DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT Draft Blaauwberg Baseline and Analysis Report 2019 State of the Built Environment DRAFT Version 1.1 8 November 2019 Page 1 of 94 DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT CONTENTS A. STATE OF THE BUILT ENVIRONMENT .................................................................................. 4 1 LAND USE AND DEVELOPMENT TRENDS ............................................................................. 5 Residential...................................................................................................................... 5 Industrial ......................................................................................................................... 8 Retail and Office ........................................................................................................... 9 Mixed Use ....................................................................................................................... 9 Smallholdings ............................................................................................................... 10 Agricultural land ......................................................................................................... 10 Other ............................................................................................................................ 10 Supportive land uses .................................................................................................. 10 Development Constraints .......................................................................................... 10 Undeveloped and partially-developed Land ........................................................ 11 Key Challenges and Opportunities .......................................................................... 16 2 TRANSPORT AND ACCESSIBILTY ........................................................................................ 18 Introduction ................................................................................................................. 18 Strategic Parameters & Informants .......................................................................... 19 State of Public Transport ............................................................................................ 21 State of Road Infrastructure ...................................................................................... 30 State of Freight ............................................................................................................ 34 Travel Patterns ............................................................................................................. 36 Key Challenges and Opportunities .......................................................................... 43 3 INFRASTRUCTURE ................................................................................................................. 45 Electricity ...................................................................................................................... 45 Water ............................................................................................................................ 47 Sanitation/ Waste Water............................................................................................ 49 Solid Waste) ................................................................................................................. 50 Stormwater .................................................................................................................. 54 Key Opportunities and Constraints .......................................................................... 54 4 Housing ................................................................................................................................ 57 Housing Overview ....................................................................................................... 58 State-assisted Housing Demand ............................................................................... 64 State-assisted Housing Supply ................................................................................... 65 Key Opportunities and Constraints .......................................................................... 70 Page 2 of 94 DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT 5 PUBLIC FACILITIES ................................................................................................................ 73 State of Supply and Demand ................................................................................... 73 Required Facilities ....................................................................................................... 91 Key Observations ........................................................................................................ 93 Key Opportunities and Constraints .......................................................................... 93 Page 3 of 94 DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT A. STATE OF THE BUILT ENVIRONMENT Page 4 of 94 DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT 1 LAND USE AND DEVELOPMENT TRENDS The Blaauwberg District is a diverse area bordered to the west by the Atlantic Ocean, to the east by the N7 national road, to the south by a portion of Paarden Eiland industrial area and sharing a boundary to the north with Swartland Municipality. The district is one of the largest in the city and has some of the fastest growing areas with a mix of urban, rural and farming areas. Fast growing areas in the district include Big Bay, Melkbosstrand, West Beach, Century City, Sunningdale and Parklands. Although the area is vast and is mostly affluent there are also pockets of lower-income areas including informal settlements such as Doornbach, Visserhok, Marconi Beam, Du Noon, Saxonworld, Witsand, Atlantis, Mamre and Tafelonzo with poor access to amenities and other services as well as economic opportunities. The District includes some of the most important industrial areas in the city namely Killarney Gardens, Montague Gardens and Paarden Eiland. Century City is a key residential and commercial node in the city. The majority of development pressure in Blaauwberg continues to occur in the south of the district and is private sector driven in the form of the redevelopment of existing areas and significant greenfield development including the areas of Parklands and Sunningdale. What follows is by no means meant to be an exhaustive list, but more indicative of the status quo as well as emerging trends in the broader district. The following subsections provide an overview of the key development trends per land use in the Blaauwberg district. Residential Atlantis, Mamre and Pella is situated in the northern sector of the district. Residential development in Mamre and Pella is limited to extensions to existing dwellings, the provision of second dwellings, and City housing projects. All three areas are largely single residential in character. Areas experiencing great pressure for residential densification in the form of blocks of flats include parts of Koeberg Rd, Blaauwberg Rd, Arum Rd, Briza Rd, Athens Rd and Coral Rd. Milnerton, Table View, Parklands and parts of Milnerton Proper contain properties which have latent primary rights which have yet to be exercised. Furthermore, there are Page 5 of 94 DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT number of properties along strategic corridors, like Blaauwberg Road, where title deed restrictions apply that limit the densification and/or diversification of land use. The most recent pressure areas for higher density residential rights are focused on the single residential erven along/near Lagoon Beach and surrounds, as well as on industrial zoned erven in parts of Paarden Eiland. Other forms of densification include applications for ad-hoc subdivisions (mostly into two) of single residential erven in Milnerton Proper (a township established in the 1970s). Even newer suburbs such as Parklands have been subject to densification applications. Page 6 of 94 DRAFT BLAAUWBERG BASELINE AND ANALYSIS REPORT 2019 - STATE OF THE BUILT ENVIRONMENT Brooklyn, Rugby and Ysterplaat are some of the oldest suburbs in the district. The areas play a critical role in the provision of residential accommodation for a range of income groups close to employment and public transport. The interest in these areas for increased densification / alternative land uses are growing. The future of the areas must be carefully considered to avoid negative effects of gentrification whilst still allowing for densification and land use intensification along Koeberg Road. Joe Slovo, Phoenix and Dunoon are extremely dense areas within the urban inner core. There has been a rise in illegal building work; often onto public road reserves or public spaces. Similarly, the construction of unauthorized boarding houses has increased. The aforementioned is considered a direct response to the dire need for housing in close proximity to employment opportunities. All three of these areas are located close to or next to industrial / mixed use areas which are employment generators. It will be critical for the City to address the form and manner of densification to ensure the safety and wellbeing of residents. Wolverivier is a temporary relocation area