Diagram 3: Regional Context -Existing Regional Land Uses ...... 10 integrated mixed use ...... 78 Diagram 4: Regional Context –Key Facilities and Activities ...... 11 Diagram 38: Sites identified with potential for light industrial, manufacturing and Diagram 5: Regional Context -Existing and Proposed Road System and Rail ...... 12 automotive and aftermarket land uses in the form of vertically integrated mixed use Diagram 6: Regional Context – Taxi and Bus System ...... 13 ...... 79 Diagram 7: Regional Context –Open Space and Environment ...... 14 Diagram 39 Residential Land Use – existing and potential ...... 80 Diagram 8: Regional Context –Institutional and Precinct Boundaries ...... 16 Diagram 40 Community Land Use ...... 80 Diagram 9: Land Use Zoning ...... 21 Diagram 41: Recommended Land Use...... 84 Diagram 10: Activity Patterns and character ...... 22 Diagram 42: Community Facilities and Public Amenities ...... 91 Diagram 11: Land Ownership ...... 23 Diagram 43: Roads and Transport System ...... 95 Diagram 12: Land Use and Key Activities ...... 24 Diagram 44: Transport Plan including road, public transport and pedestrian network Diagram 13: Servitudes ...... 25 ...... 96 Diagram 14: Local Existing and Proposed Road and Railway Network ...... 30 Diagram 45: Road Classification in terms of CoE road network ...... 97 Diagram 15: Local Vehicular Access from the Regional Road Network ...... 31 Diagram 46: Public Open Space Network ...... 100 Diagram 16: Local Existing and Proposed Bus and Taxi Network ...... 32 Diagram 47: Urban Design Directives to Create a Legible Precinct ...... 104 Diagram 17: Pedestrian Movement and Permeability ...... 33 Diagram 48: Esangweni Community Health Centre ...... 106 Diagram 18: Open Space and Recreation ...... 36 Diagram 49: Esangweni Taxi Rank ...... 107 Diagram 19 CoE Package of Plans ...... 44 Diagram 50: PRASA Railway line within the Precinct ...... 108 Diagram 20: CoE 25 Year Aerotropolis Master Plan on a Regional level ...... 46 Diagram 51: Public Transport Modal Split ...... 108 Diagram 21: BEPP Indicator Targets ...... 47 Diagram 52: Esangweni formal taxi rank (local and long-distance routes) ...... 109 Diagram 22: CoE BEPP 2017 ...... 48 Diagram 53: Public transport type within the Precinct...... 109 Diagram 23: Mega Catalytic Projects ...... 50 Diagram 54: Formal taxi rank along Seagull Street (near Tembisa Plaza) ...... 110 Diagram 24: CoE Approved MSDF ...... 51 Diagram 55: Leralla passenger rail station ...... 110 Diagram 25: Regional Context –Regional Spatial Development Framework 2015 53 Diagram 56: Example of NMT along Benji Street ...... 111 Diagram 26:–RSDF Zones of Densification ...... 54 Diagram 57: Newly BRT Pedestrian Bridge at Andrew Mapheto and Benji Street Diagram 27:–Urban Design Policy Key Elements and Policies ...... 56 ...... 112 Diagram 28: Leralla Station Hub ...... 58 Diagram 58: Regional Connectivity ...... 113 Diagram 29:–Status Quo Key Findings ...... 64 Diagram 59: Road Ownership on the Study Area ...... 114 Diagram 30:–Status Quo Key Findings ...... 65 Diagram 60: Road Hierarchy ...... 115 Diagram 31:–Status Quo Key Findings ...... 66 Diagram 61: Future Roads Impacting on the Study Area ...... 116 Diagram 32: Regional Development Concept - Corridor and nodal development . 72 Diagram 62: Bus and Taxi Routes ...... 117 Diagram 33: Regional Development Concept ...... 73 Diagram 63: Proposed BRT Routes ...... 118 Diagram 34: Development Concept at a Precinct Level - development potential .. 74 Diagram 64: Exisitng and future Rail Network ...... 119 Diagram 65: Seven Environmental Policy Focus Areas, or Ultimate Outcomes .. 121 Diagram 66: Andrew Mapheto Precinct in relation to the COE SEMP, 2007 ...... 122
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Diagram 67: Open Space Features within the vicinity of the Andrew Mapheto Diagram 101: Electrical infrastructure servitudes ...... 166 Precinct ...... 123 Diagram 102: Waste Management Hierarchy ...... 167 Diagram 68: Bioregional Plan in relation to the precinct ...... 126 Diagram 103: Waste Landfill Sites Servicing the precinct (Region B) ...... 169 Diagram 69: Hydrological features in the precinct ...... 127 Diagram 70: Denuded wetlands and open space...... 128 Diagram 71: Sports fields occurring within the wetlands ...... 128 Diagram 72: Powerlines occurring in the wetland areas ...... 129 Diagram 73: Infrastructure – drainage system ...... 129 Diagram 74: Sporting and recreational facilities and uses along the drainage lines ...... 129 Diagram 75: Gahlanzo Park showing litter and lack of maintenance ...... 130 Diagram 76: Gahlanzo Park showing investment into the park ...... 130 Diagram 77: Gahlanzo Park ...... 130 Diagram 78: Park in Robert St adjacent to Gahlanzo Primary School ...... 130 Diagram 79: Park in Robert Stwith basic park furniture ...... 131 Diagram 80: Park in Robert St showing signs of vandalism ...... 131 Diagram 81: The watercourse on the western boundary of the Precinct ...... 132 Diagram 82: The channel of the western watercourse ...... 133 Diagram 83: A view across the riparian zone of the Kaalfontein Spruit on the eastern Precinct boundary ...... 133 Diagram 84: Evidence of raw sewage and litter within the channel of the western watercourse ...... 134 Diagram 85: Surface Water Typology and Drainage Context ...... 135 Diagram 86: Composite Environmental Sensitivity ...... 140 Diagram 87: Waste Landfill Sites Servicing the precinct (Region B) ...... 141 Diagram 88: Demographics by Age ...... 145 Diagram 89: Education Levels ...... 145 Diagram 90: Type of Sector ...... 146 Diagram 91: Main Type of Dwelling ...... 150 Diagram 92: Residential Market Stock ...... 151 Diagram 93: Property Ownership by Age ...... 151 Diagram 94: Period of Ownership for Existing Owners and Recent Sellers ...... 152 Diagram 95: Precinct Median Price Sales and Property Registration ...... 152 Diagram 96: Catchment Delineation & General Drainage Directions ...... 157 Diagram 97: Existing stormwater pipes in the precinct ...... 158 Diagram 98: Water reticulation network and reservoirs ...... 161 Diagram 99: Existing Sewer Pipe Network in close proximity to the precinct ..... 162 Diagram 100:Electrical network...... 165
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LIST OF TABLES
Table 1: Land use breakdown (Building-Based)...... 17 Table 2: Social Services and Community Facilities Requirements ...... 40 Table 3: Names and capacities of water storage reservoirs servicing the Precinct ...... 41 Table 4: Landfill site servicing the precinct ...... 42 Table 5: Key Outcomes: Constraints and Opportunities Summary ...... 61 Table 6: Recommend Land Use Categories ...... 85 Table 7: Recommended Land Use Categories Continued ...... 86 Table 8: Anticipated Land Use Budget ...... 87 Table 9: Anticipated Land Use Budget Summary...... 88 Table 10: Social Services and Community Facilities Requirements ...... 90 Table 11: Bioregional Plan Map Categories ...... 124 Table 12: Employment Status ...... 146 Table 13: Economic Sectors (2018) ...... 147 Table 14: Gross Value Added (2018) ...... 147 Table 15: Household Income Distribution per annum ...... 148 Table 16: Nodal Planning and Supported Land Uses ...... 148 Table 17: Economic Activities within the Precinct ...... 149 Table 18: Tenure Status ...... 150 Table 19: Residential Property Registration ...... 152 Table 20: Social Amenities within the Precinct ...... 153 Table 21: Social Amenities within the Surrounding Areas ...... 154 Table 22: Storm rainfall depths for different durations and recurrence intervals 156 Table 23: Names and capacities of water storage reservoirs servicing the Precinct ...... 159 Table 24: Solid waste services framework ...... 168 Table 25: Landfill site servicing the precinct ...... 168
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LIST OF ABBREVIATIONS TOD – Transit Oriented Development WWTP – Waste Water Treatment Plants
BEPP – Built Environment Performance Plan BRT – Bus Rapid Transit CBA – Critical Biodiversity Areas CBD – Central Business District CCA – Customer Care Area CIF – Capital Investment Framework CoE – City of Ekurhuleni EAP– Economically Active Population EBOSS – Ekurhuleni Biodiversity and Open Space Strategy EMF – Environmental Management Framework ESA – Ecological Support Areas FA – Floor area GDHS – Gauteng Department of Human Settlements GDID – Gauteng Department of Infrastructure Development GDS – Growth and Development Strategy GIS – Geographic Information System GSPTN – Gauteng Strategic Public Transport Network GSRN – Gauteng Strategic Road Network IDP – Integrated Development Plan IRPTN – Integrated Rapid Public Transport Network LED – Local Economic Development LSDF – Local Spatial Development Framework MSA – Municipal Systems Act MSDF – Metropolitan Spatial Development Framework NTIZ – National Treasury Integration Zone NDP – Neighbourhood Development Programme NMT – Non-Motorised Transport PRASA – Passenger Rail Authority South Africa RSDF – Regional Spatial Development Framework SDF – Spatial Development Framework SDP – Spatial Development Plan
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EXECUTIVE SUMMARY densified by the addition of numerous shacks on the private properties. The aim is to prepare an Urban Design Precinct Plan for the Thiteng Bus . Tembisa Plaza is located immediately south of the precinct Rapid Transit (BRT) Precinct, which is intended to guide spatial, social, . Work opportunities exist in the region in terms of industrial and economic, environmental and infrastructural input, to provide a consolidated business areas. development initiative that documents and establishes the development The region is well served with key facilities and activities Including: vision and development strategy for the site. It serves as the primary spatial Regional centres, industrial areas and nodes development and management plan, which identifies projects and directs . The precinct is well connected east-west by Andrew Mapheto Drive budgetary resources for short, medium and long-term actions and projects. to the R21 in the east, Modderfontein Road in the south-west and north-south through the Benjamin Ntlhane Drive to suburbs north The current Status Quo Analysis is intended to provide analytical basis for and south. this plan, identifying key issues and findings that underpin future planning . There are a number of proposed routes in the region which when and intervention. constructed will greatly increase the east-west. These include the PWV5 approximately 5kms to the north and the K60 which is The precinct is located in Tembisa on the north-west corner of Ekurhuleni immediately south of the precinct and connects to Andrew Mapheto approximately 8 Kilometers from Midrand. Drive to the south of the precinct.
. The Precinct is well connected in terms or rail, linking east-west The precinct is bordered generally by Slovo Road, Benjamin Ntlhane Drive with stations at Leralla, Limindlela, Tembisa and Oakmoor These and Robert Mathekga Drive Street on the west, the railway line and rail stations within Region B, rank among the top 20 busiest Connecting Street on the south and the open space and Dove Street on (passengers boarding and alighting) stations in Gauteng. the east. Andrew Mapheto Drive is a major arterial running north-south . A secondary node is proposed in the region at Leralla Station through the precinct. The Precinct includes residential suburbs and adjacent to Tembisa Plaza. This is a mixed use node of retail, community facilities and large area of open space which contain two major residential commercial and associated facilities. river courses. Tembisa Plaza Shopping Centre is on the southern edge of the precinct. This encompasses an area of approximately 64.3 Hectares. . There are two watercourses running through the site which are part of the regional open space system and are environmentally The existing spatial status quo assessment outcomes are as follows: sensitive. . There are one landfill sites on the south-east boundary of the study . The Precinct is located within 14km from OR Tambo International area. The landfill site is still active and has a life of 20 years. Airport, 8km from Midrand and 5km from Modderfontein; . There is a retail node and Taxi Rank in the centre of the precinct . The regional land uses include residential, business and industrial. which requires environmental improvements . The precinct and surrounding suburbs consist of generally low- . The residential areas are subject to overcrowding due to the density residential suburbs. However these suburbs have been construction of shacks for rent. This needs urgent attention from a safety point of view.
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. The public environment in most areas requires upgrade From the Development Framework one Focus Areas has been defined . The precinct is not affected by dolomite or mining. which provide more detail for the priority areas and become the basis for the selecting short-term priority projects. The Development Concept outlines a broad strategy that builds on the strengths and opportunities that exists in the precinct and catchment area The Focus Area is: and provides a broad framework for structuring future growth and . The Retail Core, Activity Spines and the BRT stop: A development interventions and provides a basis for the more detailed consolidation and upgrade of the retail centres including Development Framework that follows. It should be noted that the vision and surrounding public environment; including opportunities for concept is at both regional and local scale with the regional scale providing residential above retail within core and higher density residential a context for the local precinct. development. Includes the BRT and other associated public transport facilities on Andrew Mapheto Drive. Given that the Precinct is an established mainly residential suburb of Tembisa, the development concept aims to protect, regenerate and enhance what is already there, rather than to propose elaborate changes to an existing functioning urban structure. However, a major proposal that will affect the future of the precinct is the Proposed BRT public transport corridor that runs to the northern edge of the precinct. This is proposed in the RSDF and will provide a mixed-use high-density corridor giving access to the precinct and to the surrounding developments.
The Development Framework provides for improvements to the urban environment and economy of the precinct as well as attracting private sector investment to the precinct.
The Framework elaborates in detail on the following . Land Use and Activity Pattern Framework; . Roads and Movement Framework; . Open Space and Natural Environment Framework; . Built Form and Public Environment Framework;
Urban Design Directives and Guidelines
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1 INTRODUCTION 1.2 STUDY AIMS
The aim is to prepare The Thiteng BRT Station Precinct Urban Design 1.1 BACKGROUND Precinct Plan which is intended to guide spatial, social, economic, environmental and infrastructural input, so as to provide a consolidated The initiative of formulating urban design precinct plans for various areas development initiative that documents and establishes the development throughout the City of Ekurhuleni takes its lead from the Ekurhuleni MSDF vision and development strategy for the site. It serves as the primary spatial which states that to remedy the challenges associated with our current development and management plan, which identifies projects and directs urban configuration, “a vision-led approach is proposed for urban design at budgetary resources. a metropolitan level within the City of Ekurhuleni. At the heart of this approach is the central aim of creating places of beauty and distinct identity The precinct planning forms a component of the CoE’s package of plans. by drawing together the many strands of ‘place-making’ – environmental The precinct plan aims to build on the existing national, regional and local responsibility; social equity; economic viability. The urban design vision policies as well as work already undertaken in the area, incorporating the should address the social needs of people living and working in the area specialist input of the client and professional team through a constant, now and in the future, and create opportunities to contribute to the iterative process of adaption and refinement that establishes an on-going establishment of sustainable communities” (MSDF 2015) self-regulatory process of coordination and integration.
The GAPP Consortium was appointed by the City of Ekurhuleni (CoE) to This precinct plan should be used as a common source of reference and as assist the City Planning Department with the drafting of a number of urban a point of departure for decision-making by the municipality, government design precinct plans. and the private sector.
The Consortium comprises the following professional firms: . GAPP Architects and Urban Designers (Pty) Ltd 1.3 APPROACH . Royal HaskoningDHV (Pty) Ltd The precinct plan is the intended umbrella document that guides all ongoing . Kayamandi Urban Economists (Pty) Ltd work and functions as a joint statement of intent by the client, professional team and other key stakeholders. The precinct plan should function as a
point of reference for the identification and packaging of selected projects. This chapter outlines the study aims, approach, why a Precinct Plan is required, the boundary of the study area and the structure of the report. The precinct plan is therefore regarded as a framework to guide the
development of the precinct. It should be robust enough to establish a
direction for the future, instil confidence and elicit critical development and
project responses. At the same time, it should remain flexible enough to
3 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan allow change through time, recognise new ideas and respond to varying . Establishment of public-private partnerships. market demands, government legislation and adapting economies.
The precinct plans prepared for CoE, provide a framework for short, medium and long-term actions and projects. 1.5 BOUNDARY OF THE STUDY AREA
The Thiteng BRT Station Precinct Boundary is defined as follows and 1.4 THE PURPOSE OF A PRECINCT PLAN illustrated in Diagram 1: Precinct Boundary:
The precinct plan identifies the key catalytic projects, such as major . Located in Tembisa on the north-west corner of Ekurhuleni infrastructure, open space and public environment upgrade projects or key approximately 8 Kilometers from Midrand; facilities/uses, all of which lend force to its implementation. The identified . The precinct is bordered generally by Slovo Road, Benjamin projects should adhere to the precinct plan’s public environment design Ntlhane Drive and Robert Mathekga Drive Street on the west, the codes, which encompass three-dimensional visualisation and precedent railway line and Connecting Street on the south and the open space examples. and Dove Street on the east. Andrew Mapheto Drive is a major
arterial running north-south through the precinct. The Precinct These projects realise the CoE’s policies and urban design plans in a includes residential suburbs and community facilities and large tangible way within the precinct and aid the establishment of a liveable area of open space which contain two major river courses. Tembisa environment that is clean, safe and well managed. This type of development Plaza Shopping Centre is on the southern edge of the precinct. is managed as an incremental process over time and the projects become the catalysts for private sector investment and development.
This encompasses an area of approximately 64.3 Hectares. The precinct plan is required to realise the resources and programmes for implementation. The components include:
1.6 STRUCTURE OF REPORT Identification of the catalytic projects:
The report is structured into several sections: . Project programme and phasing; . Executive Summary; . Preparation of associated budgets; . Introduction; . Interdepartmental mechanisms for coordination and cooperation . Regional Context; with other spheres of government; . The Precinct Status Quo Analysis: . Identification of further detailed planning to obtain development rights;
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- physical components and characteristics – transport and movement, natural environment, built form precinct Annexure 1: characteristics, land-use activities, zoning, social facilities, - Roads and Transport Context and Status Quo; economic assessment and infrastructure services; - policies, plans and projects that impact upon the precinct – Annexure 2: review of the applicable metropolitan hierarchy of plans, the - Environmental Context and Status Quo; Urban Design Policy, and key projects and initiatives considered in the region; Annexure 3: - Context and Status Quo Consolidation: outlining the outcomes - Economic Assessment Context and Status Quo; from the analysis and identifying the structuring elements as - Socio-Economic Development Plan; well as related issues and opportunities; Annexure 4: . Precinct Development Vision and Concept: - Infrastructure and Services Context and Status Quo;
- A Regional Concept Development: Movement and connectivity Annexure 5: Stakeholder Engagement (north-south and east-west connections); proposed primary nodes; proposed secondary neighbourhood nodes; proposed station nodes (TODs); and consolidated regional development strategy; - Precinct Development Concept: Refined Development Concept: Local precinct context; dolomite conditions; existing land use activities; proposed movement network; proposed railway transport development; proposed secondary neighbourhood node; proposed TOD nodes; consolidate nodal structure; potential public transport system; proposed land parcels and consolidated development concept;
. Development Framework Precinct Plan:
- Preparation of the Detailed Precinct Development Framework; Including Roads, Land Use and Activities, Open Space and Environment, Urban Design Guidelines, Infrastructure and Socio Economic
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Diagram 1: Precinct Boundary
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2 REGIONAL CONTEXT STATUS QUO - The existing movement system and local roads, as well as proposals in this regard; - The existing public transport network, as well as proposed 2.1 INTRODUCTION improvements; - The open space systems and natural features of the region; Refer to Diagram 1: Precinct Boundary - The constraints on development
The precinct is located in Tembisa, which is a town on the north-west of Ekurhuleni north of Kempton Park CBD. 2.2 HISTORICAL OVERVIEW OF TEMBISA The precinct is located in Region B, which is situated within the north- western section of the CoE. The City of Tshwane forms the northern Tembisa is a large Township situated to the North of Kempton Park, under boundary of the region and the City of Johannesburg forms the western the Ekurhuleni Municipality. It was established in 1957 when people were boundary of Region B. The region is made up of the areas of Tembisa, a resettled from Alexandra and other Areas in Edenvale, Kempton Park, portion of Kempton Park, Edenvale, Bedfordview, Olifantsfontein/ Clayville Midrand and Germiston. The name Tembisa comes from the Xhosa word and Bredell Agricultural Holdings. Region C is to the east and Region A is ‘Tembisa’ meaning ‘promise’. It came about when black settlers of to the south. Region A is important as it contains work opportunities in Johannesburg were being evicted. When the Township was created it was Kempton Park, Boksburg, Germiston and Bedfordview a beacon of hope for those who were suddenly homeless. The Township was originally named and called ‘Thembisa’ but as more and more people The CoE Metropolitan Spatial Development Framework (MSDF) (2015) and from the northern parts of the then Transvaal came to settle, there they Regional Spatial Development Framework (RSDF Region D) (2015), decided to change the spelling of the word as it did not make any sense in identifies the precinct as a residential area with a secondary node their Languages. developing on its southern boundary adjacent to the Tembisa Plaza. Andrew Mapheto Drive is proposed as a major BRT route providing future access to work opportunities and facilities in the region. 2.3 REGIONAL CONTEXT
In this section, the following components of the regional context and status Refer to Diagram 2: Regional Location quo are assessed: . Historical Overview of Tembisa Refer to Diagram 3: Regional Context -Existing Regional Land Uses . Understanding the precinct in its regional context in terms of: Refer to Diagram 4: Regional Context –Key Facilities and Activities
- The location of the site and its extent; Refer to Diagram 5: Regional Context -Existing and Proposed Road System - The general land uses, activities and key facilities in the region and Rail
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- Tembisa Plaza Refer to Diagram 6: Regional Context – Taxi and Bus System . The precinct is well connected east-west by Andrew Mapheto Drive Refer to Diagram 7: Regional Context –Open Space and Environment to the R21 in the east, Modderfontein Road in the south-west and north-south through the Benjamin Ntlhane Drive to suburbs north and south; The precinct is located near the urban economy of Johannesburg, Midrand, . There are a number of proposed routes in the region which when Modderfontein Kempton Park, Boksburg, Germiston and other major urban constructed will greatly increase the east-west. These include the centres, and therefore is integrated into the urban system. In addition, the PWV5 approximately 5kms to the north and the K60 which is precinct is located in close proximity to OR Tambo International Airport and immediately south of the precinct and connects to Andrew Mapheto to the Grand Central Airport. The Precinct is well located at the centre of Drive to the south of the precinct; economic activity. . The Precinct is well-connected in terms or rail, linking east-west with stations at Leralla, Limindlela, Tembisa and Oakmoor. These . The Precinct is located within 14km from OR Tambo International rail stations within Region B, rank among the top 20 busiest Airport, 8km from Midrand and 5km from Modderfontein; (passengers boarding and alighting) stations in Gauteng; . The Regional land uses include residential, business and industrial. . There is a rail connection proposed to the north which will connect In the region there are a number of housing projects proposed; to Ivory Park and will increase accessibility in the region; . The precinct and surrounding suburbs consist of generally low- . There are two watercourses running through the site which are part density residential suburbs; of the regional open space system and are environmentally . Tembisa Plaza is located immediately south of the precinct, which sensitive. These are to the north-west and east of the study area; with Leralla Station is proposed as a secondary regional node. . There are one landfill sites on the south-east boundary of the study . Work opportunities exist in the region in terms of industrial and area. The landfill site is active and has a life of 20 years; business areas. These are to the west, north and south of the . The open spaces on the east and west are environmentally precinct sensitive and will require protection; . The region is well served with key facilities and activities; . The precinct is not affected by dolomite or mining. . The following regional centres, industrial areas and nodes are within a 10 km radius: The Region is based on the good urban fundamentals of public transport in - Tembisa CBD the form of the railway network, access to work opportunities in the region - Kempton Park and regional road connections to other urban centres. The Precinct is in a - Midrand very central location to other centres and industrial areas in the region. - Olifantsfontein/Clayville - the R21 development corridor; - Longmeadow and Modderfontein
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Diagram 2: Regional Location
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Diagram 3: Regional Context -Existing Regional Land Uses
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Diagram 4: Regional Context –Key Facilities and Activities
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Diagram 5: Regional Context -Existing and Proposed Road System and Rail
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Diagram 6: Regional Context – Taxi and Bus System
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Diagram 7: Regional Context –Open Space and Environment
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2.4 SITE BOUNDARIES AND INSTITUTIONAL BOUNDARIES
2.4.1 Institutional Boundaries
Refer to Diagram 8: Regional Context –Institutional and Precinct Boundaries
The Precinct is located in Region B in Ekurhuleni Metropolitan, which is one of 6 regions within the Municipality. The regions are planning regions with each having an RSDF. The precinct is located in Ward 10, with a small portion located in ward 9, as indicated on Diagram 8: Regional Context – Institutional and Precinct Boundaries. The wards provide a councillor to represent that ward on the Council. The Customer Service Centre is located in Tembisa to the east of the precinct.
