Local Area Plans: NORTHERN URBAN DEVELOPMENT CORRIDOR Ethekwini Municipality Verulam-Cornubia Local Area Plan Final Contract No: DPU/FPB 0005 18 February 2011 Version 3.1 T01.DUR.000009 VERIFICATION PAGE PROJECT NAME: Northern Urban Development Corridor – Verulam-Cornubia Local Area Plan PROJECT NO: DATE: REPORT STATUS: T01.DUR.000009 30 November 2010 Final CARRIED OUT BY: COMMISSIONED BY: SSI Engineers and Environmental Consultants Framework Planning Branch eThekwini Municipality P O Box 55 P O Box 680 PINETOWN DURBAN 3600 4000 Tel: (031) 719 5500 Tel: (031) 311 7904 Fax: (031) 719 5505 Fax: (031) 311 8549 AUTHOR: CLIENT CONTACT PERSON: Miss Redman and Mrs. Sim (With input from Team Leaders of SSI Consortium) Mr M Rampersad SYNOPSIS: Local Area Plan for the Verulam-Cornubia local area, situated in the Northern Urban Development Corridor *COPYRIGHT : As per Terms of Reference for Contract DPU/FPB copyright vests with DPEMU and ETA of Ethekwini Municipality QUALITY VERIFICATION This report has been prepared under the controls established by a quality management system that meets the requirements of ISO 9001: 2000. Verification Capacity Name Signature Date By Author Team Leader: Urban Planning Toni Redman (original signed) 30 November 2010 Checked by Associate Lucien Linders (original signed) 30 November 2010 Authorised by Principal Tony Markewicz (original signed) 30 November 2010 Verulam-Cornubia Local Area Plan v3.1 (18 February 2011) i This report represents the final report of the Verulam-Cornubia Local Area Plan Prepared as part of the Northern Urban Corridor Study for the: Ethekwini Municipality by a multi-disciplinary team of professional consultants consisting of: SSI Engineers and Environmental Consultants (Pty) Ltd Project Technical Director -Tony Markewicz l Urban Planning - Toni Redman l Transportation Planning - Lucien Linders Infrastructure Planning - Gordon Druce l Environmental Planning - Janet Loubser and in association with Anton Aiello Consultancy Project Manager & Housing Specialist - Anton Aiello Development Economist - Glen Robbins Vancometrics - Jon Van Coller Urban Studies - Dr Dirk Prinsloo and with the assistance of representatives of NUDC Project Steering Committee Verulam-Cornubia Local Area Plan v3.1 (18 February 2011) ii 1 INTRODUCTION ....................................................................................................... 1 5 DEVELOPMENT PLAN............................................................................................ 100 1.1 Project Background and Description ..................................................................... 1 5.1 Implementation Framework ............................................................................. 100 1.2 Purpose ................................................................................................................. 2 5.2 Implementation Plan ......................................................................................... 104 1.3 Structure of Report ............................................................................................... 2 5.3 Monitoring and Review ..................................................................................... 106 2 POLICY ENVIRONMENT AND CONTEXT .................................................................... 3 6 ACRONYMS .......................................................................................................... 110 2.1 Provincial Spatial Economic Development Strategy ............................................. 3 7 GLOSSARY ............................................................................................................ 111 2.2 Ethekwini Spatial Development Framework (SDF) ............................................... 4 8 REFERENCES ......................................................................................................... 114 2.3 Northern Spatial Development Plan (NSDP) ......................................................... 5 9 APPENDICES ......................................................................................................... 116 2.4 Development Principles ........................................................................................ 6 A. NUDC ROAD IMPROVEMENT PROJECTS ................................................................ 117 3 STRATEGIC ASSESSMENT ......................................................................................... 8 B. DEVELOPMENT CHECKLIST .................................................................................... 119 3.1 Regional and Local Context ................................................................................... 8 C. GATED ESTATE GUIDELINES .................................................................................. 121 3.2 Demographics ....................................................................................................... 8 D. BULK WATER & SANITATION INFRASTRUCTURE REPORT ..................................... 125 3.3 Existing Land Use Mix and Spatial Structure ......................................................... 9 3.4 Housing ............................................................................................................... 10 3.5 Development Trends and Potential .................................................................... 10 3.6 Social Facilities .................................................................................................... 13 3.7 Economic Environment ....................................................................................... 13 3.8 Natural Environment ........................................................................................... 14 3.9 Transport ............................................................................................................. 16 3.10 Bulk Water Infrastructure ................................................................................... 23 3.11 Bulk Sanitation Infrastructure ............................................................................. 25 3.12 Investment in Verulam-Cornubia ........................................................................ 25 3.13 Key Strategic Issues ............................................................................................. 28 4 SPATIAL DEVELOPMENT FRAMEWORK .................................................................. 29 4.1 Emerging Spatial Structure of Ethekwini............................................................. 29 4.2 Strategic Spatial Structuring Directives ............................................................... 30 4.3 Development Concept for Verulam-Cornubia .................................................... 31 4.4 Spatial Development Frameworks ...................................................................... 44 4.5 Sub-Area Guidelines ............................................................................................ 65 4.6 Development Guidelines ..................................................................................... 76 Verulam-Cornubia Local Area Plan v3.1 (18 February 2011) iii LIST OF FIGURES Figure 4-13: Movement and Circulation (Accessibility) Framework (Ultimate) .................. 50 Figure 1-1: Project Methodology .......................................................................................... 1 Figure 4-14: Public Transport Framework (2030) ............................................................... 51 Figure 1-2: Ethekwini Hierarchy of Plans .............................................................................. 2 Figure 4-15: Land Use and Activity Framework .................................................................. 59 Figure 2-1: PSEDS .................................................................................................................. 3 Figure 4-16: Housing Density Framework ........................................................................... 62 Figure 2-2: Spatial Development Framework ....................................................................... 4 Figure 4-17: Public Housing Projects ................................................................................... 63 Figure 2-3: Northern Spatial Development Plan ................................................................... 5 Figure 4-18: Verulam-Cornubia Sub-Areas .......................................................................... 66 Figure 2-4: NUDC and Its LAPs .............................................................................................. 6 Figure 4-19: Example of Multi-Purpose Facility, Cato Manor ............................................. 80 Figure 3-1: Provincial Context ............................................................................................... 8 Figure 5-1: Land Release Approach ................................................................................... 101 Figure 3-2: Verulam-Cornubia Spatial Structure ................................................................. 11 Figure 5-2: NUDC Opportunity Areas for 2030 ................................................................. 102 Figure 3-3: Environmental Sensitivity and Remaining Natural Vegetation ......................... 15 Figure 5-3: Monitoring and Review Process...................................................................... 106 Figure 3-4: Public Transport Routes and Facilities .............................................................. 19 Figure 9-1: Transport Road and Rail Infrastructure Upgrades .........................................