DRAFT CITY OF EKURHULENI: URBAN DESIGN PRECINCT PLANS AERO-BLAAUPAN PRECINCT DETAILED DEVELOPMENT FRAMEWORK Prepared by: The GAPP Consortium Prepared for: Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni Submitted: 20 April 2018 Version: 2 GAPP Consortium Aero-Blaaupan Precinct: Detailed Development Framework CONTACT DETAILS CLIENT Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni tel: +27(0)11-999-4026 email: [email protected] web: www.ekurhuleni.gov.za PROFESSIONAL TEAM GAPP Architects and Urban Designers Contact: Andrew Luke tel: +27 11 482 1648 email: [email protected] web: www.gapp.net Royal Haskoning DHV Contact: Janet Loubser tel: +27 12 3675800 email: [email protected] web: www.rhdhv.co.za Kayamandi Development Services Contact: Russel Aird tel: +27 12 346 4845 email: [email protected] web: www.kayamandi.co.za 20 April 2018 (Final Draft) i GAPP Consortium Aero-Blaaupan Precinct: Detailed Development Framework TABLE OF CONTENTS 4.2.3 Non-Residential Land Use Activities .............................................. 25 4.2.4 Existing Nodes ............................................................................... 25 4.2.5 Nodal development in terms of Proposed Spatial Policy................ 25 CONTACT DETAILS ............................................................................................... I 4.2.6 Consolidated Regional Spatial Strategy......................................... 25 TABLE OF CONTENTS ......................................................................................... II 4.3 REGIONAL DEVELOPMENT CONCEPT .............................................. 29 4.4 PRECINCT DEVELOPMENT CONTEXT ............................................... 31 LIST OF DIAGRAMS ............................................................................................. III 4.4.1 Local Context ................................................................................. 31 4.4.2 Existing Roads & Transport ........................................................... 31 LIST OF TABLES .................................................................................................. III 4.4.3 Roads and Transport Proposals .................................................... 31 LIST OF ABBREVIATIONS ................................................................................... IV 4.4.4 Natural Open Space System ......................................................... 36 4.4.5 Airport Development Impact: Noise Contours and Height Limits ... 37 EXECUTIVE SUMMARY ........................................................................................ 5 4.4.6 Mixed-use Land Use Activities ....................................................... 38 1 INTRODUCTION ............................................................................................. 9 4.5 PRECINCT DEVELOPMENT CONCEPT .............................................. 40 4.5.1 Proposed Primary Mixed-Use Nodes ............................................. 40 1.1 FROM PRECINCT DEVELOPMENT CONCEPT TO PRECINCT 4.5.2 Proposed Activity Spines ............................................................... 40 DETAILED DEVELOPMENT FRAMEWORK ...................................................... 9 4.5.3 Proposed Natural Open Space Core & Community Facilities ........ 43 1.2 PURPOSE ............................................................................................... 9 4.5.4 Consolidated Precinct Development Concept ................................ 43 1.3 PROCESS ............................................................................................. 10 4.6 CONCLUSION: PRECINCT DEVELOPMENT CONCEPT ..................... 45 1.4 REPORT OUTLINE ............................................................................... 10 5 THE PRECINCT DETAILED DEVELOPMENT FRAMEWORK .................... 46 2 DEVELOPMENT AIMS ................................................................................. 12 5.1 INTRODUCTION ................................................................................... 46 2.1 INTRODUCTION ................................................................................... 12 5.2 DETAILED DEVELOPMENT FRAMEWORK ......................................... 46 2.2 THE PRECINCT ROLE WITHIN THE AEROTROPOLIS ....................... 12 5.2.1 The Physical Development Vision ................................................. 46 2.3 DEVELOPMENT AIMS .......................................................................... 12 5.2.2 Movement Systems: Streets and Circulation ................................. 48 2.4 CONCLUSION ...................................................................................... 13 5.2.3 Street Network Options .................................................................. 56 5.2.4 Public Transport Network ............................................................... 57 3 DEVELOPMENT PRINCIPLES AND OBJECTIVES .................................... 14 5.2.5 Proposed Natural Open Space System ......................................... 62 3.1 INTRODUCTION ................................................................................... 14 5.2.6 Proposed Public Environment Network.......................................... 62 3.2 ISSUES, CONSTRAINTS AND OPPORTUNITIES ............................... 14 5.2.7 Noise Contours Impact on Land Use Activities .............................. 65 3.2.1 Issues ............................................................................................ 14 5.2.8 Overall Land Use Activities ............................................................ 65 3.2.2 Constraints .................................................................................... 14 5.2.9 Detailed Land Use Plan with Identified Sub-Precincts and Land Use 3.2.3 Opportunities ................................................................................. 15 Budget ....................................................................................................... 68 3.3 OBJECTIVES ........................................................................................ 15 5.2.10 Social Facilities .............................................................................. 77 3.4 URBAN DEVELOPMENT AND URBAN DESIGN GUIDELINES ........... 16 5.2.11 Open Space and Parks .................................................................. 77 3.4.1 Precinct Development and Urban Structure Guidelines: ............... 16 5.2.12 Education Facilities ........................................................................ 77 3.4.2 Place-making Guidelines ............................................................... 17 5.3 CONCLUSION ....................................................................................... 79 3.5 CONCLUSION ...................................................................................... 19 6 PRIORITY FOCUS AREAS ........................................................................... 81 4 PRECINCT DEVELOPMENT CONCEPT ..................................................... 21 7 CONCLUSION............................................................................................... 81 4.1 INTRODUCTION ................................................................................... 21 REFERENCES ...................................................................................................... 85 4.2 REGIONAL DEVELOPMENT CONTEXT .............................................. 21 4.2.1 Regional Context ........................................................................... 21 4.2.2 Movement & Connectivity .............................................................. 21 20 April 2018 (Final Draft) ii GAPP Consortium Aero-Blaaupan Precinct: Detailed Development Framework LIST OF DIAGRAMS Diagram 33: Established sub-precincts ..................................................... 71 Diagram 34: Spatial development outcome — perspective ...................... 80 Diagram 1: Urban development and urban design guidelines .................. 18 Diagram 35: Existing development proposals ........................................... 83 Diagram 2: Regional context ..................................................................... 23 Diagram 36: Precinct priority focus areas ................................................. 84 Diagram 3: Movement and connectivity .................................................... 24 Diagram 4: Non-residential land use activities and existing nodes........... 26 Diagram 5: Existing nodes, industrial development and nodal development in terms of existing spatial policy strategies .............................................. 27 LIST OF TABLES Diagram 6: Proposed consolidated regional development strategy ......... 28 Diagram 7: Development concept at a regional scale .............................. 30 Table 1: Land use budget of sub-precinct 1 ............................................. 72 Diagram 8: Local context .......................................................................... 33 Table 2: Land use budget of sub-precinct 2 ............................................. 72 Diagram 9: Existing roads and transport ................................................... 34 Table 3: Land use budget of sub-precinct 3 ............................................. 73 Diagram 10: Proposed roads and transport .............................................. 35 Table 4: Land use budget of sub-precinct 4 ............................................