2.4.2 Boundary of the Study Area
The Boundary of the study area is indicated in Section 1 and includes residential suburbs, two large open spaces on river courses, schools, a local centre and a taxi rank with associated facilities. It is bordered generally by the railway line in the south, the two major open spaces on the west and east and Tembisa Plaza Shopping Centre on the south.
This encompasses an area of approximately 64.29 hectares.
The precinct boundary was determined because of the new IRPTN station being built along Andrew Mapheto Drive, with the intention of using he station to elicit social and economic value for community in proximity to the station.
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Diagram 8: Regional Context –Institutional and Precinct Boundaries
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3 URBAN CONTEXT STATUS QUO OF THE STUDY AREA . The Thiteng Taxi Rank site is zoned for “Transportation”. . Tembisa Plaza to the south of the precinct is zoned business. 3.1 INTRODUCTION
In this section, the following components of the existing study area are Zoning adjustments may be allowed in certain areas in terms of the precinct investigated and assessed: plan outcomes. . The existing zoning and legal status; . Existing ownership patterns, considering public and private ownership; 3.2.2 Land Use and Activity Pattern . Existing land uses and key activities occurring within the precinct; . The existing physical characteristics; The land use has been calculated on the building footprints which gives a sense of intensity. The results of this assessment are reflected in the Table . Existing Heritage and built environment below: Existing and Proposed Roads and Movement System . . Existing Open Space and Environment Table 1: Land use breakdown (Building-Based) . Existing socio-economic conditions. RESIDENTIAL TOTAL NO TOTAL FLOOR POPULATION LAND USE / ZONING BUILDINGS/ UNITS AREA (m2) (3.5PP/UNIT) CLINIC 4 1910 3.2 LAND USE AND ACTIVITIES MAIN BUILDING 1 1571 3.2.1 Zoning and Land Legal Status OTHER BUILDINGS 3 339 COMMERCIAL 15 3470 Refer to Diagram 9: Land Use Zoning BUILDINGS 11 990 OFFICE 4 2480 The following zoning categories are applicable to the Precinct: INDUSTRIAL 33 3918 . “Residential 1” for residential dwelling erven consist of the majority MANUFACTURING 20 2844 of the precinct with the business zoned in the centre on Benjamin Nthlane Drive “Business 2” zoning at the intersection with Andrew OFFICES 4 153 Mapheto Drive. OTHER BUILDINGS 1 262 . Community facilities are distributed within the “Residential 1” WAREHOUSES 8 659 precincts including schools and crèches; INSTITUTIONS 45 12649 . The two river courses and adjacent land is zoned as “Public Open CLINIC 8 1589 Space; COMMUNITY HALL 4 1058
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RESIDENTIAL TOTAL NO TOTAL FLOOR POPULATION LAND USE / ZONING BUILDINGS/ UNITS AREA (m2) (3.5PP/UNIT) The densification through the addition of additional structures is throughout the precinct, even in the newer housing areas to the south of Doctor SCHOOL 33 10002 Agostinho Neto Road. The main issue is one of health and safety due to the RESIDENTIAL 1322 73365 high coverage of the sites and the danger of fire. ADDITIONS 5 245 18 CARPORT 5 65 The suburban streets in these existing residential areas are characterised GARAGE 148 4162 by RDP housing many of which have been extended or shacks added within MAIN BUILDING 520 44546 1820 the property. OTHER BUILDINGS 594 22210 1188 There are a two schools in the Precinct. St Gemma’s Primary School to the TOWN HOUSE 50 2137 175 north of Andrew Mapheto Drive and Sphiwe Primary School in the centre of TOTAL 1386 95312 3201 the precinct.
Because of the complexity of additional backrooms being added, it is A key feature of the precinct is the extensive open space on the east and difficult to get a true reflection of the existing density. If the backroom west of the precinct. areas included two people living in them and the main house includes
3.5people then the density is 50 people/ha and 5335 people per km2. Tembisa Plaza is an important landmark adjacent to the precinct and is to The gross density is 32 du/ha (if removing the 24ha of open space from be a component of a proposed secondary node. the calculation). The net density is approximately 60du /ha.
The open space calculated is 24ha has been identified as part of the 3.2.4 Key Community Facilities open space system, with some areas that could be reviewed for development potential. Refer to Diagram 12: Land Use and Key Activities
The Precinct and immediate surrounds is served with a diverse mix of land 3.2.3 Characteristics and Key Features uses and a range of activities, including:
The Precinct consists mainly of established residential areas. The . Community facilities: schools, crèche, clinic, library, community residential suburbs consist of RDP housing and the owner has constructed hall, and numerous churches; on each site a number of additional buildings and shacks, which are rented . Administrative Facilities: Licensing services and Customer Care to produce income for the owner. This has created a high, density, low rise Centres are located in Tembisa CBD; development where much of the site is occupied by buildings either formal or informal.
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. Public Transport Facilities including the Thiteng Taxi Rank and the 3.2.7 Heritage Leralla Railway Station; . There are a number of heritage and tourist facilities in Region B but none exist within the precinct. 3.2.5 Land Ownership
Refer to Diagram 11: Land Ownership 3.2.8 Built Environment and Spatial Overview Key Findings
The key findings gleaned from the spatial overview include: . Large portions of the precinct are under private ownership;
. Ekurhuleni owns the school sites within the precinct itself; . The precinct is located on the western edge of Ekurhuleni and is . Transnet owns a large portion of land adjacent to railway line to the therefore central to the Gauteng City Region’s urban system as well south of the precinct; as the major centres and work opportunities within Ekurhuleni; . The CoE owns a number of sites within and surrounding the . Much of the landholdings in the precinct are privately-owned, precinct. These include the large open space associated with the however, there are a number of large tracts of land in CoE river courses, the landfill site on the south of the precinct and a ownership being the two major open spaces along the river number of smaller sites in the general vicinity of Andrew Mapheto courses, which is constrained by new development, which makes Drive. it difficult for the Council to elicit spatial transformation;; . There is a strong well-defined urban structure to the precinct due
to the grid of roads with a local businesses and retail centre in the 3.2.6 Major Servitudes centre of the precinct which includes the Thiteng Taxi Rank
Refer to Diagram 13: Servitudes . The dwellings in the precinct are generally old RDP housing with additions and attached shacks. The streets and public environment The precinct is not encumbered by major servitudes. A powerline servitude in these suburbs are paved but have little or no street trees and traverses the wetland delineation. grass verges. The houses are on small stands which generally have been densified; The general land use has been undertaken on a building footprint, to get a . The public environment of the streets is poor lacking maintained sense of the intensity of land uses in the area, especially with the increase and formalised sidewalks and street trees; in additional rooms being added to buildings and erven . Ad hoc signage occurring with very little consideration for the building and quality of the public environment; . Crime and grime exist;
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. The local core area of the precinct is dilapidated and is in need of upgrade of the buildings which are privately owned and the public environment although paved is poorly maintained; . There are no buildings of heritage interest; . The taxi rank is vast in size and fenced, and unappealing.
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Diagram 9: Land Use Zoning
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Diagram 10: Activity Patterns and character
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Diagram 11: Land Ownership
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Diagram 12: Land Use and Key Activities
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Diagram 13: Servitudes
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3.3 ROADS AND MOVEMENT SYSTEMS railway line via an underpass at Benjamin Nthlane Drive. This road also crosses Andrew Mapheto Drive and the open space to the north.
Refer to Diagram 16: Local Existing and Proposed Bus and Taxi Network The mobility routes have limited intersection spacings, preventing direct access into the precinct and east-west connections at a local scale. Refer to Diagram 15: Local Vehicular Access from the Regional Road Network 3.3.2 Proposed Road Network Refer to Diagram 16: Local Existing and Proposed Bus and Taxi Network There are a number of road proposals identified by Gauteng Department of Refer to Diagram 17: Pedestrian Movement and Permeability Roads and Transport, which impact on the study area, namely:
For the full Roads and Movement System Assessment please refer to . The PWV5 approximately 5kms to the north Annexure 1: Roads and Movement Systems Assessment Context and . K60 which is immediately south of the precinct and connects to Status Quo Andrew Mapheto Drive to the south of the precinct.
3.3.1 Existing Road Network These road proposals are not prioritised, and the time frames for implementation are unclear. The precinct is served with regional mobility routes, with good connections east-west and north south: 3.3.3 Rail (Freight and Passenger) . Andrew Mapheto Drive connects east-west to Modderfontein Road in the south west and the R21 in the east; The Precinct is well connected in terms or rail, linking east-west with . Benjamin Ntlhane Drive connects north-south to suburbs in the stations at Leralla, Limindlela, Tembisa and Oakmoor. These rail stations south and north. within Region B, rank among the top 20 busiest (passengers boarding and . Doctor Agogstinho Net Road runs parallel with the railway in the alighting) stations in Gauteng. Leralla Station has been earmarked for south of the precinct and connects east west to residential suburbs upgrade. on the east and west. There is a rail connection proposed to the north which will connect to Ivory The remainder of the precinct consists of local distributor roads and local Park and will increase accessibility in the region. roads which form grids throughout the precinct. There is one crossing of the
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Region B does have a sufficient freight rail network covering the area 3.3.5.2 Mini-bus Taxis although there is no freight within the study area. Taxi mode is utilised by the majority of people in Ekurhuleni. Major taxi routes within the precinct include the M18 and Benji Street. The area is well- 3.3.4 Airports served by various types of public transport. The small vehicles (Venture/ Condor) provide local (short trips) transport, usually from one location to OR Tambo International Airport is some 14 kms to the south and Grand another location, whilst the larger vehicles (minibus taxis) provide long Central Airport in Midrand is 7 kms to the west. distance trips. There is a formal taxi rank facility (Thiteng) within the precinct situated at the corner of Benji Street and Mahokari Street. This taxi rank offers local and long-distance routes. Commuters residing outside the 3.3.5 Public Transport (Bus and taxi routes) precinct usually travel to the Esangweni taxi rank to get a taxi that travels to the desired destination. Refer to Diagram 16: Local Existing and Proposed Bus and Taxi Network Outside the precinct area, a taxi rank is located at Leralla station and the Public transport services provided in the precinct includes buses and taxis. Tembisa Plaza Shopping Centre. Along the M18, various minibus taxis pick- A key component in city building is the construction of a quality public up and drop off passengers. The picking-up and dropping off of passengers transport system and associated cycling/ pedestrian infrastructure. along the roads has a huge impact on traffic flow, since vehicles are often delayed by the blockages.
3.3.5.1 Buses 3.3.5.3 Public Transport Interchange Generally, bus is the least dominant public transport mode in the CoE. The CoE Metropolitan Spatial Development Framework notes that CoE bus The Tembisa CBD houses a key transportation node. It is important that this services only cover Boksburg, Brakpan and Germiston, which poses node is upgraded to meet modern standards into a Transit Orientated accessibility challenges for areas not on these routes. This has left bus Development (TOD) with rail, bus and taxi facilities. commuters migrating to taxis. The Regional Spatial Development Framework: Region B (2015) shows that the bus route or bus coverage within/ near the Precinct is Andrew Mapheto Drive (M18) which passes 3.3.5.4 Integrated Rapid Public Transport Network through the precinct. However, the investigation shows that the bus usually travels very early in the morning and returns late in the evening. The Operations Plan for an IRPTN north-south Corridor indicates that a future BRT trunk route within the study area will be implemented during Phase 1 (Tembisa-OR Tambo-Andrew Mapheto-Vosloorus). Further trunk routes will be implemented along Andrew Mapheto (M18). Outside the precinct, a feeder route of 10.2 km is planned to start from Benji Street
27 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan toward Mohokari Street, continuing onto Brian Mazibuko Drive, right onto IRPTN Station. Some of the housing units have attached garages or parking Sam Molele Drive, and right onto Dalinjebo Street. spaces on the property despite the overcrowded nature of the sites.
Stations numbers 10 and 11 are currently under construction and the construction of the proposed BRT is on-going within the Tembisa area. 3.3.8 Roads and Movement Systems Key Findings Some sections have been completed, however certain areas still being constructed. During the site visit, the BRT buses were noted running within Key findings regarding transport and roads include: mixed traffic lanes as the system has not yet opened. . Regional freeway access to the precinct is poor and is compromised by its distance to the freeway system. There is only 3.3.6 Pedestrian movement one Metropolitan route, the M18 (Andrew Mapheto Drive) that also serves this corridor; The precinct is relatively small and therefore to walk across east- west it is . Visual observation shows that Andrew Mapheto (M18) and Benji about a 10 minute walk and north-south about a 5 minute walk. Walking is street have high volumes of traffic and experience major delays therefore the predominant means of getting around the precinct with the during peak hours, with a significant number of public transport facilities all within walking distance. Although the roads are paved they are vehicles such as taxis; poorly maintained and scattered with refuse. It is important that the . The road grid configuration within the precinct is good and provides environment is clean and safe and easy to use. for easy pedestrian movement.
. Leralla Station is the only station accessible by walking. However, Andrew Mapheto Drive, a mobility route with limited intersection access, the other stations require passengers to use public transport; prevents pedestrian cross connections. The new BRT bridges, appear to . There is one formal taxi rank facility within the precinct situated at be designed to only serve commuters and not pedestrians in the area. the corner of Benji Street and Mahokari Street. This taxi rank offers Informal crossings occur within the open space system and across this local and long-distance routes; mobility route. . The Thiteng Taxi Rank is a major facility but requires a public Pedestrian access is further constrained by the railway line, with many environment upgrade; informal crossings existing along the route as the railway line is almost at . There are sidewalks for pedestrians within the precinct, however grade and there are no fencelines, which becomes a safety concern. these require to be maintained and made more pedestrian friendly as well as a public environment upgrade in the local centre.; 3.3.7 Parking . On site observation shows that there is insufficient parking for the existing businesses within the precinct; Most of the streets in the study area are local narrow streets allowing for . In terms of public transport, the precinct is regarded as being very informal on-street parking. Formal parking is provided at various facilities in accessible, with commuters having various options with regards to the study area including the clinic, the small retail centre at the proposed public transport; and
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. BRT trunk routes within the study area will be implemented during Phase 1 (Tembisa-OR Tambo-Andrew Mapheto-Vosloorus), with trunk routes to be implemented along Andrew Mapheto Drive (M18). . Pedestrian access is constrained by the railway lines and mobility routes;
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Diagram 14: Local Existing and Proposed Road and Railway Network
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Diagram 15: Local Vehicular Access from the Regional Road Network
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Diagram 16: Local Existing and Proposed Bus and Taxi Network
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Diagram 17: Pedestrian Movement and Permeability
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3.4 OPEN SPACE AND NATURAL ENVIRONMENT 3.4.4 Open Space and Recreation within the Precinct
Refer to Diagram 18: Open Space and Recreation The Precinct is dominated by the two drainage lines (rivers) that define the area. Along these drainage lines are a number of sporting and recreation For the full Open Space and Natural Environment Assessment please refer facilities, namely the golf course, resort and swimming pool, and informal to Annexure 2: Environmental Assessment Context and Status Quo soccer field. Nevertheless, the two schools have limited sports facilities. There is therefore a need for recreational facilities such as playing fields which could be developed in the riperian areas which form part of the 3.4.1 Introduction regional open space system. The major open spaces are poorly maintained and could provide an important amenity for the residents of the precinct and There are two areas of open space and natural environment which are the surrounding suburbs. two river courses and adjacent environment on the west and on the east. These are approximately 35% of the area of the precinct. 3.4.5 Landscape and Street Trees
3.4.2 Undermining and Dolomitic Areas Much of the character of an area is created by the street trees. This is particularly the case in the residential streets. However, in the study area There is no dolomite or mining within the study area. there are few street trees and few grassed verges which are well maintained. Planting street trees should be undertaken in the residential areas 3.4.3 Environmental Sensitivity
Refer to Diagram 18: Open Space and Recreation 3.4.6 Key Findings – Open Space and Natural Environment
The river courses and associated open space in general is environmentally Key findings regarding Open Space and Natural Environment include: sensitive and should be retained and upgraded for public use. It is essential that these are safe and clean, as the water quality looks very poor, with large . The historical development of the urban area has resulted in amounts of litter seen on the banks and floating in the water. significant transformation of the natural environment within most of the extent of the Precinct, with the exception of two linear vacant There are currently informal uses and activities happening within the spruit open spaces centred on two streams; and riverine area, such as the golf course, agriculture, recycling, informal . The aquatic and riparian habitat of these two streams is largely soccer field, etc. There are also portions being utilised for social facilities transformed, along with surrounding terrestrial areas (no natural (such as schools and churches) within the open space. grassland or riparian habitat remains). There are signs of pollution which is a major concern to the community and community;
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. The transformation of the natural environment in the Precinct and the large-scale transformation of the wider area has resulted in the disappearance of most of the natural faunal assemblage of the wider area. High levels of transformation and a high human presence is expected to ensure that the potential for occurrence of sensitive aquatic fauna in the two watercourses is very low; . A CBA has been designated on the Precinct Site (the vacant area on the western Precinct boundary) with the Kaalfontein Spruit and its associated vacant areas being designated as an ESA. It should be noted that the basis on which the CBA has been designated is no longer present in the Precinct Area; . Zone 2 High Control Areas, as designated under the Gauteng EMF occur on the site along the two watercourses; . Although the habitat with these riverine and riparian features and the surrounding undeveloped land highly transformed, parts of these two vacant areas have been designated as being sensitive by the Gauteng C-Plan and Gauteng EMF. Accordingly the vacant areas and the watercourses contained within them should be considered partially environmentally sensitive, and land management and development proposals must take this sensitivity into account; . There are two prominent parks that have been developed in the area, namely Gahlanzo Park situated off Benji Street on the northern backs of the river across from St Gemmas School, and the park located along the drainage line adjacent to the Gahlanzo Primary School in Robert St. These park is developed in terms of playground equipment, perimetre bollards, walkways, seating and litter bins. However these parks are in a very poor state and in dire need of upgrading and development.
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Diagram 18: Open Space and Recreation
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3.5 SOCIO-ECONOMIC PROFILE be other external factors influencing the employment status of the precinct (i.e. retrenchments) perpetuated by the current economic climate of the For full Socio-Economic Overview please refer to Annexure 3: Economic country. Assessment Context and Status Quo. For this reason, the employment status of the precinct is considered to be This section provides a comprehensive overview of the socio-economic, relatively fair with almost half falling within the PEAP (48.3%) employed, economic and residential property markets in relation to the precinct and its while 51.7% are unemployed, discouraged and economically inactive. immediate surrounding areas. The analysis is also based on the policies, Although the majority of the working population are employed within the plans and projects outlined in respect of the City of Ekurhuleni Metropolitan formal sector (79.7%), the informal sector also plays a fundamental role in Municipality. the precinct’s economy as it makes up 7.1%. In terms of household income, approximately 60.1% of the households fall under the low-income category, whereas 22.8% fall under the middle-income and 16.6% under no-income 3.5.1 Overview categories. This suggests that the majority of households residing within the precinct could qualify for subsidised housing and other governmental The Stats SA (2011) “small areas” data have been utilised as a source of incentives established to uplift the lives of low- to middle-income earners. reference to outline the socio-economic status of the Thiteng BRT Station precinct and its immediate surroundings. Kempton Park has been identified Quantec data (2019) was used as a source of reference to determine the as the “main place” within the municipality due to the precinct’s location in types of economic sectors that influences the economy of the precinct at a the Tembisa Township, which makes it part of Kempton Park. larger scale. From this perspective, the tertiary and secondary sectors play a fundamental role in the economy of Kempton Park as a whole in terms of The precinct has a population of approximately 6 809, with an average economic contribution and employment. This includes the service household size of 4.2 people. The majority of the population fall between industries, the wholesale and distribution, and the manufacturing industries, the age categories of 18–35 years, which indicates a significant Potentially which accounts for the significant proportion of the working population being Economically Active Population (PEAP) percentage. The precinct is mainly employed within the formal sector. dominated by females (50.3%) when compared to their male (49.3%) counterparts. In relation to the existing economic activities, the precinct is primarily made up of supermarkets and spaza shops, hair salons, auto repairs, fast-food In terms of the education status, a large segment of the population have outlets and informal businesses. The Tembisa Plaza is situated adjacent to secondary and matric level education, with the lowest percentage being that the precinct. Additionally, the precinct comprises of educational and of tertiary education. Education plays a major role in community upliftment religious facilities as well as a clinic, a community development centre, a as it presents more employment and business opportunities for residents youth centre, a community hall and a public transport facility. and determines the types of employment that people are likely to obtain. This in turn influences the possible household income and the affordability The precinct is mainly dominated by low-density dwellings, with the of basic goods and services. However, it is essential to note that there could residential stock market dominated by freehold stands (93.2%). In account
37 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan of property ownership, the majority of households own the property they Development node. The land use guidelines of these nodes typically include occupy and at least 45.8% rent the property they occupy. A large segment the development of medium-to high-density residential units, retail facilities, of the property owners and resent sellers are the matured population and micro-enterprises, light industries, social services, educational institutions, municipal and government facilities, entertainment, offices and open public pensioners, while the bulk of recent buyers are aged between 50–64 years spaces, etc. which account for 40%. Although there have only been a few registrations of freeholds stands within the last decade, the youth make up 20% of recent The RSDF (Region B) also indicated the following as the main residential property buyers. priorities in the Tembisa Township: Mega Project: Tembisa Ext 25 (Old Mutual Land); Looking at the current residential state of the precinct, the demand for the Township Regeneration; purchase of residential properties in this area is relatively low. This presents Redevelopment of hostels. an opportunity to identify developments that could intensify the present and, The aforementioned developments are significant in terms of enhancing the therefore, bring about adequate housing, employment and much needed provision of human settlements and thus have a direct impact on the economic activity to sustain the livelihoods of residents as well as the overall precinct. The mixed-use building in the Leralla node will also have a direct economy. impact regarding the housing issues in the precinct as it is also characterised by backyard dwellings, informal settlements and hostels.
3.5.2 Areas of Intervention Pertaining to the provision of community facilities, R45 000 000 has been set aside to upgrade the parks in Tembisa. The implementation of this project could, therefore, create a sense of place and belonging, particularly The City of Ekurhuleni’s Growth and Development Strategy 2055 details for children in the township. There is sufficient provision of social amenities strategic interventions to be undertaken in order to establish a coherent in the Tembisa Township based on the current population threshold. Even delivering city by 2020, a capable city by 2030 and, ultimately, a sustainable so, due to the anticipated developments, there should be additional facilities city by 2055. In persuasion of this mandate, the strategy is embedded in provided to meet the needs of the possible population growth in the precinct. accordance with the strategic goals, namely:
. Re-urbanise to achieve sustainable urban integration; In terms of enhancing the township’s economy, the RSDF indicated the . Re-industrialise to achieve to job creating economic growth; following revitalisation initiatives for Tembisa: . Re-generate to achieve environmental well-being; . A budget of R4 000 000 for the revitalisation of the township’s . Re-mobilise to achieve social empowerment; and entrances; . Re-govern to achieve effective cooperative governance. . Tembisa Hub, in connection with the Transport Orientated Development (TOD) around train stations in Tembisa; . The Metro’s Township Economies Development Programme pivots The CoE’s Regional Spatial Development Framework (Region B) identified on the effective implementation of the Ekurhuleni Urban a number of nodes in the Tembisa Township which has a direct impact to Regeneration Programme which has identified and prioritised the precinct. Tembisa has been identified as a primary node, Tembisa Plaza Tembisa as a nodal development area; as a secondary node and Tembisa Station as the Transit-orientated
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. An emerging business node in the township at the intersection of 3.5.3 Impact of the Precinct Initiatives Andrew Mapheto and George Nyanga Streets. This plan seeks to facilitate economic and residential development opportunities through promoting socio-economic upliftment, environmental The focus of industrial developments is vested upon the upgrading and and economic sustainability as well as social cohesion. The precinct is promotion of new industrial developments along the R21 corridor and the served by major roads and forms part of the Tembisa Township which is a along the Olifantsfontien/Clayville area. Additionally, a Chemical Incubation primary node. Moreover, it is situated directly near the Tembisa Plaza node, has been set up in the Tembisa Business Park as part of the Incubation making it more attractive for future development and growth. programme established for the development of a manufacturing hub in the township and which situated in the Sedibeng Industrial Hive Centre. This Due to the precinct’s proximity to the identified nodes, the future facility will encompass the manufacturing of chemical detergents, development of the precinct could entail the development of medium-density cosmetics, hair care products and perfumes; however the project is still in residential units, retail facilities, social services, municipal and government the pipeline. Furthermore, a Fabrication Laboratory has been established in facilities, offices and open public spaces, etc. The precinct could benefit Tembisa (amongst other townships), to provide access to more digital immensely from the Tembisa Revitalisation Initiatives, industrialisation and manufacturing facilities to encourage a higher level of research and nodal developments, in terms of employment creation and the development, while enhancing innovation and creativity. These initiatives establishment of micro-enterprises. were established by the Department of Economic Development which have launched these labs in Thokoza, Tembisa, Tsakane, Duduza and in Vooslorus Skills Centre. 3.5.4 Community Facilities and Public Amenities
Consequently, for the purpose of this precinct, the areas of intervention, The precinct comprises of sufficient number of community and public therefore, entail a socio-economic development potential analysis which facilities, which are provided based on the population threshold. There are specifically outlines the development potential for the following property community development centres, educational and religious facilities and so markets: forth within the precinct, while some of these facilities are located within a . Retail and other mixed use markets; 5km radius within the immediate surroundings. . Industrial Market; . Office Market; 3.5.4.1 Social Services Development . Residential Market; and
. Institutional, social services and community facilities. There are five religious facilities, a youth centre and a community hall, clinic and a library situated within the precinct. Although there is no police station, there are three police stations within 1–5km of the precinct.
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3.5.4.2 Education Facilities Neighbourhood Park (including Play In terms of educational facilities, the precinct comprises of three primary equipment) 3000-15000 1km schools and a Community Technology Centre. There are 14 pre-schools Source: Council for Scientific and Industrial Research, 2012 situated within 1km of the precinct. However, there are no secondary schools located within the precinct, but there are five located within 5km. It is essential to note that the existing park (Gahlanso Greenbelt Park)
situated within the precinct, is inadequate, given its location, size and safety
standard 3.5.4.3 Regional Social Services Function
There are currently no regional social services within the precinct. The closest regional social service is the Tembisa Hospital, located 10km north- west of the precinct, and the Kayalami Regional Hospital, located 10km south of the precinct.
. 3.5.4.4 Recommendations
The precinct is well served with a variety of social amenities, particularly within a 5km radius, considering its population threshold. For this reason, the recommended facilities are based on a possible need basis addressed on the anticipated population growth and the types of households that are likely to reside within the precinct on a permanent basis. These facilities would therefore be either established or upgraded to fulfil the needs of the community.
Table 2: Social Services and Community Facilities Requirements Facilities Average Acceptable Travel Threshold Distance (KM) (Population) Early Childhood 2 400—3 000 2km Development Centre
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3.6 INFRASTRUCTURE AND ENGINEERING SERVICES determine the need for refurbishment or re-construction of the water towers and reservoirs. The conditional assessment report submitted by Tlou For the full Infrastructure and Engineering Services Assessment please Consulting indicates that the reservoir is still in good condition and is refer to Annexure 4: Infrastructure and Services Context and Status adequate for the region. The surrounding areas are serviced by the three Quo Tembisa reservoirs which together have a capacity of approximately 32 ML.
3.6.1 Stormwater 3.6.3 Sewer
The surface area of the precinct is approximately 64ha. The database The existing sewer pipes vary in diameter between 50mm and 600mm. The indicates an extensive stormwater pipe network. The diameters range pipeline material varies from HDPE, clay Vitro and uPVC. between 300 mm and 1500 mm. The existing pipe materials are predominantly concrete pipelines. The WWTP servicing this area is the Olifantsfontein WWTP which is the property of ERWAT and is currently being upgraded as part of the ERW201902/TNDR-001 contract. The plant has a capacity of 105ML/d and 3.6.2 Water sufficiently services the region, however, MT Development requires an additional 35ML/d for their new development in the area and are currently The existing water reticulation pipes vary in diameter between 50mm and in discussions with ERWAT to potentially increase the capacity of the 600mm. The pipeline material is mostly AC. This data will indicate whether Olifantsfontein WWTP. the infrastructure is due for replacement or not. The Uthambeka reservoir services the precinct, and the water storage capacities and the areas serviced are shown in the Table 23 below. 3.6.4 Electrical
Table 3: Names and capacities of water storage reservoirs servicing The precinct is mostly residential with a transport hub at the centre. The the Precinct area is relatively mature and built-up and electrical services have been fully RESERVOIR NAME STORAGE AREA SERVED developed. CAPACITY (Mℓ = 1 million litres) There is an Eskom powerline servitude running through the precinct. No Umthambeka 19.4 Tembisa development can take place under the overhead powerlines and the 22m Reservoir servitude must be protected.
The concrete water reservoir servicing the precinct provides a capacity of A High Voltage line (69kV – 230kV) runs to the south of the precinct, and a 19 400 KL. CoE has under contract PS-WS-36-2016 appointed consultants Medium Voltage line (up to 69kV) to the north-east of the precinct. to conduct the conditional assessment of specific water structures to
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3.6.5 Telecommunications and ICT Table 4: Landfill site servicing the precinct Landfill facility Area Prepared Un- Total Remaining The precinct has been developed for many years. Telecommunication serviced space prepared space useful life services are available by copper and wireless systems. The development of (remaining – space (m3) (years) citywide fibre in this area may not materialise soon and wireless systems 2010) Weltevreden Benoni, 4 251 639 9 815 14 066 30 will be the dominant telecommunications channel. The use of the last mile Daveyton 000 639 concept ensures customers can select service providers of choice. and Etwatwa, as well as 3.6.6 Waste Management Region B
In the precinct, level 5 services are rendered to retail, manufacturing and Simmer and Germiston 2 933 406 - 2 933 7 food outlets, while most of the residents enjoy a weekly waste removal Jack , 406 service from site. Other non-residential customers include commercial and Katlehong, industrial, institutional, and business. as well as Region B
Source: CoE, 2012 The five (5) operational municipal landfill sites in EMM are Platkop,
Rietfontein, Weltevreden, Rooikraal, and Simmer and Jack (CoE, 2012).
There are two landfill sites that serve Region B, namely Weltevreden and Depending on landfill permit conditions, the landfill can accept specific Simmer and Jack, and both have an estimated remaining useful life of 30 waste types. Generally, though all landfills accept the following waste types: years. Waste in the region used to go to the Chloorkop landfill site but this domestic, garden refuse, tyres, building rubble, contaminated foodstuffs, has closed. According to the RSDF, the volume of waste generated in ash and light industrial. Region B will increase by approximately 36%. The additional tonnages will
thus decrease the lifespan of the existing landfill site. FG landfill site is the According to the Waste Management Plan: Guidelines for the management only active landfill in operation in Region B and is privately owned by of Solid Waste in Region A, Nov 2012 report eight waste transfer sites are Interwaste (RSDF, 2015). also operated where waste is collected, compacted and loaded for transport in order to optimize the payloads of trucks. A further number of approximately thirty four (34) garden refuse/ mini transfer sites are also utilised. The operation of the municipal landfill and transfer sites, and transportation from transfer sites to landfill sites have been outsourced to 3.6.7 Infrastructure and Engineering Services Key Findings private waste management contractors under strict performance criteria
(CoE, 2012).
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The key findings relating to Infrastructure and Engineering Services include:
. Water, sewer, stormwater and electrical infrastructure is in place and the condition of the network can be considered satisfactory; . The clearance of stormwater pipes might be required in certain areas; . The Uthambeka reservoir services the Thiteng BRT Station Precinct, and a recent condition assessment indicates that the reservoir is still in good condition and is adequate for the region: . The WWTP servicing this area is the Olifantsfontein WWTP which is the property of East Rand Water Care Company (ERWAT) and is currently being upgraded as part of the ERW201902/TNDR-001 contract. The plant has a capacity of 105ML/d and sufficiently services the region, however, MT Development requires an additional 35ML/d for their new development in the area and are currently in discussions with ERWAT to potentially increase the capacity of the Olifantsfontein WWTP. . ICT and telecommunications currently occurs via copper and wireless systems, no fibre optic services the precinct.
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4 POLICIES, PLANS AND PROJECT CONTEXT The CoE package of plans is indicated below.
4.1 INTRODUCTION
Refer to Diagram 19 CoE Package of Plans
This section comprises an assessment of the various policy plans and projects, from national to local level, that impact the precinct.
The CoE MSDF and RSDF (2015) were informed by the applicable national and provincial policies, which therefore do not require review at this level of planning.
The provincial policies that have been reviewed as they impact on the precinct include: Gauteng Provincial Spatial Development 2030, prepared in 2016, which is fairly high level;
At the metropolitan planning level, the applicable hierarchy of plans was assessed including: The Ekurhuleni 25-Year Aerotropolis Master Plan of 2015, CoE Built Environment Performance Plan (BEPP, 2017);
The MSDF; The RSDF for Region B; Diagram 19 CoE Package of Plans Associated policies, such as the CoE Urban Design Policy (2017, draft policy).
These and the national and provincial policies give consistent policy support, at all levels, to develop the BRT including densification along its length.
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4.2 GAUTENG PROVINCIAL SPATIAL DEVELOPMENT PROPOSALS These principles are: . Community: build strong neighbourhoods that allow people to The main policy that directly impacts the precinct, is the Gauteng Spatial realize their full potential; Development Framework 2030 that was prepared in 2016 after the MSDF . Collaborate: streamlined and effective governance that meets or and RSDF. surpasses global standards; . Concentrate: dense Transit Oriented Development (TOD) that 4.2.1 Gauteng Provincial Spatial Development Framework 2030 leverages on and complements existing communities; (2016) . Connect: move goods, services and people efficiently and
effectively; The Gauteng Spatial Development Framework 2030 (GSDF) (2016) supports the CoE MSDF and identifies Ekurhuleni as the hub for . Compete: identify and amplify the value chains which South Africa manufacturing, logistics and transport. can dominate in the global economy.
4.3 METROPOLITAN AND LOCAL POLICIES AND PLANS The Tembisa CBD which is 3 kms east of the precinct is earmarked as an Economic Development District and a Community Hub, with proposed 4.3.1 Ekurhuleni’s 25 year Aerotropolis Master Plan mixed use and transit orientated development.
Refer to Diagram 20: CoE 25 Year Aerotropolis Master Plan on a Regional The Aerotropolis Land use plan gives guidelines on certain aspects within level the community hub such as: . Promoting improved linkages between other economic centres; The Ekurhuleni 25-Year Aerotropolis Master Plan Part 6: Land Use Plan . Improving gateways into the CBD through special features such as (June 2015) aims to enable the CoE and the Province of Gauteng to unlock bridges or public art and signage; the economic development potential of the region, while taking the city and . Improving the streetscape of certain streets within the precinct its neighbours towards greater efficiency, sustainability, and equity. . Identified sites in close proximity to stations for intensive.
The Aerotropolis is based on five principles that form the foundation of the vision for Ekurhuleni’s Aerotropolis and from which the criteria for the success of this important initiative can be derived.
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Diagram 20: CoE 25 Year Aerotropolis Master Plan on a Regional level
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4.3.2 CoE Built environment Performance Plan (BEPP 2017) Diagram 21: BEPP Indicator Targets
Refer to Diagram 21: BEPP Indicator Targets
Refer to Diagram 22: CoE BEPP 2017
The CoE Built Environment Performance Plan (BEPP) of 2017 is effectively the interdepartmental coordination and development implementation strategy.
The precinct forms part of the BEPP Integration Zone 1. Integration Zone 1 represents the functional area extending from the Tembisa node in the north, southwards to Kempton Park CBD and therefrom southward towards the Boksburg CBD, along the IRPTN route (serving as the main transit spine). IZ1 passes though the Aerotropolis Core Node.
Specific development targets are identified and referred to within the Integration Zone Planning Guidelines to achieve spatial and economic transformation, support public transport, including a socio-economic profile Source: BEPP, 2017 and tenure mix (owned/ public rental and private rental) as indicated on Table 2. The BEPP outlines the following priority project intervention applicable to the precinct, as captured in the capital infrastructure budget: Existing public transport infrastructure present within the zone is the metro rail, Gautrain rail and numerous Taxi routes. The following rail station are . IRPTN: Road Infrastructure located within the area: Oakmoor, Kaalfontein, Tembisa, Limindlela, Leralla, Kempton Park and Isando. The proposed IRPTN route with numerous feeders and prosed station form part of plan which directly affects the
Precinct.
It is evident that most of the IZ1 adheres to the criteria of walkability based on a 500m walking distance from any public transport facility.
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Diagram 22: CoE BEPP 2017
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4.3.3 Ekurhuleni’s Mega Catalytic Projects The core function of these secondary nodes, as defined in the MSDF, is for ‘regional retail for medium and low-income users, offices, service industries, As indicated on Diagram 23: Mega Catalytic Projects, there are a number of motor and related industries, and high density residential’. Mega housing projects in Region B.
4.3.4 MSDF (2015) Spatial Development Strategy
Refer to Diagram 24: CoE Approved MSDF
The MSDF’s spatial development strategy is an urban network plan formed by the identified structuring elements. The core of this network is the ORTIA Aerotropolis. The key structuring element of the urban network is the proposed is mass public transport which links the nodal hierarchy. The mass public transport (rail and IRTPTN) forms a lattice that establishes corridors earmarked for densification and promotes the movement of people to and from places of employment within the CoE.
The MSDF’s principles include:
. Retrofitting existing primary nodes; . New nodal development; . Functional densification; . Provision of effective public transport; and . Inward urban growth.
The Precinct is located between two secondary nodes identified in the MSDF. These are Tembisa CBD on the east and Leralla on the west adjacent to the Tembisa Plaza. This gives policy support for the development of mixed-use activities and high-density residential development in those nodes. In addition, the zone along the route of Andrew Mapheto Drive has been identified for densification.
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Diagram 23: Mega Catalytic Projects
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Diagram 24: CoE Approved MSDF
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4.4 LOCAL POLICIES AND PLANS
4.4.1 RSDF Region B
Refer to Diagram 25: Regional Context –Regional Spatial Development Framework 2015
Refer to Diagram 26:–RSDF Zones of Densification
Region B is made up of the areas of Tembisa, a portion of Kempton Park, Edenvale, Bedfordview, Olifantsfontein/ Clayville and Bredell Agricultural holdings.
In terms of the metropolitan vision, the region will see major urban growth due to the proximity to the airport and its expected growth as an aerotropolis.
In the RSDF certain aspects have been defined that will directly affect the precinct plan proposals as follows;
. Tembisa Plaza and associated land is seen as a secondary node; including Leralla Station; . Tembisa CBD is proposed as a TOD adjacent to the station; . Responsible densification should take place within areas where services and infrastructure are provided for. Densification should happen in support of activity nodes, social facilities and public transport routes. Andrew Mapheto Drive is seen as a BRT route as well as being identified for densification as part of the north south corridor linking Tembisa to Kempton Park; . Maintain the open space and environmental areas.
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Diagram 25: Regional Context –Regional Spatial Development Framework 2015
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Diagram 26:–RSDF Zones of Densification
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4.5 THE CoE URBAN DESIGN POLICY . Activity Response; . Non-Motorised Transport (NMT); The CoE Urban Design Policy has been prepared in a manner that allows . Placemaking and the Public Realm; the generic principles of urban design to be applied across different scales . Sustainability and Resilience; of planning and design. These may include, but are not limited to, settlement . Urban Management. making, urban renewal initiatives, and the development of new expansion zones, public place making, street design and local scale building projects.
They would therefore be applicable to Brakpan These must apply to the Precinct.
4.5.1 Key Elements of the Urban Design Policy
Refer to Diagram 27:–Urban Design Policy Key Elements and Policies
The Urban Design Policy focuses on six key elements: . The public realm; . Transportation planning; . Public transport; . Re-addressing township environments; . Urban logic and structure; . Urban regeneration catalyst.
4.5.2 Urban Design Policy Principles
The CoE Urban Design Policy consists of seven urban design principles.
Each principle, along with the relevant guidelines, is individually detailed and its primary intent is outlined.
The Seven Urban Design Principles are as follows: . Making Connections; . Positive Edges;
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Diagram 27:–Urban Design Policy Key Elements and Policies
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4.6 DEVELOPMENT INITIATIVES
4.6.1 Leralla Secondary Node
Refer to Diagram 28: Leralla Station Hub
The Leralla node vision for the future is four-fold: the node will act as :
. a transport oriented development
. a civic and economic hub,
. a heritage hub . an economic and business incubation and development hub.
The node incorporates the existing Tembisa Plaza Shopping Mall.
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Diagram 28: Leralla Station Hub
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4.7 WARD PRIORITIES Benjamin Nthlane". A list of the key projects has been identified by CoE for the relevant wards in Ekurhuleni. The specific ward that is relevant to Ward10.
These indicate the priorities for 2017/18 review process, the Department Humps at the Roads and Traffic Allowance in responsible, and the capital funds by year for some projects. These are whole of Stormwater Calming the multi-year indicated below some of which are not within the study area: Kgatlamping (North) capital budget section has been made for the following project "Traffic Ward 10 Calming (North)". Priorities 17/18 Department Project Departmental Eco park at Environmental Review details Comments Welamlambo Resources Process (2017/2018) (2017/2018) section next to Management: Roads and Roads and The project will Welamlambo Parks storm water Stormwater be catered for Primary Infrastructure in the 21/22 to School development 26/27 FYs Multipurpose SRAC Currently there in the ward centre is a library and Storm water Roads and SW Moedi SW Moedi and sport field in the drainage at Stormwater and Kgatlamping area. Pay point Moedi & Kgatlamping to be Kgatlamping addressed by Sidewalks Roads and Ped. Allowance in CCC. The ward paving Thiteng Stormwater Management the multi-year Councilor to & Tsangweni, (N): capital budget clarify the Vusi Walkways has been made services to be Mngomezulu & Thiteng, for the following provided by the Benjamin Tsangweni, project " Ped. Multi-Purpose Nthlane road Vusi Management Centre Mngomezulu, (N): Walkways Benjamin Thiteng, Nthlane Tsangweni, Vusi Mngomezulu,
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4.8 KEY FINDINGS - DEVELOPMENT POLICIES, PLANS AND PROJECTS
The Precinct is located within Region B of the City of Ekurhuleni's jurisdictional boundaries.
There is policy support at National, Provincial and Local levels for the Precinct to be reinforced, on a regional, metropolitan and local spatial planning level.
The principles found in this policy review will become the underpinnings of the preparation of the precinct plan. These principles include:
. Tembisa Plaza and associated land is seen as a secondary node; . Tembisa CBD is proposed as a TOD adjacent to the station; . Andrew Mapheto Drive is seen as a BRT route as well as being identified for densification part of a north south corridor from Tembisa to Kempton Park. . Maintain the open space and environmental areas.
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5 CONTEXT AND STATUS QUO CONSOLIDATION CATEGORY COMMENT . The precinct is well located in terms of work Refer to Table 5: Key Outcomes: Constraints and Opportunities Summary opportunities in the region; . A large area of the precinct is privately-owned Refer to Diagram 29:–Status Quo Key Findings land;
. Dwelling units in the suburb are old RDP Units The key findings for each section of the report have been consolidated in which have been densified through extension this section, to draw out key constraints and opportunities revealed through and shacks giving the owner additional income; the process, within the precinct and its environs. These findings will be used . There are poorly defined gateways into the to guide and inform the conceptual vision and Precinct Plan. precinct and lack of quality public environment;
Ad-hoc signage with little consideration of the The findings have been consolidated under the following, now familiar . overall quality of the public environment; headings: . The area around the retail core and taxi rank . Spatial Assessment; lacks a quality public environment. . Roads and Movement Systems; . There are few community facilities and schools . Open Space and Natural Environment; in the precinct . Socio-Economic Assessment; . The precinct is defined on its western and Engineering and Services Overview; . eastern edge by large open spaces which . Policy, plans and projects overview, and follow the river courses. . Stakeholder Input. Constraints . Private ownership of buildings makes it difficult Table 5: Key Outcomes: Constraints and Opportunities Summary for the Council to elicit spatial transformation;
. Crime and grime exist, with poorly maintained CATEGORY COMMENT public environment; Spatial and Key Findings . The two large open spaces are environmentally Physical . The precinct is located on the north-west corner sensitive and are a constraint to development Development of Ekurhuleni and is well located in Gauteng City Region’s urban system; Opportunities
. The precinct is located in Tembisa and is part . Definition of gateways into the precinct;
of the marginalised/peripheral township. . Further tying this corridor together with more north-south and east-west connections and
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CATEGORY COMMENT CATEGORY COMMENT bolstering the existing economy within the Constraints precinct would further consolidate this corridor; . There are limited funds available to implement . Tembisa Plaza to the south of the precinct has the BRT route (although it is a priority) and the been identified as the focus of a secondary proposed planned regional roads; Centre; . The open space and the railway create barriers to connectivity to adjacent suburbs. Roads, Key Findings Movement & . A major east-west arterial (Andrew Mapheto Opportunities Public Drive) runs through the precinct connecting . There are some non-motorised transport Transport Modderfontein Road in the south and the R21 facilities (pedestrian walkways) within the CBD in the east. In addition a local collector runs which could be upgraded and extended; through the precinct connecting to the adjacent . The retail core has a taxi ranks at its centre suburbs; . Opportunity for better regional connections . New regional roads proposed by GSRN will through the proposed regional roads; improve access and connectivity. However, no . Potential TOD development around Tembisa timetable exists for these roads station with a focus on pedestrian access and . The Leralla railway station has been identified movement; for upgrade. This is located to the south of the precinct; . The streets are paved however these require Tree planting and public environment upgrades; Open Space Key Findings . A major future BRT trunk route within the study system and . The largest open space which is on the edge of area is proposed which is part of a north south Natural the precinct is well maintained and is an corridor through Ekurhuleni Environment environmental sensitive area; . The railway runs east-west to the south of the . There is a lack of smaller open spaces within precinct with four stations in close proximity. the residential suburbs. These rail stations, rank among the top 20 busiest (passengers boarding and alighting) Constraints stations in Gauteng. . There is a lack of structured community open spaces in the residential precincts;
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CATEGORY COMMENT . The large open spaces contain environmental sensitive areas
Opportunities . Opportunities exist for Certain portions of the extensive open spaces to be used for organised sports facilities
Socio- . The precinct is well-served with a variety of Economic social amenities, particularly within a 5km radius, considering its population threshold.
Infrastructure . Water, sewer, stormwater and electrical Services infrastructure is in place and the condition of the network can be considered satisfactory;
Policy . There is policy support for the precinct to be Aspects reinforced, on a regional, metropolitan and local spatial planning level.
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Diagram 29:–Status Quo Key Findings
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Diagram 30:–Status Quo Key Findings
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Diagram 31:–Status Quo Key Findings
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6 PRECINCT DEVELOPMENT VISION AND CONCEPT . Densification, which is required to achieve a compact urban form; . Transit Orientated Development (TOD) rail, taxi, bus and BRT at the primary node’s railway stations; 6.1 INTRODUCTION . Municipal Open Space Network utilising the existing regional open space and environmental areas; A number of key findings were consolidated in the Status Quo section of this . Opportunities for new residential communities with local facilities report. These findings highlight the major issues and opportunities in the for the residents in close proximity to the existing urban areas, work protection and enhancement of the Precinct, and have been used to guide opportunities, and public transport; the Development Vision and Concept and refinement of the Development . Provision of high order community and recreation facilities easily Framework. accessible to the residents of the region.
It should be noted that the vision and concept is at both a regional and local scale. The regional scale is to provide a context for the local precinct. 6.2.2 Precinct Principles and Guidelines
In addition, a number of principles and guidelines have been extracted and At a Precinct Scale, the following principles and guidelines have been added to from the previous sections. These become the underpinnings of defined: the Regional Development Concept and the Precinct Development Support for a wide variety of economic activities, allowing for both Concept. . the formal and the informal sector, and enhancing existing areas of
activity, and encouraging a broad economic profile;
6.2 PRINCIPLES AND GUIDELINES: UNDERPINNINGS OF THE . Improving the range of socio-economic profile and augmenting the PRECINCT PLAN existing economy; . Regenerating the precinct through the proposed BRT corridor 6.2.1 Regional Principles and Guidelines along Andrew Mapheto Drive , . Increased density of liveable residential accommodation in defined At a Regional Scale the following principles have been defined: parts of the precinct adjacent to the proposed corridor and through . Metropolitan Nodal Network – comprising a nodal hierarchy of activity routes, with corresponding amenities to allow for a pleasant primary, secondary, tertiary nodes; living environment; . Development Corridors, encompassing transportation corridor; . Improved road and pedestrian connectivity and linkages, corridors of work opportunities and emerging mixed-use corridors; . A legible hierarchy of movement routes to easily navigate through . Regional Connectivity through new east-west proposed roads; the precinct, with clearly defined gateways and maintaining and . High density development surrounding the primary nodes and enhancing linkages into surrounding region; activity spines;
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. Allowances for flexibility in areas of transition, supporting a Apartheid planning is prevalent in the area, as a result there is limited east- comfortable mix of residential and appropriate mixed-use activity to west and north south connectivity and the GSRN road proposals would emerge at the correct scale; improve connectivity and accessibility in the region. The PWV5 Road, which . A quality public urban environment; which is coherent, safe and connects east-west to the north of the precinct and the proposed K60 east- walkable, and provides a civic space network; west connection from the existing K60 in the east to the Andrew Mapheto . A sustainable environment and open space network that is Drive in the east immediately south of the precinct. Further local links have accessible to the public; been identified that could further enhance connectivity into Thembisa and the precinct. . Supporting social facilities, community facilities, sport and
recreation amenities, The railway line and its stations are an important part of the urban . Maximising the use of the existing infrastructure (public transport, structure/infrastructure giving rail access to the secondary nodes, work streets, public spaces, engineering, social facilities). opportunities and major towns beyond the Region B. The precinct is in close proximity to the Leralla Station (1.2km / 15minute walk) and the community 6.3 DEVELOPMENT CONCEPT AT A REGIONAL SCALE would benefit from an additional station along this line.
Refer to Diagram 32: Regional Development Concept - Corridor and nodal The existing public transport routes generally support this proposal; development however, these may need expansion either in routes or in frequency. The
implementation of the BRT will assist in this regard. Refer to Diagram 33: Regional Development Concept
Regional Open Space should be formalised into an open space system The Regional Development Concept/Vision is underpinned by the above running through the precinct. listed Regional Urban Design Principles and Guidelines.
The regional development concept is structured around three secondary 6.4 PRECINCT DEVELOPMENT CONCEPT AT A LOCAL PRECINCT nodes: SCALE . Tembisa CBD with a TOD; . An emerging secondary node adjacent to the Tembisa Plaza Refer to Diagram 36: Development Concept at a Precinct Level Leralla Station; . A New Node to the north of Tembisa Given that the Precinct is an established urban area, the development concept aims to protect, regenerate and enhance the existing, rather These nodes are supported by a proposed activity corridor along the than to propose elaborate changes to an existing functioning urban Andrew Mapheto Drive. structure.
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6.4.1 Focus the Main Economic Activities in the Existing Core and 6.4.2 Create Areas of Transition between Business Activities and on Andrew Mapheto Corridor Residential Suburbs
The core of the precinct is focussed on Benjamin Nthlane Drive and Andrew A number of areas throughout the precinct have been identified as being in Mapheto Drive, which should be reinforced and regenerated to create a transition, from a solely residential function to a mixed-use profile. These distinct core for the Precinct. This includes the Thiteng Taxi Rank and the areas are adjacent to the business core and activity streets and should be future BRT Stop. used as transition zones between the business and the residential. Uses such as home offices, mixed use business and residential and home The business, retail and mixed-use activities in the core have been identified enterprises, as well as, higher density residential could also be included in as zones that would benefit from detailed attention and should be the focus these areas. of any new capital investment, in order to protect the existing business and retail, and enhance its existing energy. Public environment upgrades should Additional consideration should be given to the appropriate land uses of the be considered within this core area and on the main routes. Formal and areas in transition, in an effort to keep the main retail and business energy informal retail together with support facilities should be upgraded and a concentrated on those prioritised movement routes identified and in the core proper urban management strategy developed and implemented for that itself. particular area.
The same applies to the mixed-use development established along the east 6.4.3 Enhance the character of the residential suburban precincts of Andrew Mapheto Drive. As indicated in the status quo, the residential suburbs area consists of RDP It is also proposed that light industrial and service industry on the south of housing and the owner has constructed on each site a number of additional the precinct is consolidated and extended to increase job opportunities buildings and shacks which are rented to produce income for the owner. within the precinct. This has created a high, density, low rise development where much of the site is occupied by buildings either formal or informal. In addition, the land adjacent to Andrew Mapheto Drive is proposed as a high density mixed use corridor focussed on the future BRT. The location of The densification through the additional structures on sites is throughout the the BRT stations should be located adjacent to high density activities such precinct even in the newer housing areas to the south of Doctor Agostinho as the emerging node adjacent to Leralla Station and the retail core of the Neto Road. The main issue is one of health and safety due to the high precinct. coverage of the sites and the danger of fire.
The residential streets are the only open space in close proximity to the dwellings and therefore should be seen as community “rooms” that are secure from crime due to the self-surveillance by the residents. The streets
69 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan are paved with street lights but there are no trees, verges and are poorly 6.4.5 Reinforce and Improve the Pedestrian Movement and Public maintained. Environment
Traffic moves slowly through these streets, and pedestrians move freely, The existing pedestrian routes are the sidewalks and streets. In the core due to the number of intersections, adding to the community spirit and retail area, the sidewalks should be widened and upgraded to create a more shared street space. Parking is sometimes provided on individual sites. attractive public environment. Where possible, the existing pedestrian movement routes should be consolidated and extended in order to create These residential areas should be maintained and retained for an integrated, safe, well-maintained and well-marked pedestrian network predominantly residential purposes with the streets becoming the focus of through the precinct. Existing routes should be upgraded where necessary, community life as residential properties look onto the street. However a p with consideration given to a homogeneous character, through materials, landscaping, benches, bollards, bins and effective lighting.
6.4.4 Maintain and Upgrade Main Movement Routes and Create Gateways to the Precinct 6.4.6 Develop an Open Space Park System Based on the Existing Extensive Open Spaces The Development Concept identifies existing movement routes that should be maintained and upgraded, namely Andrew Mapheto Drive and Benjamin To the west and east of the precinct is the extensive open spaces, which Nthale Drive. These routes should be highlighted as the main arterials are part of the regional river course and environmental areas. The existing through the Precinct, and as such, should be prioritised when considering waterbodies show signs of pollution and littler, which must be addressed public environment upgrades, lighting installation, enhancing businesses, through a management strategy. and street landscaping. This is particularly important in the core area of the Precinct. The existing open space system can developed for formal and informal recreation and park. This is particularly important as the residential areas The two main arterials should also correspond with identified gateways into have been densified to a high level with little open space on the sites the precinct. These are the main vehicular entryways into the precinct and themselves. This open space is therefore important for the residents of the require attention to ensure a sense of arrival into the area. This can be precinct and the surrounding suburbs. achieved in a variety of ways. These gateways could be celebrated through signage, a landmark building or structure, public squares, or through a In addition, this open space should have formalised pedestrian routes and landscape feature or public art. This definition could also assist to announce pedestrian connections across the space to the suburbs beyond. This will imminent entry into a special district such as the inner core. assist in establishing pedestrian connectivity between suburbs and protecting the existing waterbodies, as the paths intend on preventing informal movement to any part of the wetlands.
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6.4.7 Promote the Development of a Secondary Node adjacent to Tembisa Plaza/Leralla Station
Immediately south of the precinct is the Tembisa Plaza which has been identified with surrounding land as an emerging secondary node in the region. This should be promoted as this will provide additional employment opportunities adjacent to the precinct.
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Diagram 32: Regional Development Concept - Corridor and nodal development
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Diagram 33: Regional Development Concept
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Diagram 34: Development Concept at a Precinct Level - development potential
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Diagram 35: Development Concept at a Precinct Level - movement and circulation and development potential
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Diagram 36: Development Concept at a Precinct Level - BRT Focus
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7 PRECINCT DEVELOPMENT FRAMEWORK development initiative that documents and establishes the development vision and development strategy for the site. It serves as the primary spatial development and management plan, which identifies projects and directs 7.1 INTRODUCTION budgetary resources.
The Precinct Development Framework is a detailed refinement of the The precinct plan also establishes an integrated development strategy that Development Concept, underpinned by a series of urban structuring and sets out specific actions for the next 5 years. Included as a key component guiding development proposals. The Development Framework provides the in the precinct plan, is the establishment of urban design directives and spatial structure and physical configuration that guides public and private guidelines as informed by the CoE’s draft urban design policy: the resulting development decisions in the precinct. outcomes of the precinct plan include land use management and urban design directives, physical development projects to realise the identified The Development Concept outlined above presents a high-level intention development potential, and an integrated implementation strategy, to co- for the precinct that can affect improvements to the urban environment and ordinate all efforts and resources in the most efficient and viable manner. economy of the precinct. The precinct planning forms a component of the CoE’s package of plans, These concepts are elaborated in detail in the Development Framework that which will result in the formal adoption of the Thiteng BRT Station Urban follows. These sections include: Design Precinct Plan by the CoE as development policy. . Socio-Economic Development Potential; . Land Use and Activity Pattern Framework; 7.2 SOCIO ECONOMIC DEVELOPMENT POTENTIAL . Roads and Movement Framework;
. Open Space and Natural Environment Framework; This section provides a socio-economic development potential analysis for . Urban Design Directives. the precinct based on the following property markets:
. Retail market; The overarching purpose of this precinct plan is to guide spatial, social, . Industrial Market; economic, environmental and infrastructural input, as well as to provide a consolidated document that records and establishes the vision and . Office Market; development plan for the precinct. This precinct plan should be used as a . Residential Market; common source of reference and as a point of departure for decision- . Institutional, Social Services and Facilities. making by the municipality, government and the private sector.
The aim is to prepare a precinct plan, intended to guide spatial, social, economic, environmental and infrastructural input, to provide a consolidated
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7.2.1 Retail and Mixed-use Markets including Home Enterprise - Acknowledging the role of the informal economy and regulating development viability through providing trading licences, weekend informal market spaces, Wi-Fi hotspots for local entrepreneurs and The proposed land use and demand for the retail market entails: innovation spaces for unemployed graduates. . The mixed-used businesses along Limpopo, Mississippi and . Current demand for formal retail space at Tembisa Plaza and Birch Benjamin Ntlhane Drive could be recognised and formalised in Acres malls, seem to be sufficient and largely met in Tembisa, order to capitalise on the BRT that links to other nodes within although a detailed demand analysis would be required for Ekurhuleni; validation. If a need arises, there is potential for reconfiguring the public facilities on the triangular site, abutting Thembisa Plaza, to incorporate retail and business opportunities; . Upgrading the Thiteng taxi rank stalls by considering new, shaded stalls and formal storage facilities for these traders to store their stock overnight with electricity, and the potential of fromalising this into a vertically integrated mixed-use development with retail at ground floor and residential above; . Upgrading and revamping of Thiteng Wholesales at the taxi rank to supply surrounding informal traders could be introduced at the proposed reinstated public square; . Introduction of a market and line shops at the BRT Station (Benji Street / Andrew Mapheto Drive intersection), where a new public piazza is introduced; . Formalising the informal community garden to supply informal traders trading vegetables. . To promote a more viable and regulated informal economy, the following needs to be considered:
- Provide the informal traders with trading permits; that clearly states what each trader will be trading to avoid having two traders with the same product;
- Enhancing the capacity of Small Medium Micro Enterprises to Diagram 37 Retail Land Use - existing and potential in the form of serve local residents and sell more affordable, and reliable vertically integrated mixed use products; and
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7.2.2 Industrial Market 7.2.3 Office Market
The proposed land use and demand for the industrial market includes: The proposed land use and demand for offices consists of:
. Opportunities for smaller light industrial/manufacturing units . Office space for professional services such as driving schools, 2 2 (150m – 300m ) for young industrialists with opportunities for accounting firms, legal services and so forth. clothing and textile manufacturing, specifically for young upcoming . Enabling space for small-scale business start-ups- and small designers. enterprises by involving agencies similar to the National Youth . The establishment of an automotive aftermarket, comprising Development Agency (NYDA) and the Small Enterprise manufactures, parts distributors, workshops, etc. in dedicated Development Agency (SEDA) to assist the unemployed youth in spaces, but not as the main economic activities within the precinct; the area; . There is potential for introducing light manufacturing onto the . A need exists for a medical, healthcare and lifestyle centre for the Thiteng Taxi facility and a publicly owned portions of land (the health practitioners currently primarily operating from converted triangular site and at the Intersection of Amazon Street and Andrew residential properties. Such a centre could contain: consulting Mapheto Drive. rooms, surgery and day-clinic facilities, step-down facilities and other complementing activities; . Renovation of shops on the corner Benjamin Ntlhane Drive and Limpopo street to create small affordable office spaces that can attract medical practitioners; . The site adjacent to the BRT station has potential for these uses.
7.2.4 Residential Market
The future land use and demand for the residential market consists of:
. Development of High-density Social Housing rental units along the vacant land situated west of Andrew Mapheto Drive, adjacent to the BRT station. . The development would provide sufficient housing opportunities, Diagram 38: Sites identified with potential for light industrial, particularly for households with an average income of R1501- manufacturing and automotive and aftermarket land uses in the form R7500 per month. of vertically integrated mixed use
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. This development would provide affordable high-density residential 7.2.1 Institutional, social services and community facilities developments in the proximity of various economic activities, social amenities and transportation. The recommended land use demand for social services and facilities entails:
The establishment and enforcement of by-laws for the provision of 24hr/7 . Develop an action soccer facility (netted court) next to the Gahlanso security and maintenance of high-density residential buildings. Greenbelt Park and incorporation of an area for indigenous games such as Lintonga, Diteko, Morabaraba, as well as cater for completed activities such as markets, food stalls and music festivals.
Diagram 39 Residential Land Use – existing and potential Diagram 40 Community Land Use
7.3 LAND USE AND ACTIVITY PATTERN
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The proposed land use plan includes: Referring to the above section on the socio-economic development potential, the land use and activity patterns represent the types of land uses . Business, vertically integrated mixed-use development with and activities that should be supported within the precinct. business, offices and retail on ground floor with residential above. Activities include shops, offices, hotels, motor dealers, business 7.3.1 Proposed Land Use and Activity Pattern centres, restaurants, medical consulting rooms; these activities are proposed around the Retail and Taxi Rank Core; Refer to Diagram 41: Recommended Land Use
Refer to Table 6: Recommend Land Use Categories . High Density Residential Corridor, Dwelling Units and Residential buildings, minimum of 60du/ha (up to a maximum of 120 to 200 Refer to Table 7: Recommended Land Use Categories Continued dwelling units/ha) located adjacent to and along the length of Andrew Mapheto Drive and around the BRT stations, creating a Refer to Table 7: Recommended Land Use Categories Continued high density corridor of activities on the south side which follows the proposed BRT route. This corridor could include other mixed Given that the precinct is to a large extent is residential, much of the land use facilities at ground level; use is existing. The precinct plan proposes change of use in certain instances, and introduces new activities where possible and applicable, in High Density Residential, is advocated in specific areas, as per line with the precinct requirements and the underlying development the MSDF and RSDF (2015) and NTIZ (2017), the following general guidelines. guidelines are proposed for the precinct (expressed as net densities): The land use activities consolidate and enhance the existing activity pattern. Activities introduced either enhance those existing, or aim to complement in - Transit Oriented Development (TOD), minimum 60 du/ha some way through increased dwelling density and land uses. within a 500m radius of the public transport facility that
comprises the core of a transit-oriented development The proposals thus ascertain vacant sites identified for vertically integrated (example:, BRT-trunk station); mixed use, with special mention of the vacant site at the intersection of Benji Along high-order mobility routes (outside the threshold and Andrew Mapheto Drive, and the potential multi-purposing of the taxi - distances specified for TOD’s, primary, secondary and tertiary rank it include retail and residential to maximise the investment of the BRT nodes), residential densification can be considered on merit. station. Furthermore, promoting Home Enterprise and dwelling house conversions along Benjamin Nthlane Drive, to consolidate the emerging activity spine to promote a robust and vibrant local economy. . Home Enterprise, Dwelling House Conversions and Medium Density Housing, would be supported in the area adjacent to the
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existing Retail and Taxi Rank Core along Benjamin Nthlane Drive become over congested with buildings, particularly shacks and and Vuyisile Road. Medium intensity development to frame the numerous boarding rooms; open spaces would be supported, with land uses such as local businesses, small enterprise activities operated from residential premises, medium density residential, and supportive uses that . Community and Institutional Facilities, herein sharing of serve the local residents, which are compatible with the facilities and incorporation of facilities into multifunctional buildings surrounding neighbourhood (subject to relevant provisions of the becomes important. Encompassing community facilities, schools, town planning scheme). Activities include dwelling house, home tertiary education, institutions, places of medical consultation, enterprise, home offices, and medical consulting rooms, places of cultural facilities, post offices; instruction, child care facilities and guest houses.
. Social and Public Services, herein sharing of facilities and . A maximum of 2 storeys would be supported, so that it is incorporation of facilities into multifunctional buildings becomes compatible with the building heights of generally 1 to 2 storeys so important. Encompassing the complete spectrum of publicly that it is compatible with the nature and character of the existing provided social services, such as municipal and government surrounding land uses; purposes, libraries, police stations. There is a commonality between Community and Institutional Facilities and Social and Public Services and uses become interchangeable. These are . Light and Service Industry, existing light industrial and generally outside the precinct in other parts of Tembisa; businesses to be consolidated and expanded. Activities include warehouses, distribution centres, light industries, service industries and associated offices. This would be permitted in the identified . Transport, including all road and public transport activities, with business areas on condition and only permitted by special consent informal trade and supporting facilities such as ablutions and CoE Town Planning; overnight storage. This encompasses taxi rank in the retail core;
. Existing Residential, the existing residential suburbs should be . Public Open Space, Parks and Recreational Space, maintained for residential purposes or small-scale community and encompassing the public environment (pedestrian ways, social supportive land uses that serve the local residents and are sidewalks, public squares, parks), recreation, sport facilities and compatible with the surrounding residential area and be protected green open space including The two major open spaces which against inappropriate land uses taking place in these areas. Care have opportunities for additional recreational space. must be taken in these areas that the residential stands do not
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7.3.2 Proposed Land Use Budget - 173 units as high density (assuming a density of range of 120 – 200 du/ha) are proposed (FA 17 296 m²); Refer to Table 8: Anticipated Land Use Budget - 939 units as medium density (assuming a density of range of 80 du/ha) are proposed (93 853 m²). Refer to Table 8: Anticipated Land Use Budget Summary - 66 units as home enterprise conversion (assuming a density of
range of 38 du/ha) as change of use (13 869 m²). The predominant activity pattern includes: - 264 units as business mixed use residential (assuming a
density of range of 120 du/ha) as change of use (26 355 m²). . Business, vertically integrated mixed use (retail at ground floor with - 194 units as business mixed use residential (assuming a residential above) (3.95 ha); density of range of 120 du/ha) are proposed (17 839m²). . High Density Residential (1.44) - 317 units as transport mixed use residential (assuming a . Medium Density Residential (11.73 ha) density of range of 200 du/ha) are proposed (15 840m²). . Community, Social and public services (7.16 ha); - This yields a total area of 185 052 m². . Home enterprise, dwelling conversions ( 1.73 ha)
The land use budget yields the following results: . The total potential floor area of the envisaged detailed development
framework is approximately 185 052m2 of business, home An existing business floor area (FA) of 6765 m², together with a . enterprise and dwelling house conversion and related medium/high proposed floor area of 17 839 m², and a change of use of 26 355m², residential development area, and transport mixed-use , and 28 resulting in a potential total of 50 959 m² business floor area within 657 m2 community, institutional, social and public services floor the precinct; area. . A change of use, from existing residential to Home enterprise and dwelling house conversion, floor area of 13 869m² within the precinct; It is estimated that the proposed precinct development will accommodate a . An existing community and institution floor area of 20 876m², within residential population of approximately 5 859 people, assuming an average the precinct; household size of 3 persons. It must be noted here however, that the . An existing social services and public services floor area of 7 781 numbers are at a very high-level, given the dynamic and mixed-use nature m² within the precinct; of the precinct at present, and the current changes continually underway. . A total of 1953 residential units, broken down into the following uses:
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Diagram 41: Recommended Land Use
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Table 6: Recommend Land Use Categories
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Table 7: Recommended Land Use Categories Continued
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Table 8: Anticipated Land Use Budget
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Table 9: Anticipated Land Use Budget Summary
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7.3.3 Community Facilities and Public Amenities It is recommended that as the precinct becomes ever-increasingly residential through densification, social facilities should be incorporated into Refer to Table 10: Social Services and Community Facilities Requirements the precinct as this change occurs, in an incremental manner, according to the CoE standards. This is true for education facilities, open space, and all Refer to Diagram 42: Community Facilities and Public Amenities corresponding social facilities such as crèches, clinics, libraries etc.
Existing community facilities located in the precinct and in adjacent suburbs When considering sporting facilities provision in the precinct, harnessing the include a variety of social amenities that are easily accessible to the general potential of facilities available in schools to be used as shared facilities, public: should be taken into account. In addition, if school facilities are minimum additional recreation facilities should be provided within the existing open . Educational facilities: Gahlanso Primary School, Sphiwe Primary space system. School, St Gemma’s School; . Sports and Recreational Facilities; Esiqongweni Ground (1km), Ebuhleni Golf course (900m), Ivory Park Sports Stadium (1.7km) . Library Services: Thol’ulwazi Informal Library ,Tembisa West (800m) and Ethafeni Library (1.4km); . Tembisa Fire Station (1.9km); . Churches: Moya Catholic Church, Evangelical Lutheran Church, Anglican Church Southern Africa; . Health Facilities: Esangweni Clinic; . Tembisa Magistrate Court(2.5km); . Tembisa South Police Station (1km) . Tembisa South Post Office (700m); . Civic Center Tembisa Municipal Offices (2.2km) and . A Public Transport Facility: Thiteng Taxi Rank
The City of Ekurhuleni estimated the required social facilities in any particular precinct according to standards specified in the CoE MSDF. These requirements are estimated according to the number of residents in the area. It should be noted that the precinct is relatively small in size and therefore these calculations should be undertaken for a larger area.
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Table 10: Social Services and Community Facilities Requirements
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Diagram 42: Community Facilities and Public Amenities
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7.4 ROADS AND TRANSPORT SYSTEM This road passes through the precinct and has been identified as a BRT route with mixed use residential and business along its length. . Benjamin Nthlane Drive– Main north-south artery through the 7.4.1 Enhancing the Street Grid Network precinct, connecting the suburbs to the north and south, with activity spine characteristics, and the promotion of a high street Refer to Diagram 43: Roads and Transport System between Seagul Street and Andrew Mapheto Drive.
Diagram 44: Transport Plan including road, public transport and pedestrian Andrew Mapheto Drive should be prioritised for upgrade as a BRT route with network stations as indicated, including public environment upgrades, the introduction of street trees street furniture and lighting, and consideration of Diagram 45: Road Classification in terms of CoE road network street building edge conditions at ground level. Cross connections should also be pursued in the form of bridge crossings, partial and marginal Given that the precinct is an established residential community, a robust, intersections and full intersections, to ensure that the communities east and dense and well-functioning street grid network is already in place. The main west of the BRT remain cohesive in terms of access and that a local change will be in the development of Andrew Mapheto Drive as a BRT route economy can be generated. and the amendments required to achieve this requirement.
There is a natural hierarchy of roads within the precinct, which needs to be 7.4.1.2 Secondary Road Network retained. Doctor Agosthino Neto Road / Seagul Street on the southern edge of 7.4.1.1 Primary Road Network the precinct is a secondary east west route connecting to adjacent suburbs and would benefit from public environment upgrade (edge Main mobility routes and main activity street have been identified that treatment - activity at ground level, introduction of street furniture, tree enhance connectivity both at a precinct scale and reaching into the planting, landscaping, etc.) surrounding areas. These primary routes are informed by specific mobility considerations (public transport, vehicular, and NMT), and street character 7.4.1.3 Local Road Network (edge treatment, public environment, street furniture, activity at ground level). The local road network supports the primary and secondary road network, is shorter in length and serve a local access function. These roads form a The primary routes within the precinct include: grid north-south and east-west. Additional links are proposed to further enhance the grid-road network especially that Andrew Mapheto Drive has . Andrew Mapheto Drive – Main east-west bound artery feeding become a barrier to east-west movement with the introduction of the BRT through the precinct. This route provides regional connectivity east route. and west to regional routes that connect onto regional highways.
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They serve the freestanding houses and all the other activities in the taxis to better service the precinct. Upgrade of existing taxi facilities with the precinct. The intention is to allow more friction in these roads through adding inclusion of ablutions, the improvement of the public environment, and the additional street parking, added landscaping and favouring the pedestrian, management and accommodation of street trading that has been generated in order to enhance the environment of the local precinct. from this taxi facility, should be holistically considered.
7.4.2.3 Bus Services 7.4.2 Public Transport Network Continuation of existing municipal bus routes that serve the precinct, The precinct is well-serviced by public transport options and can be including the upgrading of bus stops and facilities. This includes the bus considered to be fairly multi-modal. However, the framework proposes that facility at the railway stations. In the long term the extension of the bus the introduction of the proposed BRT will provide additional access to the routes both in frequency and routing should be considered as demand existing network. Recommendations are detailed in the sub-sections to increases. follow. 7.4.3 Parking
7.4.2.1 Rail The parking is accommodated on-street parking in the secondary and local streets. The precinct is serviced by a commuter rail station south of the precinct with four stations in close proximity. This connects to the expanded Gauteng City Region's railway network. The precinct plan aims to improve efficiency for 7.4.4 Extended Pedestrian Network and Cycleways commuters between rail and other modes of transport, and consideration must be given to the current TOD interchange proposed in Tembisa some Within the precinct itself, pedestrian movement occurs within the street 2 Kms to the east, and improved pedestrian network and cycle path, and space and the framework encourages an enhancement of the existing additional road connections. pedestrian sidewalks, and establishing new connections between them, to better connect to and integrate with latent urban open spaces, including Upgrading of the existing station at Leralla and surrounds is recommended piazzas, squares and park space. The intention is to create as fine-grain as particularly as this area has been identified as a secondary regional node. possible a pedestrian network through the precinct and exploit latent open spaces into high-quality public open space as far as possible.
7.4.2.2 Taxis Consideration is given to the consolidation of existing pedestrian movement routes, expanding them where applicable, and the introduction of a cycle The precinct has an expansive taxi rank in the retail core and other taxi drop- route along the spruit, in order to create an integrated, safe, well-maintained off areas exist throughout the precinct. Detailed consideration should be and well-marked pedestrian network through the precinct, with given to their functioning, as well as a network of taxi lay-byes to allow the
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7.4.5 Specific Road, Public Transport and NMT Interventions
The specific road intervention required in the precinct is:
. The development of the BRT and associated facilities along Andrew Mapheto Drive. . Additional east-west pedestrian connections, and potential road crossings, along Andrew Mapheto Drive; . Improved functionality of the taxi facility, with the introduction of development opportunities; . Upgrade of the public environment along the existing road network, specifically linking to the BRT station, the railway station of Leralla, and the activity areas, such as the emerging activity spine of Benjamin Nthlane Drive.
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Diagram 43: Roads and Transport System
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Diagram 44: Transport Plan including road, public transport and pedestrian network
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Diagram 45: Road Classification in terms of CoE road network
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7.5 PUBLIC OPEN SPACE AND PEDESTRIAN NETWORK 7.5.1.1 The Land Fill site
Refer to Diagram 46: Public Open Space The land fill site to the south of the precinct is owned by the CoE. This Land fill site is currently active. Care should be taken with the land fill site to Being an established built-up precinct, the residential parts of the precinct minimise the environmental aspects such as heavy traffic, air pollution etc. has no parks and open spaces, with large open spaces occurring on the precinct edges of the precinct east and west. 7.5.2 Primary and Secondary Pedestrian Routes
7.5.1 Existing Parks and Open Spaces The proposed primary and secondary pedestrian routes as follows: Primary Routes: The main existing open spaces within the precinct occur on the periphery to the north of Andrew Mapheto Drive and east of the precinct. These open . Andrew Mapheto Drive; spaces are regional in nature and are ecologically sensitive and must be . Benjamin Nthlane Drive. retained. However, compatible recreation facilities could be developed within these spaces as there is a great need for additional open facilities due to the intense nature of the residential areas. These are the main activity Spines in the Precinct and as such will require widened Sidewalks and environmental upgrade. It is proposed that this extensive open space be developed and maintained as a major recreation facility. Security should be considered as part of the proposed development. The park has potential to be developed for informal 7.5.3 Residential Street Space as a Public Amenity recreation such as walking, “Park Run”, picnics, and other informal park activities as well as formal recreation, with the potential of becoming an Street space in the precinct both in the residential suburbs and in the retail ecology park that provides protects the ecosystem and biodiversity of the core should be considered as community space and as such will need to be spruit, and offers the community educational, volunteering and skills upgraded. In the residential areas street trees will be required. There may development opportunities; supporting important biodiversity, becomes a be opportunities in underutilised space in the streets for children’s play sustainable urban drainage systems (SUDS) for the surrounding area. space and for street basketball facilities in order to make the residential streets more active. The high density residential corridor is proposed on the southern edge of Andrew Mapheto Drive overlooking the open space. This would not only In the business streets the sidewalks require widening and upgrading for provide much needed residential development adjacent to a BRT route but pedestrian movement. Certain streets have been identified as more also provide the residents with an adjacent park amenity and add to the important pedestrian streets due to the direct access to facilities such as the security of the park. open space system.
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7.5.4 Proposed Natural Open Space System
The precinct is surrounded by natural open space including the two river courses on the north and east. These should be preserved and enhanced as informal open space.
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Diagram 46: Public Open Space Network
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7.6 URBAN DESIGN DIRECTIVES TO CREATE A LEGIBLE PRECINCT . Legibility — urban design and architecture should facilitate ease of movement by foot, public transport or private car, and convenient Refer to Diagram 47: Urban Design Directives to Create a Legible Precinct access to a diverse range of amenities. Pedestrian movement should be prioritised over vehicular movement; The proposals contained within the development framework are . Structure and Identity — The directives reinforce the urban underpinned by a series of urban development and urban design directives, structure of the precinct ensuring the area has a unique identity and as directed by CoE policies, including the MSDF, RSDF and the CoE draft is easy to find one’s way around as a resident and visitor. Urban Design Policy Framework, as well as being informed by existing . Place-making and the public realm — creating a high quality and urban development and urban design best practice. vibrant public realm by designing streets, squares and parks as the focus of community life; The directives are applicable at the precinct development and urban . Positive edges — promote positive edge conditions between new structure level, followed by the more detailed guidelines at Focus Area and and existing, between built and natural, and a clear transition Project level. These directives are used as underlying principles to create a between public, semi-public, semi-private and private. more legible precinct. . Security by design — safety and security should be achieved by
design rather than by remedial measure. The creation of “live street The built form and public environment contribute to a sense of identity and edges”, achieved through careful planning of land use, will create legibility for the precinct. This is achieved through the buildings’ response to an environment in which residents and occupants can watch over the urban environment, ideally framing and defining the public environment. one another
Framing of the public realm and streets by the buildings, which The public environment comprises the streets, parks, green spaces, public . squares, pedestrian paths and public buildings such as the civic offices and are a fundamental component to the place-making inherent in the library. The public environment is the key element that enables and directs urban design plan. people in the utilisation (live, work, play) of the urban environment, . A human-scaled height is promoted. Where new-buildings are supporting activities and residential neighbourhoods as well as providing a introduced, a development scale ranging from 3 to 4 storeys is clear and legible urban structure at precinct level. recommended, where a suitable building program allows. . Heritage— Sites of historical importance should be incorporated A high-quality public environment, one that is functional, easy to understand, sensitively into the urban design framework; landscaped, safe, clean, well-lit and well-managed in terms of maintenance and security, is vital to establishing liveable and thriving urban places and economies.
The urban design directives reinforce and support the urban structure of the precinct through the following:
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7.6.1 Urban Design Directives . Paths are the major movement vehicular, pedestrian and cycle routes that tie the precinct together. These include The above-mentioned achieved through the development of specific features within the built form as follows and indicated on Diagram 47: Urban - Andrew Mapheto activity corridor Design Directives to Create a Legible Precinct: - Benjamin Nthlane Drive
Secondary routes throughout the precinct The two primary roads serve as mobility gateways into the precinct. Such - gateways provide development opportunity whereby the land concentrated - Cycle route along the spruit around this gateway can be enhanced to enforce the idea of a celebrated threshold into an identifiable precinct. . Districts are specific areas or zones which have common characteristics. These Include: A number of gateway features have been identified for enhancement: . Both east and west ends of Andrew Mapheto Drive; - The retail core of the precinct . The railway underpass at the southern send of Benjamin Nthlane - The Residential Suburbs Drive Street. . Landmarks are physical elements or public buildings which are unique or special within the urban fabric. These include: . Nodes and Squares are focal points within the precinct which have a concentration of specific uses or movement configurations. - The retail core These include:
- The Taxi Rank in the retail Core 7.7 SUSTAINABLE CONSIDERATIONS - The intersection of the two major routes of Andrew Mapheto and Benjamin Nthlane Drives Any new development or changes to existing developments in the Precinct should be undertaken with prior deliberation of the following sustainable . Major Activity Edges are the linear elements that are the focus of considerations: specific land uses and are usually, but not always, the boundaries between districts or areas. These include: . Any new development should seek first to enhance the existing environment rather than to erase and replace it; - Andrew Mapheto activity corridor . Existing natural features such as mature trees should be incorporated into the design of the new environment to aid legibility - Benjamin Nthlane Drive and diversity of experience;
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. Existing structures and places of heritage significance should be retained and adaptively reused wherever possible (MSDF, 2014); . The existing open space system should be preserved and enhanced as far as possible; . Pedestrianisation should be prioritised by default; . Public transport promoted as key mode of mobility and commuters should be designed for; . Incorporate mixed use development as far as possible in all new- builds and adaptively reused buildings, where sharing of infrastructure can occur and facilities are easily accessed through walking; . Promote formal residential densification through infill development at an appropriate density, further supporting walking and use of shared facilities within the precinct; . Incorporate sustainable economic principles; . Implement sustainable infrastructure principles in all additional infrastructure requirements; . Implement sustainable building principles as far as possible in all new-builds and adaptive reuse projects. Consideration should be given to such aspects as building orientation, rainwater harvesting and grey water catchment systems, natural cooling systems and renewable energy installations.
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Diagram 47: Urban Design Directives to Create a Legible Precinct
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REFERENCES
CoE GIS Information.
CoE IDP dated 2013
CoE The Development of an Operations Plan for an IRPTN North/ South Corridor, April 2012
CoE Metropolitan Spatial Development Framework
CoE Regional Spatial Development Framework: Region B (2015)
CoE Urban Design Policy Framework, CoE Metropolitan Spatial Planning Division, City Planning Department (Iyer Urban Design Studio), 2016.
CoE Ward Priorities
Gauteng Rail Passenger Census, 2007
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8 ANNEXURE 1: ROADS AND TRANSPORT 8.2.2 Road Ownership
The Andrew Mapheto Precinct has several key road stakeholders which include: 8.1 ROADS AND TRANSPORT CONTEXT AND STATUS QUO . Sanral (N1 & R21) . Gauteng Province Department of Roads and Transport
8.2 Overview - M39 (Allandale road); - R562 (Olifantsfontein road) The National Roads (SANRAL) provide indirect access to the precinct, specifically the N1 and the R21. The N1 is located to the west of the precinct, . City of Ekurhuleni (all local network) with a north-south national route connecting Andrew Mapheto Drive with Johannesburg in the south and with Centurion in the north. The R21 is situated to the east of the study area and is a north-south national route connecting The Road Ownership Map is shown in Diagram 59: Road Ownership on the Andrew Mapheto with Pretoria in the north and OR Tambo Airport in the south. Study Area Accessing the precinct from these national roads is very difficult especial during peak period. The Andrew Mapheto Precinct is served by one Metropolitan route, namely the M18 (Andrew Mapheto Drive) and local roads. The M18 is a north- south route connecting the Andrew Mapheto Precinct with Kempton Park and Germiston in the south and Tembisa Hospital View in the north.
The Precinct is predominately a residential area. The Esangweni Community Health Centre and Esangweni taxi rank (Diagram 49) are the main trip attractions to the Precinct and are located centrally.
8.2.1 Regional Access
Aside from the National Roads (SANRAL) mentioned above the Provincial roads in and around the precinct include: . M39 (Allandale road) . R562 (Olifantsfontein road) Diagram 48: Esangweni Community Health Centre
Diagram 58: Regional Connectivity shows the regional connectivity to the Precinct
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Plans: . K60 (Gauteng Province): will be situated to the south of the precinct as an east-west route between R21 and Allandale road. The K60 will provide an important east-west linkage between Link road and Allandale road. At the time of compiling this report, it is not clear when is it going to be built.
Diagram 61: Future Roads Impacting on the Study Area shows the future road projects planned in the precinct.
8.2.5 Traffic Volumes
Traffic surveys have not been carried out in this area and, therefore there are no traffic capacity analyses carried out at this stage. Visual observation shows that Diagram 49: Esangweni Taxi Rank the M18 and Benji Street have high volumes of traffic and experience major
delays during peak hours. Most of the streets in the precinct carry a significant number of public transport vehicles such as taxis. This finding must be verified 8.2.3 Road Hierarchy through a comprehensive traffic study therefore, the findings of this report must Diagram 60: Road Hierarchy gives an overview of the road classifications within be regarded as inconclusive and preliminary. the precinct and the Road Classification Map is shown in Diagram 60: Road Hierarchy 8.2.6 Rail (Freight and Passenger)
Passenger trains from Kaalfontein to Leralla serve this corridor (Diagram 50). 8.2.4 Plans and Project The closest passenger railway stations are: Projects and plans which are likely to impact the precinct include: . Leralla (Train Passenger Volumes: 40 000)
Limindlela (Train Passenger Volumes: 38 000) Existing projects: . . BRT project along M18 (Andrew Mapheto Drive) . Tembisa (Train Passenger Volumes: 42 000) . Kaalfontein (Train Passenger Volumes: 20 000)
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The volumes are as per the final report compiled by the Gauteng Rail Passenger capable of handling local and long-distance trips (inter-provincial). Commuters Census 2007, with the current number likely to be higher. Tembisa station has residing outside the precinct usually travel to the Esangweni taxi rank to get a the highest train passenger volumes when compared to the other three stations. taxi that travels to the desired destination. However, all stations have volumes with more than 20 000 passengers based on station inflow and outflow. Leralla station is the only station with an accessible According to the Ekurhuleni IDP dated 2013, the public transport modal split walking distance, but the other stations require passengers to utilise public within Ekurhuleni is 73.7% for taxis, 19.3% for rail transport, and 7% for bus transport. The PRASA railway line within the precinct is shown below. transport. Furthermore, it was mentioned that private vehicle utilisation is very high – more than 50% of the total trips in Ekurhuleni. The Public Transport Modal Split is shown below (Diagram 51).
Diagram 50: PRASA Railway line within the Precinct Diagram 51: Public Transport Modal Split Sources: Ekurhuleni IDP dated 2013
8.2.7 Public Transport 8.2.7.1 Buses Within the precinct, there are key transportation elements such as a railway station and a taxi rank, which are important to national movement of passengers. Bus transport is the least predominant public transport mode in CoE shows the The Esangweni taxi rank is one of the major taxi ranks within Ekurhuleni and is existing bus routes within the precinct. The Regional Spatial Development
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Framework: Region B (2015) shows that the bus route or bus coverage within/ near the precinct is Andrew Mapheto Drive (M18) which passes through the precinct. However, the investigation shows that the bus usually travels very early in the morning and returns late in the evening.
8.2.7.2 Mini-bus Taxis
Taxi mode is utilised by the majority of people in Ekurhuleni. Key taxi routes within the study area include the M18 and Benji Street. Due to the location of the precinct, the area is blessed with various types of public transport. The small vehicles (Venture/ Condor) provide local (short trips) transport, usually from one location to another location, whilst the larger vehicles (minibus taxis) provide long distance trips. There is one formal taxi rank facility within the precinct situated at the corner of Benji Street and Mahokari Street. This taxi rank offers local and Diagram 52: Esangweni formal taxi rank (local and long-distance routes) long-distance routes. Commuters residing outside the precinct usually travel to the Esangweni taxi rank to get a taxi that travels to the desired destination (Diagram 52: Esangweni formal taxi rank (local and long-distance routes)).
Outside the precinct area, a taxi rank is located at Leralla station and the Tembisa Plaza Shopping Centre. Along the M18, various minibus taxis pick-up and drop off passengers. The picking-up and dropping off of passengers along the roads has a huge impact on traffic flow, since vehicles are often delayed by the blockage.
Diagram 53: Public transport type within the Precinct
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co-ordinates are available. The City of Ekurhuleni has been protecting this rail reserve all the way to where it links with the existing line to the north-east of Tembisa Hospital and Ext 25. Diagram 55: Leralla passenger rail station shows the existing and proposed railway line within the study area.
Diagram 54: Formal taxi rank along Seagull Street (near Tembisa Plaza)
8.2.7.3 Rail Facilities
Passenger trains from Kaalfontein to Leralla serve this corridor. Diagram 55: Leralla passenger rail station
The closest passenger railway stations are: . Leralla (Train Passenger Volumes: 40 000) 8.2.7.4 Integrated Rapid Public Transport Network . Limindlela (Train Passenger Volumes: 38 000) The Operations Plan for an IRPTN north-south Corridor indicates that a future . Tembisa (Train Passenger Volumes: 42 000) BRT trunk route within the study area will be implemented during Phase 1 . Kaalfontein (Train Passenger Volumes: 20 000) (Tembisa-OR Tambo-Andrew Mapheto-Vosloorus). Within the precinct, only trunk routes will be implemented along Andrew Mapheto (M18). Outside the
precinct, a feeder route of 10.2 km is planned to start from Benji Street toward Regarding the railway expansion of Tembisa–Ivory Park loop, as well as the Mohokari Street, continuing onto Brian Mazibuko Drive, right onto Sam Molele Isando–Modderfontein route; the MSDF 2011 indicated PRASA’s top priorities Drive, and right onto Dalinjebo Street. for Ekurhuleni as Daveyton to Etwatwa, and Tembisa to Ivory Park rail extensions, however, these are again weighed against the national priorities. Stations numbers 10 and 11 are currently under construction and the According to PRASA, a route determination study was conducted, and the route construction of the proposed BRT is on-going within the Tembisa area. Some
110 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan sections have been completed, however certain areas still need a lot of work. . Sidewalks ending abruptly after the crossing causing discomfort for During the site visit, the BRT buses were noted running within mixed traffic lanes pedestrians. as the system has not yet opened. Diagram 56: Example of NMT along Benji Street and Diagram 57: Newly BRT Pedestrian Bridge at Andrew Mapheto and Benji Street shows the BRT trunk route within the study area.
8.2.7.5 Gautrain
The Gautrain connects major nodes within Gauteng to one another, including Pretoria CBD, Johannesburg CBD, Midrand, OR Tambo International Airport and Sandton. Currently, the Gautrain nor the Gautrain bus operate near the precinct and there are no plans within the area to implement the Gautrain. The nearest Gautrain station to the study area is situated at 7km (Midrand). Currently, no Gautrain feeder buses are provided from Midrand Station to the Andrew Mapheto Precinct.
8.2.8 Pedestrian movement
Visual observation shows that there are a lot of pedestrians walking within the Diagram 56: Example of NMT along Benji Street precinct. The NMT facilities are limited to key streets within the precinct including Benji Street, the M18 and the street adjacent to community facilities. There is a significant number of people crossing Andrew Mapheto Drive to and from Esangweni/ Thiteng via the intersection of Andrew Mapheto Drive and Benji Street. These people are often at risk of being hit by vehicles, and a new BRT pedestrian bridge is expected to assist pedestrians (Diagram 57). Pedestrian jaywalking along Andrew Mapheto Drive can be attributed to the lack of a pedestrian bridge in the middle of the precinct. Some of the problems encountered around the precinct are:
. Lack of maintenance or poor quality of pavements; . Broken and damaged sidewalks as one of the major barriers; . Insufficient or non-existent pedestrian facilities; and
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8.2.11 Key Findings
Key findings regarding transport and roads include:
. Regional freeway access to the precinct is poor, as a result, compromised by its distance to the freeway. There is only one Metropolitan route, the M18 (Andrew Mapheto Drive) that also serves this corridor; . Visual observation shows that Andrew Mapheto Drive (M18) and Benji street have high volumes of traffic and experience major delays during peak hours, with a significant number of public transport vehicles such as taxis; . Leralla Station is the only station accessible by walking. However, the other stations require passengers to use public transport;
Diagram 57: Newly BRT Pedestrian Bridge at Andrew Mapheto and Benji . There is one formal taxi rank facility within the precinct situated at the Street corner of Benji Street and Mahokari Street. This taxi rank offers local and long-distance routes; 8.2.9 Parking . On site observation shows that there is insufficient parking for the existing businesses within the precinct; On street parking is not provided within the precinct. On-site observation shows . In terms of public transport, the precinct is regarded as being very that there is insufficient parking for the existing businesses within the precinct, accessible, with commuters having various options with regards to namely Zebb motor spares located at the corner of Andrew Mapheto Drive and public transport; and Benji Street, and Chicken Licken along Benji Street. . BRT trunk routes within the study area will be implemented during
Phase 1 (Tembisa-OR Tambo-Andrew Mapheto-Vosloorus), with trunk 8.2.10 Accidents routes to be implemented along Andrew Mapheto Drive (M18).
. Gauteng Rail Passenger Census 2007 The following intersections are known as accidents hotspots: . Ekurhuleni Metropolitan Municipality, April 2012The Development of an . M18 (Andrew Mapheto Drive) and Benji Street Operations Plan for an IRPTN North/ South Corridor . M18 (Andrew Mapheto Drive) and Dan Nkabinde Drive
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Diagram 58: Regional Connectivity Source: EMM Roads Masterplan, RHDHV, 2013
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Diagram 59: Road Ownership on the Study Area
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Diagram 60: Road Hierarchy Source: EMM Roads Masterplan, RHDHV, 2013
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Diagram 61: Future Roads Impacting on the Study Area Source: Gauteng Roads and Transport
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Diagram 62: Bus and Taxi Routes
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Diagram 63: Proposed BRT Routes
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Diagram 64: Exisitng and future Rail Network
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ANNEXURE 2: OPEN SPACE AND NATURAL ENVIRONMENT . Comply with all applicable international conventions, national environmental legislation and policies, regulations, codes of 8.3 OPEN SPACE AND NATURAL ENVIRONMENT CONTEXT AND practice, and other environmental requirements to which the COE STATUS QUO subscribes; . Protect and manage the environment, conserve resources, 8.3.1 Environmental Strategic Documents (policies, plans and minimise asset losses, and improve environmental performance; strategies) . Minimise the environmental impacts of the activities of the CoE; . Minimise the contribution to climate change, and adapt to the 8.3.1.1 Ekurhuleni Environmental Policy, 2012 consequences of global climate change;
. Improve the quality standards of the environment through the The Ekurhuleni Environmental Policy was updated in 2012; the revision of reduction of pollution, implementation of a waste reduction the policy provided an opportunity to align CoE environmental policy with hierarchy, an increase in social benefits in terms of health and sustainability initiatives and trending considerations, e.g. the impacts of resilience, and increased access to environmental resources; climate change, the green economy, mining reclamation and pollution, and . Establish partnerships with community organisations, government land reform and agrarian transformation. Importantly, as the Growth and agencies, customers and Interested and Affected Parties (I&APs) Development Strategy for CoE is currently being revised, there remains and foster openness and communication with all stakeholders in potential to further align the environmental policy and vision to the revised order to share relevant information, contribute to the development growth and development vision for the region. of sustainable solutions, and respond in a constructive and timely
The development of an environmental policy for the CoE is a statutory manner; mandate and responsibility is placed on local governments to ensure a safe . Implement environmental management activities aimed at and healthy environment for those living and working within their area of enhancing and improving the environment within the COE by jurisdiction. The CoE, in delivering services to the community, strives to improving the environmental content and performance of existing maintain and promote sustainable environmental management by carefully management systems like the IDP, GDS and Service Delivery and blending ecological, social, and economic considerations into future . Budget Implementation Plan (SDBIP); and planning and decision-making processes. The CoE aims to balance the . Regulate the environmental impacts of mining to restore a balance interests of the present with those of future generations, and ultimately, will between consumptive and sustainable environmental resource strive to reduce the environmental impacts of current operations, activities, uses. products, and services. To meet the goals and intended outcomes of the Environmental Policy, Within the framework of its Environmental Policy, the Ekurhuleni seven areas of impact are defined that require attention and the Metropolitan Municipality commits to: implementation of actions (Diagram 37: Seven Environmental Policy Focus Areas, or Ultimate Outcomes). The long-term outcomes are:
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1. Key natural resources are protected and conserved; An Implementation Plan accompanies the Revised Environmental Policy 2. CoE employees are aware of environmental matters and and is available as a tool to enable the turning of the policy into action. environmental education initiatives are implemented; Primary goals to give effect to the policy include: 3. Environmental principles are embedded in infrastructure and development activities in the CoE; . Roll out of the Environmental Policy into CoE department’s 4. Land, water and air pollution is prevented and reduced; processes and systems; and 5. River catchments are managed in an integrated manner; . Marketing and awareness-raising of what the Environmental Policy 6. CoE is energy efficient and has adapted to climate change aims to achieve. impacts; and 7. Sound environmental governance. The Implementation Plan is a spreadsheet based tool that links the outcomes of the policy through actions and responsibilities to measure progress, using indicators over 5 year planning timeframes. Protect Natural 8.3.1.2 Ekurhuleni Environmental Management Framework, 2007 Resources
Environment The Environmental Management Framework (EMF) provides a framework Environment al al Education that sets out the environmental attributes of Ekurhuleni in a way that Governance determines environmental opportunities and constraints for development of the area, while Spatial Development Frameworks (SDFs) provide frameworks for interpreting the development vision, planning principles and COE structuring elements of Ekurhuleni. Environmental Climate Policy Sustainable Proofing & As part of the EMF, the Strategic Environmental Management Plan (SEMP) Infrastructur Energy e Efficiency was developed which outlined ‘development constraint zones’ which highlight the environmental features that may limit developmental potential. Five constraint zones have been identified:
Water Reduce . Low to no Constraint zone Resources Pollution . Agricultural Constraint zone . Geotechnical Constraint zone . Hydrological Constraint Zone . Ecological Constraint Zone Diagram 65: Seven Environmental Policy Focus Areas, or Ultimate Outcomes Source: COE, 2012
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The location of the precinct falls within the Low to No Constraint zone, and Hydrological Constraint zone. The Low to No Constraint zone does not contain any particularly sensitive areas and are predominantly built-up. Development mostly occurs within this area and minimum environmental approvals are required although engagement with relevant departments is encouraged.
The Hydrological constraint zone consists of environmental sensitivities,
specifically the presence of the natural surface water bodies. The preferred activities in the Hydrological zone are for conservation but with provision for essential engineering services pending the outcome of an environmental authorisation process.
8.3.1.3 Ekurhuleni Biodiversity and Open Space Strategy (EBOSS), 2009
The EBOSS outlines steps that need to be taken in order to meet the requirements for the biodiversity and open space needs of the Metro. The EBOSS provides a thorough inventory of the ecological features within the COE and provides targets for which the COE must aim in order to adequately preserve the biodiversity and open spaces within the Metro. The EBOSS defined the Open Spaces as:
. Metropolitan open space nodes - means open space areas that have a distinct character and that are meant for the use or enjoyment of all persons in the metropolitan area and even beyond. . Local open space nodes - means open space areas that have a distinct character and that are meant primarily for the use or enjoyment of specific communities. . Corridors - means open spaces that form part of the hydrological system, are natural areas that are shallowly undermined, or areas with
high quality natural vegetation that link different nodes with each other. Diagram 66: Andrew Mapheto Precinct in relation to the COE SEMP, . Other/neighbourhood natural open spaces - means natural areas that 2007 should remain as open spaces, but do not constitute nodes or corridors
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and that should be incorporated in the planning and development of According to the EBOSS (2009), there are no open space features within neighbourhoods. the precinct. The closest open space feature is Local Open Space Node B: . Mining belt open space - means undeveloped land on undermined areas Glen Austin Bullfrog and Bird Sanctuary and Recreation Node located North that can be used for open space purposes. West of the precinct. The local open space node is listed as privately owned. The local open space is characterised as Natural Open Space and High Intensity recreation. The aim of this area is to conserve biodiversity habitat for frogs and birds by maintaining hydrological systems within a grassland area by conserving high quality areas and restoring a derelict areas while also providing in the recreation needs of the surrounding communities.
The EBOSS was developed in 2009 and there has been developed since then, it is still important to take into account the open space assets in the study area for future planning to ensure that the integrity of the remaining open spaces are preserved.
8.3.1.4 Draft Bioregional Plan, 2014
The CoE has developed a Bioregional Plan although it is still in draft form. The purpose of a bioregional plan is to inform land-use planning, environmental assessment and authorisations, and natural resource management by a range of sectors whose policies and decisions impact on biodiversity. This is done by providing a map of biodiversity priority areas, referred to as Critical Biodiversity Areas (CBA) and Ecological Support Areas (ESA), with accompanying land-use planning and decision-making guidelines.
The Bioregional Plan must be included in the Integrated Development Plan and Spatial Development Plans and must be consulted when issuing planning authorisations. The Bioregional Plan determines the key biodiversity aspects within the CoE. The Bioregional Plan is used to produce different maps that can be easily integrated into other planning tools. The Bioregional Plan also provides a description of the different CBA map areas Diagram 67: Open Space Features within the vicinity of the Andrew which are shown below. Mapheto Precinct
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Table 11: Bioregional Plan Map Categories CBA Map Category Criteria Defining the Category Protected Areas include Provincial Nature Reserves (declared under the National Environment Management: Protected Areas Act 57 of 2003); Municipal Nature Reserves (including Bird Sanctuaries) which are declared under various local and provincial declarations and by-laws; other state owned protected areas (Meteorite Crater Reserve & natural portions of Botanical Gardens); and Private Nature Reserves and Natural Heritage Sites with management plans that have biodiversity conservation as the primary objective. The Protected Area definition used in Gauteng C-Plan v3.3, which this bioregional plan is obligated to follow, deviates from national policy documents and guidelines (Protected Areas Act, NBA 2011 & NPAES 2008) which include all formally proclaimed protected areas Protected Areas (including World Heritage Sites and Protected Environments) and exclude undeclared conservation areas which do not have secure legal status. Gauteng C- Plan v3.3 includes most types of formal Protected Area, but deviated from the norm by excluding Protected Environments and World Heritage Sites, while including undeclared private nature reserves and natural heritage sites that have biodiversity focussed management plans in place (these would be categorised as informal conservation areas under the National Protected Area Expansion Strategy and would not be seen to be meeting Protected Area targets). Protected Environments and World Heritage sites are indicated on the maps to improve alignment with national bioregional plan norms, but the Bioregional Plan does not have the mandate to alter the spatial product from Gauteng C-Plan v3.3. Any natural or near-natural terrestrial or aquatic area required to meet targets for biodiversity pattern and/or ecological processes. These include any area that is required for meeting biodiversity pattern targets such as remaining areas of Critically Endangered vegetation types and areas required to protect threatened species; any area that is required for meeting targets for ecological processes such as areas important for climate change adaptation; and hydrological process Critical Biodiversity Areas 1 areas such as high priority wetlands and catchments, pan clusters and pans within priority catchments. In addition to the above areas where there is little or no choice of area identified, CBAs include all 'best design' sites in terms of meeting pattern and process targets, identified by the biodiversity planning process. 'Best design' refers to an identified network of natural or near-natural sites that meet pattern and process targets in a spatially efficient and ecologically robust way, and aim to avoid conflict with other activities (e.g. economic activity) where possible. Intensive agricultural landscapes which are required to meet biodiversity targets for threatened species or which support ecological processes on which these Critical Biodiversity Areas 2 threatened species directly depend. Although the biodiversity planning process preferentially attempted to meet biodiversity targets in natural or near- natural landscapes, in some cases intensive agricultural landscapes may perform a key role in maintaining populations of threatened species (e.g. ploughed fields may be key foraging areas for threatened bird species such as Blue Cranes or Secretary Birds). Natural, near-natural or degraded areas required to be maintained in an ecologically functional state to support Critical Biodiversity Areas and/or Protected Ecological Support Area 1 Areas. These include remaining floodplain, corridor, catchment, wetland and other ecological process areas that have not been identified as Critical Biodiversity Areas but which need to be maintained in a functional state to prevent degradation of CBAs and/or Protected Areas. ESA1s can include areas which would otherwise have been identified as CBAs except that have been degraded, but which are currently or potentially still important for supporting ecological processes. These areas are a focus for rehabilitation rather than the intensification of land uses. Areas with no natural habitat which retain potential importance for supporting ecological processes. These include urban and intensive agricultural landscapes Ecological Support Area 2 on floodplains, in buffers around wetlands and in bottlenecks in key climate change corridors. Inappropriate management or intensification of land-use in these areas could result in additional impacts on ecological processes. Other Natural Areas Natural areas not included in the above categories. No Natural Areas Remaining These areas include intensive agriculture, plantations, mined areas, urban areas, infrastructure and dams.
Source: Adapted from Holness, 2009
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There are at least 16 threatened plant species and 14 threatened animal species; any area that is required for meeting targets for ecological species in the CoE, and 10 ecosystems listed as threatened according to processes such as areas important for climate change adaptation; and National Environmental Management: Biodiversity Act (NEM:BA, 2008). hydrological process areas such as high priority wetlands and catchments, Aquatic systems are equally unique in the bioregion: 97% of wetlands types pan clusters and pans within priority catchments” (CoE, 2014). and 29% of river types in the Metro are listed as threatened. Just over a third of the Ekurhuleni Metro is in a natural or near natural state (36%), with Similarly the ESAs in the precinct are “Natural, near-natural or degraded urbanisation (35%), agriculture (23%) and mining (7%) together covering areas required to be maintained in an ecologically functional state to support 64% of the Metro. Critical Biodiversity Areas and/or Protected Areas. These include remaining floodplain, corridor, catchment, wetland and other ecological process areas Critical Biodiversity Areas cover 18% of the Metro with CBA 1 (natural or that have not been identified as Critical Biodiversity Areas, but which need near natural state) covering 17% and CBA 2 (cultivated landscapes which to be maintained in a functional state to prevent degradation of CBAs and/or retain importance for threatened species) covering 1%. Ecological Support Protected Areas” (CoE, 2014). Further detail is provided in the section on Areas cover a further 18% of the City with ESA 1 (natural, near natural or Biophysical Characteristics below. degraded state) covering 6% and ESA 2 (no remaining natural habitat) covering 12%. Protected Areas cover just over 1% of the Ekurhuleni Metro.
The Bioregional Plan also sets out different management practices that must be adhered to in order to protect the biodiversity of the COE. This guideline is developed according to the different levels of Critical Biodiversity Areas and the Ecological Support Areas. Part of the Bioregional Plan requires a monitoring and evaluation programme. The purpose of this is to measure the level of implementation within the Metro as well as areas that require improvement. The current Bioregional Plan is under review.
With reference to the precinct, Diagram 68 shows the biodiversity features, namely Critical Biodiversity Areas (CBA) and Ecological Support Areas (ESA), as well as other natural areas. Diagram 69 shows the hydrological features in the precinct. All the surface water features – rivers and associated buffers – are CBAs, with some areas functioning as ESAs. As per the guidelines, a CBA is “Any natural or near-natural terrestrial or aquatic area required to meet targets for biodiversity pattern and/or ecological processes. These include any area that is required for meeting biodiversity pattern targets such as remaining areas of Critically Endangered vegetation types and areas required to protect threatened
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Diagram 68: Bioregional Plan in relation to the precinct
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Diagram 69: Hydrological features in the precinct
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8.3.1.5 Open space resources
The Precinct is a historic township area and is therefore predominantly built up with limited open spaces aside from the two water courses that dominate the precinct.
Within the precinct, the non-developed, vacant areas are related to open spaces that have been maintained around two drainage (river) systems (the larger of which (on the Precinct eastern boundary) is the Kaalfontein Stream). These linear open spaces form the eastern and western boundaries of the Precinct respectively. These areas display residual natural habitat that is highly modified from a natural state and which has been modified by factors such as dumping and littering, alien plant encroachment, regular burning, and by significant sewage pollution in the Diagram 70: Denuded wetlands and open space context of the aquatic environment. Very little if any aquatic, riparian or adjacent terrestrial habitat that is in an untransformed, natural state occurs within either of these open spaces, as confirmed by the visual assessment undertaken as part of a site visit.
In terms of public open space, the riperian area is used for sporting and recreational activities including the golf course, resort and swimming pool and informal soccer field. These used are encouraged as they add value and appreciation of the open space network and have a limited impact on the ecological functioning of the drainage lines. Adjacent areas are not valued and subject to dumping and other undesirable conditions.
Diagram 71: Sports fields occurring within the wetlands
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Diagram 74: Sporting and recreational facilities and uses along the Diagram 72: Powerlines occurring in the wetland areas drainage lines
There are a few parks that have been developed in the area. The most prominent is the Gahlanzo Park situated off Benji Street on the northern backs of the river across from St Gemmas School. The park is developed in terms of playground equipment, perimetre bollards, walkways and litter bins. Public art in the form of sculptures of the City of Ekurhuleni logo are also found along the park borders.
Generally though the park is in a poor state and in need of repair and upgrade. There are also problems with dumping on the corner of Benji and Seretse St.
Diagram 73: Infrastructure – drainage system
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Diagram 75: Gahlanzo Park showing litter and lack of maintenance Diagram 77: Gahlanzo Park
Within the precinct there is another prominent developed park located along the drainage line adjacent to the Gahlanzo Primary School in Robert St. This park is developed in terms of braai facilities, playground equipment, seating but is in a very poor state and in dire need of upgrading and development.
Diagram 76: Gahlanzo Park showing investment into the park
Diagram 78: Park in Robert St adjacent to Gahlanzo Primary School
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8.3.2 Biophysical Characteristics
8.3.2.1 Land-use and Transformation – location of areas of natural habitat
The Thiteng BRT Station Precinct is located within the wider Johannesburg/ Pretoria/ East Rand conurbation – a very expansive urban area. The growth of this urban area has resulted in significant transformation of the natural environment of most of its extent, with the exception of residual parcels of land that are characterised by natural vegetation cover, many of which are centred on natural and other waterbodies.
The precinct mirrors this pattern of environmental transformation due to its location within the Tembisa Township, with a majority of its spatial extent being transformed, primarily to residential and commercial land-uses. Diagram 79: Park in Robert Stwith basic park furniture Within the precinct, the non-developed, vacant areas are related to open spaces that have been maintained around two drainage (river) systems (the larger of which (on the Precinct eastern boundary) is the Kaalfontein Stream). These linear open spaces form the eastern and western boundaries of the Precinct respectively. These areas display residual natural habitat that is highly modified from a natural state and which has been modified by factors such as dumping and littering, alien plant encroachment, regular burning, and by significant sewage pollution in the context of the aquatic environment. Very little if any aquatic, riparian or adjacent terrestrial habitat that is in an untransformed, natural state occurs within either of these open spaces, as confirmed by the visual assessment undertaken as part of a site visit.
Diagram 80: Park in Robert St showing signs of vandalism These open spaces drained by the two watercourses extend both northwards (downstream) and south-westwards and south-eastwards There are two more informal (scraped) soccer fields to the south of the (upstream) of the Precinct boundaries. Further vacant land is located on the precinct, located on either side of the railway line in Seagull and Nakuru southern boundary of the Precinct. This vacant land appears to be related Streets. These demonstrates the need for recreational and sporting to the presence of a railway line and its associated servitudes and contains facilities in the region, and should be prioritised for development and little to no residual indigenous vegetation. formalisation.
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The two watercourses are the predominant surface water/ freshwater 8.3.2.2 Terrestrial Environment – Vegetative characteristics features on the Precinct Site. The watercourse that forms the eastern boundary of the Precinct is the Kaalfontein Spruit (Stream). This As described above most of the precinct area is transformed from a natural watercourse rises to the south-east of the site in the northern parts of state and is developed, with the exception the two open spaces located Kempton Park. Downstream of the Precinct it flows northwards through the around the two streams that flow through the Precinct Area. The entirety of larger Tembisa area, becoming the Kaalspruit which drains into the the site falls within the Egoli Granite Grassland vegetation type. Where such Olifantspruit and subsequently the Hennops River in the Tshwane area natural grassland vegetation remains, it is characterised by moderately (Diagram 85: Surface Water Typology and Drainage Context). undulating plains and low hills supporting tall grassland that is typically dominated by Hyparrhenia hirta and some woody species in the form of low trees and shrubs in rocky areas (Mucina and Rutherford, 2006). As described above, no such primary grassland habitat is expected to still occur on the site and residual undeveloped areas located along the respective drainage lines are likely to consist of a mix of small areas of highly degraded grassland and alien invasive vegetation. Phragmites australis reedbeds are located along certain reaches of the drainage lines.
8.3.2.3 Faunal Assemblage
The large-scale transformation of the natural environment in the precinct and the wider area has resulted in the disappearance of most of the natural faunal assemblage of the wider area. Only a small number of faunal species (predominantly avifauna - birds) adapted to existing in an urban environment remain.
The remaining undeveloped areas on the precinct site are centered on two drainage systems, and these do act as ecological corridors. However, no sensitive/ threatened aquatic fauna (e.g. the Cape Clawless Otter – Aonyx capensis) and other aquatic vertebrates are likely to inhabit these streams Diagram 81: The watercourse on the western boundary of the due to their high levels and transformation and expected high pollution Precinct levels, as well as the high human presence in the area. .
8.3.2.4 Freshwater Environment: Drainage & Surface Water Occurrence The watercourse on the western Precinct boundary is a tributary of the Kaalfontein Spruit and rises in the Chloorkop/ Birch Acres area to the south.
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banks being steeply eroded. A reach of the western watercourse (to the Both of these watercourses are riverine features with a defined channel. It north of the Benji Street Bridge) is characterised by reedbeds. Both is not certain whether this hydromorphic (channelled) form reflects a natural watercourses were noted to be actively flowing and are likely to be perennial state or whether these systems would naturally have been un-channelled in terms of flow. valley bottom wetlands. As with many watercourses in the wider Gauteng area, the channelled nature of the watercourse may reflect a modified hydrological state, with the drainage feature likely to have naturally been an un-channelled wetland. This hypothesis is supported in the context of the watercourses in the study are by the presence of gleyed soils on the banks of the watercourses, rather than the soils of alluvial nature.
Diagram 83: A view across the riparian zone of the Kaalfontein Spruit on the eastern Precinct boundary
Watercourses and streams typically contain a riparian zone which is characterised by plant communities characterised by species composition and structure that differs from the surrounding terrestrial natural vegetation Diagram 82: The channel of the western watercourse due to the increased moisture levels associated with the watercourse. In the context of the two watercourses located within the Precinct, the riparian Both watercourses are characterised by a single active channel, with the zone has been highly transformed from a natural state and very little natural channel bed being characterised by granite bedrock and the active channel riparian vegetation occurs. The riparian zone of the two watercourses is
133 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan characterised by extensive occurrence of Kikuyu grass (Pennisetum emanating from leaking sewage infrastructure within the watercourse’s clandestinum) and other weeds – e.g. Tagetes minuta, Ricinus communis, catchment. The presence of raw sewage within a watercourse poses a alien invasive trees (esp. Salix babylonica) and some indigenous Vachellia significant human health risk and both depletes oxygen levels and enhances (Acacia) karroo trees. In places, the dumping of building rubble onto the nutrient levels within the water which harm aquatic life. In addition significant banks and into the watercourse channels has completely smothered the volumes of litter are present within both watercourses. vegetation.
8.3.2.5 Freshwater Environment: State and Threat Level
In a similar manner to terrestrial ecosystems, freshwater ecosystems in South Africa have been assigned a threat status. The NFEPA Project can be referred to for river state; the FEPA Rivers database contains information on river state, however none of the streams on the Precinct Site or in its surrounds are included in the FEPA Rivers database. Accordingly wetland ecosystem state needs to be used as a proxy for rivers to ascertain the state of (riverine) freshwater features in the study area.
The NFEPA Project derived wetland vegetation groups from Bioregions, splitting these into smaller groups through expert input to create 133 WetVeg groups. The WetVeg groups were assigned a threat status as part of the 2011 National Biodiversity Assessment. The wetlands on the Precinct Site and within the wider area fall into the Mesic Highveld Grassland Group 3 which is listed as being Critically Endangered. Using this as a proxy, freshwater ecosystems have suffered highly significant levels of loss and are critically threatened. Diagram 84: Evidence of raw sewage and litter within the channel of the western watercourse The results of a site visit to the Precinct Site allowed a visual assessment of the state of the watercourses and their associated riparian zones to be The overall state of both watercourses is likely to reflect an ecological undertaken. As described above the state of the riparian zones of the two category of largely to critically modified. watercourses is highly degraded and likely be in a largely to critically modified state. The state of the aquatic environment is similarly likely to be in a largely to critically modified state. The water within the western watercourse was notably polluted by sewage, with the sewage likely
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Diagram 85: Surface Water Typology and Drainage Context
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8.3.2.6 Environmentally-sensitive Area designations on the Precinct Site and activities (GDARD, 2014). These areas need be maintained in the appropriate condition for their category. There are a number of spatial (national and provincial-level) environmental Important CBAs are degraded or irreversibly modified but are still required datasets which can be utilised to identify environmentally sensitive areas in for achieving specific targets, such as cultivated lands for threatened the Precinct: species (GDARD, 2014). It should be reiterated that Irreplaceable CBAs are . The Gauteng Conservation Plan (C-Plan), v.3 the highest class of CBA, and should be offered the highest degree of . The National Threatened Terrestrial Ecosystems dataset protection. It is important to note that no Irreplaceable CBAs have been . The Gauteng Environmental Management Framework designated within the Precinct Site, and that all CBAs in the study area are Important CBAs.
These designations are individually explored below, but the environmental ESAs are natural, near-natural or degraded areas required to be maintained sensitivities are synthesised in Diagram 86: Composite Environmental in an ecologically functional state to support CBAs and/or Protected Areas Sensitivity. It should be noted that two further potential designation types – (GDARD, 2014). This includes remaining floodplains, corridors, catchments, formally protected area system and the National Freshwater Ecosystem wetlands and other ecological process areas that have not been identified (NFEPA) database do not apply to the Precinct and surrounding areas, as as CBAs but which need to be maintained in a functional state to prevent no formally protected areas or FEPA Rivers or wetlands have been degradation of CBAs and Protected Areas. ESAs also incorporate areas designated in the area. with no natural habitat remaining, but which retain potential importance for supporting ecological processes (GDARD, 2014). 8.3.2.7 Gauteng C-Plan 3 The tributary stream of the Kaalfontein Spruit and the vacant area that it The Gauteng C-Plan 3 has identified two classes of important areas for the occupies (that comprises the western boundary of the Precinct Site) has maintenance of biodiversity and biodiversity features in Gauteng – Critical been designated as an Important CBA. The northern part of the CBA (north Biodiversity Areas (CBAs) and Ecological Support Areas (ESAs). of Benji Street) has been designated for the presence of habitat suitable for Red Listed plants, habitats for mammals and the occurrence of Primary CBAs include natural or near-natural terrestrial and aquatic features that Vegetation. The southern CBA parcel (south of Benji Street) has been have been selected based on biodiversity characteristics of an area, its designated based on the presence of primary vegetation only. It should be spatial configuration and requirement for meeting both biodiversity pattern noted however that this designation is probably incorrect as the presence of and ecological process targets. Two classes of CBA have been designated primary vegetation and habitat suitable for Red-listed plants and animals as part of the Gauteng C-plan – Irreplaceable and Important (GDARD, does not occur within the watercourse or within the surrounding 2014). Irreplaceable CBAs are sites where no other options exist for meeting undeveloped area. targets for biodiversity features, as well as best-design sites which represent an efficient configuration of sites to meet targets in an ecologically The Kaalfontein Spruit and associated vacant area in the eastern part of the sustainable way, a configuration that is least conflicting with other land uses site have not been designated as CBAs, but the reach of the same stream and vacant area just south-east of the Precinct Boundary has been
136 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan designated as an Important CBA for the presence of primary vegetation and (along with numerous other small fragmented land parcels in the wider area) habitat suitable for Orange Listed plant species. The vacant area on the site is erroneous, as these land parcels have either been completely developed, has rather been designated as an ESA. As with the western watercourse, and are so transformed that no such natural habitat remains. habitat and the presence of primary vegetation does not exist within the Precinct, or immediately upstream of the Precinct. 8.3.2.9 The Gauteng Environmental Management Framework
The Gauteng Department of Agriculture and Rural Development (GDARD) 8.3.2.8 The National Threatened Terrestrial Ecosystems dataset has produced an Environmental Management Framework (EMF) for the whole of Gauteng (GPEMF). The objective of the GPEMF is to guide The first national list of threatened terrestrial ecosystems for South Africa sustainable land use management within the province. The GPEMF, inter was gazetted on 9 December 2011 (National Environmental Management: alia, aims to: Biodiversity Act: National list of ecosystems that are threatened and in need of protection, (G 34809, GoN 1002), 9 December 2011). . provide a strategic and overall framework for environmental management in Gauteng; The Biodiversity Act (Act 10 of 2004) provides for listing of threatened or . align sustainable development initiatives with the environmental protected ecosystems, in one of four categories: Critically Endangered (CR), resources, developmental pressures, as well as the growth Endangered (EN), Vulnerable (VU) or protected. The purpose of listing imperatives of Gauteng; threatened ecosystems is primarily to reduce the rate of ecosystem and . determine geographical areas where certain activities can be species extinction. This includes preventing further degradation and loss of excluded from an EIA process; and structure, function and composition of threatened ecosystems. The purpose of listing protected ecosystems is primarily to preserve witness sites of . Identify appropriate, inappropriate and conditionally compatible exceptionally high conservation value1. activities in various Environmental Management Zones in a manner that promotes proactive decision-making. The Precinct Site and its surrounds falls within the Egoli Granite Grassland which has been designated as being Endangered. Accordingly residual patches of natural vegetation on the precinct site that displayed a degree of In an environmental sensitivity context, the location of the parts of the intact habitat would thus be ecologically significant. Precinct falling within Zone 2: High control zone (within the urban development zone) is important. These areas are primarily the open spaces Such land parcels containing residual natural habitat have been designated around the two streams on the Precinct Boundaries. The intention for such along the Kaalfontein Spruit. It should be noted that the designation of a sensitive areas within the urban development zone is that these areas parcel of land as having such residual natural vegetation and the vacant should be conserved and where linear development (roads etc.) cannot area to the south of the Precinct Site, extending marginally onto the site avoid these areas, a proper assessment and implementation of alternatives
1 http://bgis.sanbi.org/ecosystems
137 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan must be undertaken. Sensitive areas within the Urban Development Zone Although the habitat with these riverine and riparian features and the include: surrounding undeveloped land is largely transformed, parts of these two vacant areas have been designated as being sensitive by the Gauteng C- . Conservation priority areas (CBAs: Irreplaceable areas); Plan and Gauteng EMF. The designation of a CBA on the site is . Rivers (including 32m buffers); environmentally significant, but as discussed above, the basis of the CBA . Ridges; designation is likely no longer present.
. Areas that are sensitive (as determined in the sensitivity In spite of the high levels of transformation of the residual vacant areas and assessment); and the watercourses themselves, these vacant areas and the watercourses . Protected areas. contained within them should be considered as being partially environmentally sensitive, and land management and development
proposals must take this sensitivity into account. In this context the two land parcels around the two streams should be treated as sensitive areas, and the development proposals for these vacant areas will need to take the land management objectives for this zone into 8.3.4 Key Findings account. The following key findings are pertinent for the precinct:
8.3.3 Environmental Sensitivity Assessment . The historical development of the urban area has resulted in
significant transformation of the natural environment within most of Diagram 86: Composite Environmental Sensitivity indicates composite the extent of the Precinct, with the exception of two linear vacant environmentally sensitivity in the precinct and its surrounds. The Precinct is open spaces centred on two streams. largely transformed, but two linear parcels of land that are undeveloped and The aquatic and riparian habitat of these two streams is largely which are drained by two streams introduce an element of residual . environmental sensitivity to the precinct in spite of the high degree of transformed, along with surrounding terrestrial areas (no natural grassland or riparian habitat remains). transformation of these areas . The transformation of the natural environment in the Precinct and As surface water features, the two streams are environmentally sensitive the large-scale transformation of the wider area has resulted in the features, despite their highly polluted and transformed state. These features disappearance of most of the natural faunal assemblage of the drain into downstream watercourses and the National Water Act (Act 36 of wider area. High levels of transformation and a high human 1998) treats all such surface water features as sensitive, placing an presence is expected to ensure that the potential for occurrence of emphasis on ensuring that polluting factors are not worsened, but rather sensitive aquatic fauna in the two watercourses is very low. prevented and removed. . A CBA has been designated on the Precinct Site (the vacant area on the western Precinct boundary) with the Kaalfontein Spruit and
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its associated vacant areas being designated as an ESA. It should be noted that the basis on which the CBA has been designated is no longer present in the Precinct Area. . Zone 2 High Control Areas, as designated under the Gauteng EMF occur on the site along the two watercourses. . Although the habitat with these riverine and riparian features and the surrounding undeveloped land highly transformed, parts of these two vacant areas have been designated as being sensitive by the Gauteng C-Plan and Gauteng EMF. Accordingly the vacant areas and the watercourses contained within them should be considered partially environmentally sensitive, and land management and development proposals must take this sensitivity into account. . There are two prominent parks that have been developed in the area, namely Gahlanzo Park situated off Benji Street on the northern backs of the river across from St Gemmas School, and the park located along the drainage line adjacent to the Gahlanzo Primary School in Robert St. These park is developed in terms of playground equipment, perimetre bollards, walkways, seating and litter bins. However these parks are in a very poor state and in dire need of upgrading and development.
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Diagram 86: Composite Environmental Sensitivity
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Diagram 87: Waste Landfill Sites Servicing the precinct (Region B)
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9 ANNEXURE 3: SOCIO ECONOMIC PROFILE StatsSA “Small Areas” data (2011) have been used as a reference to outline This annexure provides an analysis of the socio-economic status, and the the socio-economic status of the precinct and its immediate surroundings. economic and property market of the precinct and its immediate The data revealed a total population of approximately 6 809, comprising a surroundings. 50.3% female and a 49.7% male population, and which is dominated by the youth. There are 1 634 households with an average household size of 4.2 people per household. A large percentage of the population have matric and 9.1 ECONOMIC ASSESSMENT CONTEXT AND STATUS QUO some have secondary schooling, with 8% making up those with tertiary education. This Annexure provides an analysis of the socio-economic status, economic and property market of the precinct and its immediate surroundings. As a result, almost half of the population is employed, while 51.7% are unemployed, discouraged or economically inactive. The majority of the working population (79.7%) are employed within the formal sector, while at 9.1.1 Overview least 7.1% work in the informal sector. Moreover, the low-income category is the most prominent income category when compared to the middle- and The precinct plan, herewith referred to as the ‘Thiteng BRT Station Urban upper-income categories, accounting for 60.1%, followed by the no-income Design Precinct’ aims to guide and influence future developments within category that makes up 16.6% of households. the demarcated precinct. The anticipated developments are mainly influenced by the social and economic activities within the precinct and its The tertiary and secondary economic sectors are the main economic and immediate surrounding areas. Accordingly, the purpose of this plan is to employment contributors in the precinct. This includes the wholesale create an environment which provides investment and development industry, business services, community services and the manufacturing opportunities, while also enhancing spatial, social, economic, sectors. Of the economic activities that are presently visible, the precinct environmental and infrastructure developments. This plan shall, therefore, largely includes shops, businesses, hair salons and some fast-food become a common source of reference for the municipality in relation to its restaurants as well as informal markets. There is minimal industrial activity planning capabilities and the achievement of developmental goals and within the precinct. Various industries are concentrated towards the far north strategies. of the precinct, in Olifantsfontien and Clayville, and some in the far south towards the Birch Acres area. To accelerate employment, and thus improve The precinct is located in the Tembisa Township and falls under Region B the livelihood of residents, measures need to be taken to attract a variety of of the Ekurhuleni Metropolitan Municipality. Kempton Park has been used retail facilities as well as light industrial activities to boost the economy. as the main area (Quantec, 2019 data) and as Tembisa falls under it, it has a direct impact on the economy of the precinct. The precinct is served by The property market is primarily made up of houses, some flats, and the M18 in the west, connecting it to Midrand, and the M57 in the east. The backyard and informal dwellings. The residential stock market is largely two national roads within the precinct, namely the N3 in the far west and dominated by freeholds (93.2%). Households that own the property they the N12 on the far south, link it to Johannesburg and Germiston. occupy account for 49% of the population, although some of these are not
142 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan fully paid off, and 45.8% rent the property they occupy. The majority of the For the purpose of attaining economic development, the Ekurhuleni Growth existing property owners form part of the matured and pensioner age and Development Strategy (GDS 2055) outlines the transition of the city groups, accounting for 36% and 44% respectively. The bulk of recent buyers from fragmentation to sustainability. In pursuit of this mandate, the city are aged between 50–64 years (40%) and recent sellers form part of the seeks to create viable urban integration, accelerate employment creation, middle-aged and pensioner age groups, accounting for 40% each. promote environmental friendliness, and achieve social empowerment and Additionally, the youth accounts for 20% of recent buyers. This indicates effective corporate governance. that there is no high demand for residential properties within the precinct as there have been only a few registered freehold stands within the last The CoE’s economic plan for realising the GDS 2055 strategic imperatives decade. As such, in pursuit of revamping the precinct, measures need to be to have a ‘delivering city’ by 2020 entails: taken to ensure the provision of property development opportunities that would accommodate and thus fulfil the needs of the youthful population. . Manufacturing revitalisation (including black industrialisation); Acceleration of Integrated Development Zone (IDZ)/Special 9.1.2 Policies, Plans and Projects Economic Zone (SEZ) programme; . Land availability for strategic development; This section elaborates further on the policy mandate of the precinct, the . Support of Small, Medium and Micro Enterprises (SMMEs) through socio-economic profile as well as the deliberation on the local economy and public procurement; property markets analysis. . Implementation of township economy strategy;
. Enabling the public transport system; The Gauteng government seeks to enhance economic growth and development through establishing an innovative, green and inclusive . Massive public infrastructure investment; economy that aims to provide accessibility and connectivity to infrastructure, . Promotion of localisation and production; and employment, income and participation. The Gauteng Economic Growth and . Skills, capability development and workplace stabilisation. Development Strategy is, therefore, a strategic document that provides recognition of the following five pillars: The CoE Medium Term Revenue and Expenditure Framework (MTREF) set . Transforming the provincial economy through improved efficiency aside R141 million for economic function corridors in order to re-industrialise (economic dimension); the city. Furthermore, the Ekurhuleni Metropolitan Spatial Development . Sustainable employment creation (economic dimension); Framework (MSDF) is a guiding tool entrenched in directing the future spatial development of the municipality and in achieving sustainability, and . Increasing economic equity and ownership (equality dimension); economic and social development in the city. As part of the development . Investing in people (social dimension); and concept of the MSDF, the precinct was highlighted as one of the Sustainable communities and social cohesion (social dimension). . metropolitan’s urban core nodes, suggesting that the city is ready to unlock development opportunities within this region
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9.1.3 Socio-Economic Characteristics The following projects have been identified in the RSDF (Region B) 2015, The socio-economic characteristics of the precinct consist of population IDP 2018/2019 and the CoE’s BEPP 2018/2019 reports. These projects are demographics which include: not directly situated within the precinct but are located in its surroundings. . Total population, number of households and household size; This includes: . Education levels; Mega Project: Tembisa Ext 25 (Old Mutual Land); . Employment Status; Township Regeneration; Redevelopment of hostels; . Annual household income distribution; and . Economic sectors. R45 000 000 budgeted to upgrade the parks in the township
The data analysed in respect of the aforementioned aspects derived from 9.1.4.2 Socio-Economic Profile StatsSA 2011 and Quantec 2019. The data was collected using the “small areas”, sub-places and main places, where necessary, to provide an A comprehensive socio-economic profile of the precinct and the immediate expanded understanding of the precinct in the context of the City of surrounding suburbs is outlined in this section. Ekurhuleni. I. Population 9.1.4 Socio- Economic Assessment In terms of the small areas covering the precinct, there is a total population of approximately 6 809, encompassing 1 634 households, making up an This section provides a comprehensive analysis of the socio-economic average household size of 4.2. status of the precinct and its surrounds. The analysis is based on the 2011 Census, which is the latest statistic available. The data presented herein is The population residing within the immediate surroundings is approximately based on the small areas located within the precinct boundary. 46 544 (53.7% female and 46.3% male), comprising a total number of 15 976 households, with an average household size of 2.9 9.1.4.1 Major Policies, Plans and Projects
The precinct plan is entrenched in respect of the Ekurhuleni Regional SDF (Region B). The Tembisa Township has been identified as a primary node, Tembisa Plaza as a secondary node and Tembisa Station as the Transit- orientated Development node. All of these nodes have a direct impact on the precinct and may have an influence in terms of the anticipated population increase, employment and the provision of social amenities and economic activities.
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Diagram 88: Demographics by Age Diagram 89: Education Levels Population by Age Education Levels
40.0% 34.0% Precinct 32.1% 60% Precinct 29.0% 28.7% Immediate Surroundings 47.7% 30.0% Immediate Surrounding 50% 42.8% 18.3% 18.8% 20.0% 40% 9.9% 8.0% 10.8% 27% 10.0% 4.5% 25.8% 2.5% 3.1% 30% 0.2% 0.1% 18.0% 18.5% 0.0% 20% No Primary Secondary Matric Tertiary Other Not 8.1% 6.3% schooling applicable 10% 4.1% 1.7% 0% 0 - 17 18 - 35 36 - 49 50 - 64 65 - 120 Source: Stats SA, 2011. The majority of the population have matric, accounting for 32.1%, followed
by 29% that have a secondary education, while 8% have tertiary education. Source: Stats SA, 2011. In terms of the immediate surroundings, 34% have secondary education, As indicated above, the majority of the population within the precinct and while 28.7% have matric and 4.5% have tertiary education. This analysis its immediate surroundings are aged between 18–35, accounting for could influence the employment status and income levels of the population 42.8% and 47.7% respectively. This suggests that the precinct is mainly residing within the precinct and its immediate surroundings. populated by the youth, falling under the Economically Active Population
(EAP) category. Children between the ages of 0–17 account for 27%, while III. Employment Status the matured population (36–49 years) account for 18%. Although the population of the immediate surroundings is higher than that of the precinct Table 10 demonstrates the employment status of people residing within the in terms of age distribution, similar sentiments are indicated. precinct and its surrounds.
II. Education
The education status plays a fundamental role in uplifting the community, elevating the socio-economic condition of a society and enabling community members to make a meaningful contribution to the economy. The diagram below illustrates the education levels of the population residing within the precinct and its immediate surroundings.
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Table 12: Employment Status Diagram 90: Type of Sector Immediate Sectors of Employment Employment Status Precinct (%) Surroundings (%) Precinct Employed 48.3% 46.4% 79.7% Unemployed 26.5% 23.3% 78.6% Immediate Surroundings 80% Discouraged work-seeker 3.8% 2.7% Not economically active 21.4% 27.6% 60% Total 100 100 40% Source: Stats SA, 2011. 7.7% 10.0% 10.9% 20% 7.1% 3.2% 2.8% Table 10 shows that less than half of the population within the precinct is 0% employed (48.3%), while 26.5% are unemployed, 21.4% are economically In the formal In the Private Do not know sector informal household inactive and 3.8% are discouraged workers (people at legal employment sector age who are not actively looking for employment but would prefer working). The employment status of the precinct may be influenced by the low Source: Stats SA, 2011. percentage (8%) of people with tertiary education. This suggests that it is Given the percentage of the working population, approximately 79.7% within imperative to strengthen the education status to improve employment, and the precinct are employed within the formal sector, while 10% work in private create a platform for innovative solutions and creativity through households and 7.1% work within the informal sector. Meanwhile the entrepreneurship in order to reinforce sustainable economic opportunities majority of the working population that reside within the immediate and thereby uplift the livelihoods of residents. surroundings are also employed within the formal sector. Due to a significant percentage of unemployed and discouraged workers, it is necessary to Furthermore, the employment status of the immediate surrounding suburbs explore other sectors of employment instead of restricting the provision of shares similar sentiments than that of the precinct. Although 46.4% of the formal employment. residents are employed, a total of 53.6% fall under the unemployed, discouraged and economically inactive categories. This indicates that V. Employment Sectors radical measures should be taken to ensure the provision of sustainable Table 11 denotes the different types of employment sectors that have a employment. direct influence on the precinct. The Tembisa Township (main place of the precinct), falls under the Kempton Park area, hence the data provided IV. Type of Sector below. The diagram below illustrates the types of employment sectors within the precinct and its immediate surroundings.
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Table 13: Economic Sectors (2018) I. Gross Value Added Kempton Park Main Industry Table 12 denotes the distribution of economic sectors with a direct impact Area (%) to the precinct area. Primary Sector 1.4 Agriculture, forestry and fishing 1.3 Table 14: Gross Value Added (2018) Mining and quarrying 0.1 Industry Kempton Park Main Secondary Sector 21.3 Place (%) Manufacturing 14.2 Agriculture, forestry and fishing 0.5 Electricity, gas and water 0.5 Mining and quarrying 0.9 Construction 6.6 Manufacturing 21.8 Tertiary Sector 77.2 Electricity, gas and water 2.3 Wholesale and retail trade, catering and 23.4 Construction 4.1 accommodation Wholesale and retail trade, catering and 15.0 Transport, storage and communication 9.4 accommodation Finance, insurance, real estate and 21.7 Transport, storage and communication 15.6 business services Finance, insurance, real estate and business 20.8 General government 8.1 services Community, social and personal services 14.6 General government 14.6 Total 100 Community, social and personal services 4.2 Source: Quantec, 2019. Total 100 As indicated, the tertiary sector plays a significant role in employment creation when compared to the secondary and primary sectors. The tertiary Source: Quantec, 2019. sector accounts for 77.2%, with the wholesale and retail trade, catering and Although it has been indicated that the tertiary sector plays a fundamental accommodation; finance, insurance, real estate and business services; as role in employment creation, the manufacturing industry (21.8%) has proved well as community, social and personal services, being the main to be the main industry contributing towards the economy of Kempton Park, contributors of employment, accounting for 23.4%, 21.7% and 14.7% thus having an influence in the economy of the precinct. This is closely respectively. followed by the finance, insurance, real estate and business services sector, accounting for 20.8%. Consequently, it is undeniable that both the tertiary Additionally, the manufacturing industry (21.3%) plays a main role in the and secondary sectors contribute immensely to the economy of the precinct, secondary sector, while the agriculture, forestry and fishing sector (1.3%) whereas the primary sector is not dominant. plays a main role in the primary sector.
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I. Income Distribution 9.1.4.3 Development Rights Household income influences the affordability of households in terms of purchasing goods and services and impacts economic well-being. In this On the grounds that the precinct falls within Kempton Park, it has been regard, Table 13 is an illustration of the annual household income of the identified as one of the greatest potential areas and consists of minimal population residing within the precinct and its immediate surrounds. environmental constraints. Moreover, precinct’s proximity to the Tembisa Plaza node has increased its future development potential. The Regional Table 15: Household Income Distribution per annum SDF: Region B (2015) indicated that the Tembisa Township is mainly characterised by informal settlements, backyards and hostels. This Precinct Immediate Surroundings Categorisation indicates that there is an emerging housing need that should be addressed, 271 16.6% 4 114 25.8% No income while also enhancing economic development. 25 1.5% 667 4.2%
48 3.0% 952 6.0% Table 14 demonstrates the types of land uses typically supported in their 198 12.1% 2 014 12.6% Low income jurisdiction; these are also the types of land uses that could be supported 328 20.1% 3 533 22.1% within the precinct based on need and desirability. 383 23.4% 2 876 18.0% 249 15.2% 1 256 7.9% Table 16: Nodal Planning and Supported Land Uses 92 5.6% 385 2.4% Middle income Category Description Land Use Supported 31 1.9% 86 0.5% Secondary Tembisa Medium-density Residential; 5 0.3% 58 0.4% Node Plaza High-density Residential; 1 0.1% 19 0.1% Upper income Primary/ Secondary Education; 3 0.2% 16 0.1% Tertiary Education; 1 634 100 15 976 100 Total Medical; Community Facilities; Source: Stats SA, 2011. Micro-enterprises; Retail; The majority of households residing in the precinct fall under the low-income Office; category, accounting for approximately 60.1%, while the middle-income Entertainment; category makes up 22.7%, no-income earners account for 16.6% and Open Public Space; upper-income earners account for 0.6%. While, the majority of households Accommodation Establishment; (62.9%) also fall under the low-income category, a significant percentage Filling Station; (25.8%) fall under the no-income category, whereas a lower percentage of Hospitality Uses; households fall under the middle-class and upper-income category, Personal Service Industry; accounting for 10.8% and 0.6% respectively. Service Industry; Taverns;
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Municipal and Government Table 17: Economic Activities within the Precinct Facilities. Business Description TOD Tembisa High-density Residential; Categories nodes Station Primary/ Secondary Education; Wholesalers Thiteng Wholesalers Tertiary Education; Dailey Supermarket Medical; st Community Facilities; 21 Century Life Insurance Micro-enterprises; Mbambos Driving School Retail; Silkon Paint Office; George Car Sound and Cell Phone Repairs Entertainment; Tiko Gold Coin Exchange and Salon Business; Bathista Hair Salon Open Public Space; Nature Values Coin and Jewellery Accommodation Establishment; Daily Sun Filling Station (tertiary nodes); Hospitality Uses; Businesses Justice Cell Phone Sales and Repairs Category Description Land Use Supported Optometrist Personal Service Industry; Internet café Service Industry; Snack Bar and Public Phone Sports Stadiums and Facilities; Loxion Tronics Repairs and Sales Taverns; Multichoice Sat Connect Municipal and Government Sgejede Super Group Facilities. Excellent Hair and Beauty Salon Source: RSDF (Region B), 2015. Décor Specialist (wedding, unveiling birthdays) 9.1.4.4 Retail Market Businesses Dry Clean/Tailor
Traven Daphne Palace The precinct consists of numerous businesses, retail facilities and markets. Pharmacies Sangweni Pharmacy This includes a variety of shopping malls, businesses and offices, and T-Shad Tuck Shop relatively few food outlets, manufacturing firms, and commercial motors and Sgegede Butchery repairs. Table 14 provides the type of economic activities within the precinct. Shops Ifa Discount Market
Bless Superstore Atom Food. Restaurants Chicken Licken
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Business Description Main Type of Dwelling Categories Fish and Chips Precinct Chicken Jive Fast Food 80% 70.3% Immediate Surroundings Tumi’s Fast Food and Kota 60% Lymamoore Restaurant and Catering 41.3% 42.8% Filling Station Engen Lethabo Service Station 40% Banks and ATMS FNB, ABSA, Standard Bank ATMs 21.2% 20% 13.5% 4.2% Commercial motors Zab’s Auto Parts 1.1% 0.6% 3.2% 0.3% 1.5% and Repairs Honda Workshop and Spares 0% House Flat Backyard Informal Caravan/tent Other Dwelling dwelling 9.1.4.5 Industrial Market
The industrial market is not dominant within the precinct. The industrial areas are located in the far south of the precinct in the Birch Acres area and Diagram 91: Main Type of Dwelling in the far north in Clayville and Olifantsfontein. Source: Stats SA, 2011
9.1.4.6 Residential Property Market II. Tenure Status Table 15 represents residential tenure status. I. Type of Dwellings Table 18: Tenure Status The diagram below illustrates the main type of dwellings in the precinct and Tenure Status Precinct Immediate its immediate surroundings. Surroundings
As indicated, the precinct is mainly dominated by houses (70.3%) and Rented 749 45.8% 8 202 51.3% Owned but not yet backyard dwellings (21.2%). However, there is a significant percentage of 155 9.5% 658 4.1% informal dwellings (42.8%) located within the immediate surroundings. This paid off is an indication that although the precinct comprises mostly of houses, the Occupied rent-free 62 3.8% 3 241 20.3% property market could be derailed due to the informal dwellings situated Owned and fully outside the precinct boundary. paid off 645 39.5% 3 711 23.2% Other 23 1.4% 164 1.1% Total 1 634 100 15 976 100 Source: Stats SA, 2011
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The majority of households (49%) own property, although 9.5% of those are market. Finally, with regards to the immediate surroundings, the residential not fully paid off. This is closely followed by the 45.8% that occupy rented stock market only comprised of freeholds, although StatsSA revealed that property, 3.8% occupy rent-free property and 1.4% that neither rent flats made up 0.6%. The majority of households (49%) own property, although 9.5% of those are not fully paid off. This is closely followed by the 45.8% that occupy rented IV. Property Market Period (February 2018 – January 2019) property, 3.8% occupy rent-free property and 1.4% that neither rent nor own The diagram below denotes the age of property owners in the precinct. the property they reside in. In terms of the immediate surroundings, over half of the households (51.3%) rent the property they occupy, while 27.3% own property, even though 4.1% are not fully paid off. Interestingly, 20.3% Age of Property Owners Existing Owners rent the property they occupy. Recent Buyers
III. Residential Market stock Recent Sellers The diagram below illustrates the residential stock market of some of the 50% 44% properties in the precinct and its immediate surrounds. 40% 40% 40% 40% 36% 30% 20% 20% 20% 20% Residential Stock Market 19% 20% Estate 93.2% 100% 100% 100% 100% Freehold 10% 1% Freehold 0% Youth/Adult:18-35 Middle Aged:36- Mature 50- Pensioner: 65+ 50% 49 64Years 6.8% Diagram 93: Property Ownership by Age 0% Brian Ehlazei Vusimusi Lekaneng Mazibuko Source: Lightstone Property Suburb Report, 2019 Drive As illustrated above, the majority of recent sellers form part of the middle- aged (36–49 years) and pensioner (65+) age groups, accounting for 40% Diagram 92: Residential Market Stock each. Additionally, the matured population, aged between 50–64 years, Source: Lightstone Property Suburb Report, 2019. account for the other 40%. In terms of the existing owners, it is clear that, The precinct is dominated by houses when compared to other dwelling although the percentage is dominated by the youth, property owners are types. As a result, the Lightstone Property Suburb Report 2019 supported primarily pensioners and the matured population, accounting for 44% and this assertion through reporting a significant percentage of freeholds 36% respectively. Although this is the case, it must be noted that at least (93.2%) and estate freeholds that made up 6.8% of the residential stock
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20% of the youth population are recent buyers. This ultimately indicates that the precinct should be considered a potential
Diagram 95: Precinct Median Price Sales and Property Registration I. Period of Ownership
Diagram 94: Period of Ownership for Existing Owners and Recent Sellers
Existing Owners
Period of Ownership Recent Seller
100% 100% 90% 80% 60% 40%
20% 6% 2% 2% 0% Source: Lightstone Property Suburb Report, 2019. Less than 5 5-7 Years 8-10 Years 11 Years+ Years According to the Lightstone Property Suburb Report (2019), for the last decade, the precinct has only seen the registration of freeholds as opposed Source: Lightstone Property Suburb Report, 2019. to sectional schemes. Although this is the case, there have been a few The existing property owners as well as the recent sellers have resided registered freeholds, ranging between 1–5 registrations each year. This is within the precinct for more than 11 years, accounting for 90% and 100% an indication that there is a low demand for residential properties in this respectively. Whereas, 6% of existing owners have resided within the area, despite the median price of properties ranging from R140 0000 to less precinct for less than five years and the remaining property owners have than R700 000 between 2009–2019. lived in the precinct for 5–10 years. III. Residential Registration and Medium Sales Prices II. Median Prices of Residential Sales and Number of Table 16 demonstrates residential property registration for freehold and Registrations sectional scheme properties located within the immediate surroundings.
The diagram below demonstrates residential property sales and number of Table 19: Residential Property Registration registration for freehold and sectional scheme properties between the years 2009–2019.
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Ehlanzeni Vusimusi Lekaneng Year Freeholds As such, the types of social amenities located in the precinct and its Registratio Median Median Median Registration Registration immediate surrounds include: n sales sales sales 2009 4 40 - - 16 30.4 2010 4 42.7 - - 10 330 Table 20: Social Amenities within the Precinct 2011 3 100 - - 4 237.5 Type of Social Description and location 2012 10 21 1 390 5 220 Amenity 2013 10 102.5 2 38 6 390 Educational Gahlanso Primary School is located in Robert 2014 6 110 1 80 4 325 facilities Street. 2015 10 115 1 200 3 500 Siphiwe Primary School is situated along 2016 9 179 2 37.5 11 450 Mississippi Street. 2017 5 310 1 750 8 360 Siyafunda Community Technology Centre is 2018 7 350 2 300 4 500 located in Amazon Street. 2019 1 65 1 680 2 468 ST Gemmas Primary School is located along Source: Lightstone Property Suburb Report, 2019. Andrew Mapheto Drive. The immediate surroundings share similar trends with those of the precinct, Clinic The Esangweni Clinic is situated on the corner of with slight differences. There have been a few registrations of freeholds Mississippi Street and Mpilo Street. stands in the last decade, ranging between 1–16 registrations. The Roman Catholic Church is located in Mohokari Lekaneng area has experienced more registrations when compared to other Street. areas surrounding the precinct, particularly the Vusimusi area. This area has Lekaneng Section Tembisa Church. also experienced a decline of freehold registrations in the last few years. Anglican Church of South Africa is located along Churches Seagull Street. This, therefore, indicates that there is a need to revamp the precinct in order Moya Church is situated along Benji Street. to provide housing opportunities for low-middle income earners. The The Evangelical Lutheran Church Sebosaka is revitalisation of the precinct could have a positive impact on the located in Mississippi Street. surroundings areas. Community Thiteng Youth Centre is situated in Mohokari Street.
Centres 9.1.4.7 Institutions, Social Services and Facilities Masjid Bilal Tembisa Islamic Centre is located along Seagul Street. The promotion of sustainable human settlements is vested upon the Community hall Sam Hlalele is located in Amazon Street. provision of adequate social amenities which include educational and health Library Thol'ulwazi Informal Library is situated along facilities, churches, and recreation and sports facilities. These facilities Mohokari Street. strengthen integration and social cohesion in communities, thus attracting Pay Point Lekane Pay-point is located along Andrew Mapheto further residential and economic investment. Drive.
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Type of Social Description and location 9.1.5 Key Findings- Socio Economic Assessment Amenity Public Transport A taxi rank is located along Andrew Mapheto Drive. This section details the socio-economic key findings of the precinct. Facility Community The Voice of Tembisa FM is located along Amazon Key Socio-Economic Outcomes: Radio Station Street. . The StatsSA, 2011 “Small Areas” data indicated a total population Park Gahlanso Greenbel Park is situated in Seretse of approximately 6 809, of which 50.3% are female and 49.7% are Street. male, and that which is dominated by the youth. Source: Kayamandi Development Service, 2019. . A significant percentage of the population have matric and some have secondary schooling, with 8% that have tertiary education. In terms of the social amenities located with the immediate surroundings, . Almost half of the population is employed, while 51.7% are either the following facilities are located within 5km of the precinct. unemployed, discouraged or economically inactive. . Of the working population, at least 79.7% are employed in the Table 21: Social Amenities within the Surrounding Areas formal sector. Facility Number of Facilities . The majority of households fall under the low-income category, Churches 130 accounting for 60.1%. Clinics 15 . The tertiary sector is the main employment contributor, followed by Community Development Centre 1 the secondary sector. This includes the wholesale industry, Community Halls 4 business services, community services and the manufacturing Crèches 188 sectors. Fire Station 2 . The manufacturing sector plays a significant role in the precinct’s Hospital 0 economy and is closely followed by the finance, insurance and Library 4 business services sector. Pay-points 6 Police Stations 3 Primary Schools 35 Key findings on the retail and industrial markets: Secondary Schools 14 . The precinct is largely inclusive of shops, businesses, hair salons Special School 1 and some fast-food restaurants as well as informal markets; Sports facilities 12 . There is minimal industrial activity within the precinct. Stadium 4 Industrialisation is largely concentrated towards north of the Taxi Rank 4 precinct and some in the south. Source: Kayamandi Development Services, 2019.
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. To accelerate employment, and thus improve the livelihood of residents, measures need to be taken to attract a variety of retail facilities as well as light industrial activity to boost the economy.
Key outcomes on property markets:
. The precinct is dominated by houses, accounting for 70.3% and the residential stock market largely consists of freeholds (93.2%). . Almost half of the households (49%) own property, although some of these are not fully paid off, and 45.8% rent the property they occupy. . The majority of the existing property owners form part of the matured and pensioner age groups, accounting for 36% and 44% respectively. . The majority of recent buyers are aged between 50–64 years (40%) and recent sellers form part of the middle-aged and pensioner age groups, accounting for 40% each. Approximately 20% of youths are recent buyers. . The majority of the existing owners (90%) and all of the recent sellers have resided within the precinct for over 11 years. . The registration of freeholds has ranged between 1–5 per annum between 2009–2019, while the average sales price range between R140 000 to R700 000. This indicates that there is no high demand for residential properties within the precinct.
To revitalise this area, residential opportunities should be proposed to accommodate the youth as well as the low-income earners, while also enhancing economic development in other sectors of the economy.
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10 ANNEXURE 4: INFRASTRUCTURE AND SERVICES Storm duration Recurrence Interval (1 in … years) (hrs) 10 20 50 10.1 Overview 1 40,9 mm 48.4 mm 59.4 mm 2 52.1 mm 61.7 mm 75.7 mm An assessment was undertaken of the following infrastructure and services 24 94.5 mm 111.9 mm 137.2 mm components: Stormwater, Water, Sewer, Electricity, ITC & Telecommunications, and Waste Management. Table 22: Storm rainfall depths for different durations and recurrence intervals
10.2 Stormwater 10.2.1.3 Existing infrastructure
Refer to Diagram 96: Catchment Delineation & General Drainage Refer to Diagram 97: Existing stormwater pipes in . The database indicates Directions. A drainage path west away from the precinct into the nearby an extensive stormwater pipe network. The diameters range between 300 water channel. Diagram 97: Existing stormwater pipes in indicates the mm and 1500 mm. The existing pipe materials are predominantly concrete existing storm water channels in the area. pipelines.
. 10.2.1.1 Area
The surface area of the precinct is approximately 150 ha. The general drainage directions are indicated in red in Diagram 96.
10.2.1.2 Rainfall
Rainfall data were obtained from the research report and software Design Rainfall and Flood Estimation as produced by the University of KwaZulu Natal and published by the Water Research Commission (2002). The Mean Annual Precipitation in the precinct was found to be 664 mm per annum. Storm depths for different durations and recurrence intervals are presented in Table 22 below.
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Diagram 96: Catchment Delineation & General Drainage Directions
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Diagram 97: Existing stormwater pipes in the precinct 10.3 Water
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Refer to Diagram 98: Water reticulation network and reservoirs
10.3.1 Key issues
There are no key issues in the area.
10.3.2 Existing infrastructure
The existing water reticulation pipes vary in diameter between 50mm and 600mm. The pipeline material is mostly AC. This data will indicate whether the infrastructure is due for replacement or not. The Uthambeka reservoir services the precinct, and the water storage capacities and the areas serviced are shown in the Table 23 below.
Table 23: Names and capacities of water storage reservoirs servicing the Precinct RESERVOIR NAME STORAGE AREA SERVED CAPACITY (Mℓ = 1 million litres)) Umthambeka 19.4 Tembisa Reservoir
The concrete water reservoir servicing the precinct provides a capacity of 19 400 KL. The city has under contract PS-WS-36-2016 appointed consultants to conduct the conditional assessment of specific water structures to determine the need for refurbishment or re-construction of the water towers and reservoirs. The conditional assessment report submitted by Tlou Consulting indicates that the reservoir is still in good condition and is adequate for the region. The surrounding areas are serviced by the three Tembisa reservoirs which together have a capacity of approximately 32 ML.
10.4 Sewer
Refer to Diagram 99: Existing Sewer Pipe Network in close proximity to the precinct
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ERW201902/TNDR-001 contract. The plant has a capacity of 105ML/d and sufficiently services the region, however, MT Development requires an 10.4.1 Existing infrastructure additional 35ML/d for their new development in the area and are currently in discussions with ERWAT to potentially increase the capacity of the The existing sewer pipes vary in diameter between 50mm and 600mm. The Olifantsfontein WWTP. pipeline material varies from HDPE, clay Vitro and uPVC.
The WWTP servicing this area is the Olifantsfontein WWTP which is the property of ERWAT and is currently being upgraded as part of the
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Diagram 98: Water reticulation network and reservoirs
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Diagram 99: Existing Sewer Pipe Network in close proximity to the precinct
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10.5 ELECTRICAL There is an Eskom powerline servitude running through the precinct (Abel please describe where this is exactly). No development can take place Refer to Diagram 100:Electrical network under the overhead powerlines and the 22m servitude must be protected. Diagram 101: Electrical infrastructure servitudes A High Voltage line (69kV – 230kV) runs to the south of the precinct, and a 10.5.1 Area Medium Voltage line (up to 69kV) to the north-east of the precinct.
The precinct is under the Kempton Park Customer Care Area (CCA). 10.5.3 Upgrades and/or Expansions Required
10.5.2 Existing Electrical System and Capacity The CoE Energy Department takes responsibility for the network systems before the metering point. This includes the electrical infrastructure such as The precinct is mostly residential with a transport hub at the centre. The switch rooms, substations, mini-substations, overhead lines, etc. area is relatively mature and built-up and electrical services have been fully developed. Refer to 10.5.4 Key Projects/Interventions There have been incidents of vandalism of public infrastructure and as such the condition of some services can not guaranteed. The CoE, as well as developers, must ensure registration of new servitudes for new distribution lines, substations, mini-substations, ring main units and The equipment is routinely serviced by the CoE Energy Department and is any related equipment. There is minimal new reticulation to be expected for in good condition. The backbone service lines are already in place and will CBD developments. Almost all development proposals should be able to be able to serve any new developments comparable with existing facilities. connect to services running along or close by.
The capacity of the electrical network is expected to be sufficient for current A design philosophy for optimal energy generation and usage must be demand and small commercial and residential developments. Large adopted for precinct wide benefits as well as utility proficiency. There may concentrated developments and power intensive commercial and industrial be a need to augment power where capacity is low or upgrade of equipment developments will need to be evaluated and an application for the additional where current equipment is inadequate. demand processed by the energy department. Considerable investment would be required to boost capacity and to route power to new sites. 10.6 TELECOMMUNICATIONS AND ICT It is therefore anticipated that no additional equipment is required in the form of substations, distribution lines and cables as well as mini substations. Modern day communities thrive on telecommunications to the extent that the UN has declared access to information a basic human right. To date most communities get access to radio and television easily. However
163 GAPP Consortium Thiteng BRT Station Urban Design Precinct Plan access to data and voice service is still out of the reach of most ordinary South Africans due to excessive prices and contracts system. It is however expected that services will become more affordable and accessible due to the availability of more fibre networks, GSM masts and the release of the hardwire last mile for multiple service providers. To facilitate this, the development proposal must allow for space for the last mile reticulation and provide bulk containment by way of servitudes for sleeves to link switching stations along the major roads. Feeds to individual streets from the switching stations should also be allowed for.
The precinct has been developed for many years. Telecommunication services are available by copper and wireless systems. The development of citywide fibre in this area may not materialise soon and wireless systems will be the dominant telecommunications channel. The use of the last mile concept ensures customers can select service providers of choice.
10.6.1 Conclusion
The precinct has a mature existing network which is available for most development opportunities. The equipment is expected to be well maintained and ready for connection. Both High Voltage and Medium Voltage powerlines run in fairly close proximity to the Precinct.
Telecommunications facilities can easily be expanded to meet demand growth using fibre, hardwire and GSM backbone already available with minimal expansion cost and time implications.
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Diagram 100:Electrical network
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Diagram 101: Electrical infrastructure servitudes
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10.7 Waste Management the reduction of the quantity and toxicity of waste generated during the production process is important. 10.7.1 National Waste Management Strategy (2011) 2. Re-use: Re-using an article removes it from the waste stream for use in a similar or different purpose without changing its form or
properties The waste management hierarchy (Error! Reference source not found.) 3. Recycling: Involves separating articles from the waste stream and is the overall framework that guides the waste management objectives of processing them as products or raw materials. South Africa. There are five options in the hierarchy arranged in descending 4. Recovery: Involves reclaiming particular components or materials, order of priority. The purpose of the waste management hierarchy is to or using the waste as a fuel reduce the amount of waste entering landfills, although this is the cheapest 5. Treatment and Disposal: waste enters the lowest level of the option there are a number of factors that makes this option increasingly hierarchy to be treated and/ or disposed of, depending on the safest manner for its final disposal undesirable such as the impacts on the environment, land availability and the costs involved in expanding and rehabilitating these sites.
10.7.2 Waste Management for Region B of COE (RSDF, 2017) 1. Waste Avoidance and Reduction Waste management in Region B is undertaken by the CoE and is a comprehensive service comprising waste collection, and waste disposal 2. Re-use and landfill management. The Waste Management department is organised in three (3) service regions, namely the Eastern, Southern and Northern regions. The regions are further subdivided into twelve (12) depot areas, 3. Recycling each with its own management, operational staff, and resources. The depots are spread across the municipality, and normally disposes waste at the nearest landfill site. There are five 5 municipal landfill sites in Ekurhuleni 4. Recovery (Waste Management Plan: Guidelines for the management of Solid Waste in Region A, Nov 2012). 5.Treatment and Disposal A range of service levels are rendered to customers depending on the nature of the consumer. A framework was developed as part of the asset management planning process, as shown in the following table: Diagram 102: Waste Management Hierarchy
1. Waste Avoidance and Reduction: This step aims for goods to be designed in a manner that minimises their waste components. Also,
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Table 24: Solid waste services framework Etwatwa, Level of Collection Services Disposal Services Cleaning of public as well as Service areas Region B 5 Daily waste removal N/A N/A from site Simmer and Germiston 2 933 406 - 2 933 7 4 Twice weekly waste N/A N/A Jack , 406 removal from site Katlehong, 3 Weekly waste removal N/A N/A as well as from site Region B 2 Weekly kerbside waste Disposal of N/A Source: CoE, 2012 removal hazardous waste at landfill site Depending on landfill permit conditions, the landfill can accept specific 1 Communal waste Disposal of Cleaning public waste types. Generally, though all landfills accept the following waste types: collection point garden and Non- areas and refuse domestic, garden refuse, tyres, building rubble, contaminated foodstuffs, hazardous waste bins ash and light industrial. at landfill site 0 None None None According to the Waste Management Plan: Guidelines for the management Source: CoE, 2012 of Solid Waste in Region A, Nov 2012 report eight waste transfer sites are
also operated where waste is collected, compacted and loaded for transport In the precinct, level 5 services are rendered to retail, manufacturing and in order to optimize the payloads of trucks. A further number of food outlets, while most of the residents enjoy a weekly waste removal approximately thirty four (34) garden refuse/ mini transfer sites are also service from site. Other non-residential customers include commercial and utilised. The operation of the municipal landfill and transfer sites, and industrial, institutional, and business. transportation from transfer sites to landfill sites have been outsourced to
private waste management contractors under strict performance criteria The five (5) operational municipal landfill sites in EMM are Platkop, (CoE, 2012). Rietfontein, Weltevreden, Rooikraal, and Simmer and Jack (CoE, 2012).
There are two landfill sites that serve Region B, namely Weltevreden and Table 25: Landfill site servicing the precinct Simmer and Jack, and both have an estimated remaining useful life of 30 Landfill facility Area Prepared Un- Total Remaining serviced space prepared space useful life years (Diagram 87). Waste in the region used to go to the Chloorkop landfill (remaining – space (m3) (years) site but this has closed. According to the RSDF, the volume of waste 2010) generated in Region B will increase by approximately 36%. The additional Weltevreden Benoni, 4 251 639 9 815 14 066 30 tonnages will thus decrease the lifespan of the existing landfill site. FG Daveyton 000 639 landfill site is the only active landfill in operation in Region B and is privately and owned by Interwaste (RSDF, 2015).
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10.8 Infrastructure and Engineering Services Key Findings
The key findings relating to Infrastructure and Engineering Services include: . Water, sewer, stormwater and electrical infrastructure is in place and the condition of the network can be considered satisfactory; . The clearance of stormwater pipes might be required in certain areas; . The Uthambeka reservoir services the precinct, and a recent condition assessment indicates that the reservoir is still in good condition and is adequate for the region: . The WWTP servicing this area is the Olifantsfontein WWTP which is the property of East Rand Water Care Company (ERWAT) and is currently being upgraded as part of the ERW201902/TNDR-001 contract. The plant has a capacity of 105ML/d and sufficiently services the region, however, MT Development requires an additional 35ML/d for their new development in the area and are currently in discussions with ERWAT to potentially increase the capacity of the Olifantsfontein WWTP. . ICT and telecommunications currently occurs via copper and wireless systems, no fibre optic services the precinct.
Diagram 103: Waste Landfill Sites Servicing the precinct (Region B)
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SERVICES CURRENT CAPACITY CURRENT BACK LOG
WATER Water infrastructure is in place. The existing water reticulation pipes vary in diameter between None 50mm and 600mm. The pipeline material is mostly AC. This data will indicate whether the infrastructure is due for replacement or not. The Uthambeka reservoir services the precinct, and the water storage capacities and the areas serviced are shown in the the table below.
Names and capacities of water storage reservoirs servicing the Precinct RESERVOIR NAME STORAGE AREA SERVED CAPACITY (Mℓ = 1 million litres)) Umthambeka 19.4 Tembisa Reservoir
The concrete water reservoir servicing the precinct provides a capacity of 19 400 KL. The city has under contract PS-WS-36-2016 appointed consultants to conduct the conditional assessment of specific water structures to determine the need for refurbishment or re- construction of the water towers and reservoirs. The conditional assessment report submitted by Tlou Consulting indicates that the reservoir is still in good condition and is adequate for the region. The surrounding areas are serviced by the three Tembisa reservoirs which together have a capacity of approximately 32 ML
STORM WATER Stormwater infrastructure is in place. A drainage path west away from the precinct into the None nearby water channel. The database indicates an extensive stormwater pipe network. The diameters range between 300 mm and 1500 mm. The existing pipe materials are predominantly concrete pipelines.
SEWER The existing sewer pipes vary in diameter between 50mm and 600mm. The pipeline material None varies from HDPE, clay Vitro and uPVC.
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The WWTP servicing this area is the Olifantsfontein WWTP which is the property of ERWAT and is currently being upgraded as part of the ERW201902/TNDR-001 contract. The plant has a capacity of 105ML/d and sufficiently services the region, however, MT Development requires an additional 35ML/d for their new development in the area and are currently in discussions with ERWAT to potentially increase the capacity of the Olifantsfontein WWTP.
ELECTRICITY The Precinct is developed and mature. The electrical services are in good condition and None frequently receive attention due to the industrial and commercial uses in the area.
The equipment is routinely serviced by the CoE Energy Department and is in good condition. The backbone service lines are already in place and will be able to serve any new developments comparable with existing facilities.
The capacity of the electrical network is expected to be sufficient for current demand and small commercial and residential developments. Large concentrated developments and power intensive commercial and industrial developments will need to be evaluated and an application for the additional demand processed by the energy department. Considerable investment would be required to boost capacity and to route power to new sites.
It is therefore anticipated that no additional equipment is required in the form of substations, distribution lines and cables as well as mini substations.
There is an Eskom powerline servitude running through the precinct (Abel please describe where this is exactly). No development can take place under the overhead powerlines and the 22m servitude must be protected.
A High Voltage line (69kV – 230kV) runs to the south of the precinct, and a Medium Voltage line (up to 69kV) to the north-east of the precinct.
TELECOMMUNICATIONS The Precinct has been developed for many years. Telecommunication services are available Backlog in access to by copper and wireless systems. The development of citywide fibre in this area may not data and voice service
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materialise soon and wireless systems will be the dominant telecommunications channel. The use of the last mile concept ensures customers can select service providers of choice.
WASTE MANAGEMENT A range of service levels are rendered to customers depending on the nature of the consumer. Illegal dumping A framework was developed as part of the asset management planning process,
There are two landfill sites that serve Region B, namely Weltevreden and Simmer and Jack, and both have an estimated remaining useful life of 30 years. Waste in the region used to go to the Chloorkop landfill site but this has closed. According to the RSDF, the volume of waste generated in Region B will increase by approximately 36%. The additional tonnages will thus decrease the lifespan of the existing landfill site. FG landfill site is the only active landfill in operation in Region B and is privately owned by Interwaste (RSDF, 2015).
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11 ANNEXURE 5: STAKEHOLDER INPUT CoE Electricity:
The stakeholder engagement process thus far has included: . Electric supply is towards the north stopping at just before the taxi (a) A site visit with the CoE CCA Planners rank (they don’t supply electricity to taxi rank) (b) individual meetings and discussions with municipal officials on . Taxi rank and southern region is supplied by Edenvale the status quo of the precinct
(c) A design charette
The general concerns included: . Illegal dwellings; Anele – Transport: . General need for economic prospect; . Expressed no confidence in convincing taxi association . Safety and security; . Crime and grime;’ Kele – Economic development: . Water quality of the waterbodies in the area. . No knowledge of area but showed concern about availability for sites that allow mixture between formal and informal business with a view towards formalizing the informal. The design charrette was held on the 16 October 2019, with the comments below:
Elsabe – Environmental and Waste management:
. There is a pending application “Kaalspruit”, but is limited by too much pollution in the area; . Stormwater and ablutions are a constant source of pollution; . Stormwater speed is an issue, it causes erosion downstream . Suggesting that the spruit becomes an ecology park ‘providing community benefit through educational, volunteering and training opportunities; contributes to improving the health and wellbeing of people; provides refuge for vital wildlife and ecosystem services, supporting important biodiversity and acts as a sustainable urban drainage systems (SUDS) for the surrounding area.’