Prepared for: THE JOHANNESBURG DEVELOPMENT AGENCY 3 President Street Newtown Johannesburg THE CITY OF JOBURG Metro Building Braamfontein Johannesburg Att. Linah Dube t. +27 (0)11 407 6906 e. [email protected] Prepared by: 26’10 SOUTH ARCHITECTS 25 A 14th Street Vrededorp Johannesburg t. +27 (0)11 830 0220 e. [email protected] STEVE TOPHAM International Organisation Development South Africa 165 Highlands Road Kensington Johannesburg t. +27 (0)82 452 4255 e. [email protected] DIEPSLOOT URBAN DEVELOPMENT FRAMEWORK & BUSINESS PLAN Prepared in conjunction with: HLANGANANI CONSULTING ENGINEERS 28 Burnham Road Mulbarton t. +27 (0)11 682 1247 e. [email protected] TRIVIRON PROJECT MANAGEMENT (PTY) LTD 'HOPRQGR2I¿FH3DUN6RUUHQWR%XLOGLQJ 169 Garsfointein Road Ashlea Gardens t. +27 (0)11 993 5453 e. [email protected] ENVIROLUTION CONSULTING %XLOGLQJ)LUVW)ORRU 4 Peltier Road 6XQQLQJKLOO2I¿FH3DUN6XQQLQJKLOO t. +27 (0)11 455 0883 e. [email protected] SELANYA CONSULTING ENGINEERS P.O. Box 561 Bedfordview 2008 t. +27 (0)82 452 4255 e. [email protected] PARESH CHIBA QUANTITY SURVEYORS 426 Lochner Road 5DVORXZ&HQWXULRQ Tshwane t. +27 (0)12 12 666 8268 e. [email protected] DIEPSLOOT URBAN DEVELOPMENT FRAMEWORK & BUSINESS PLAN &217(176 PURPOSE 9 1. CHARACTERISTICS 10 2. DEVELOPMENTVISION 17 3. DEVELOPMENTSTRATEGY AND OBJECTIVES 18 3.1 INSTITUTIONAL ARRANGEMENTS 18 12'(6$1'$&7,9,7<675((76 9 District Nodes 24 Neighbourhood Nodes 35 Activity Streets 56 ,03529('(9,'(1&(%$6( 7 3.4 ALIGNMENT WITH DEVELOPMENT INITIATIVES IN THE ‘GREATER DIEPSLOOT AREA’ 57 3.5 HOUSING MANAGEMENTAND DEVELOPMENT 57 &$7$/<7,&)81',1*1(,*+%285+22''(9(/230(17 PARTNERSHIP GRANT 61 ,1)5$6758&785( 1 38%/,&23(163$&( (19,5210(17 0 62&,$/)$&,/,7,(6 2 4. OUTCOMES AND KEYINDICATORS 77 5. ALIGNMENT TO POLICY AND STRATEGY FRAMEWORK 78 5.1 JOBURG GROWTH & DEVELOPMENT STRATEGY 2006 78 5.2 MAYORAL PRIORITIES 78 5.3 INTEGRATED DEVELOPMENT PLAN 78 *$87(1*'(3$570(172)/2&$/*29(510(17 +286,1* 4 1$7,21$//(*,6/$7,21$1'32/,&<4 6. STAKEHOLDERS 85 6.1 STAKEHOLDER ANALYSIS 85 7. PRE-CONDITIONSAND RISK 86 8. IMPLEMENTATION PLAN 87 ())(&7,9(,167,787,21$/$55$1*(0(176 7 8.2 NODAL DEVELOPMENT 88 8.3 ALIGNMENT WITH DEVELOPMENT INITIATIVES IN THE GREATER DIEPSLOOT AREA 89 8.4 HOUSING 90 &$7$/<7,&)81',1*±1(,*+%25+22''(9(/230(173$571(56+,3*5$17 3 ,1)5$6758&785( 3 38%/,&(19,5210(17 9 &20081,7<'(9(/230(17 0 (&2120,&'(9(/230(17 2 DIEPSLOOT URBAN DEVELOPMENT FRAMEWORK AND BUSINESS PLAN MAY 2010 &217(176 &217(176 9. ACTIVITY AND PROJECT RELATIONSHIPS 104 10. BUDGET AND TIMELINE OF DEVELOPMENT 107 (&2120,&'(9(/230(17 0 BATHHOUSES 111 INTERVENTIONS 2010-11 111 352-(&7668,7$%/()251(,*+%285+22''(9(/230(17 PARTNERSHIP GRANT SUPPORT 112 7(&+1,&$/$66,67$1&( 4 &$3,7$/*5$17 4 7(&+1,&$/$66,67$1&()25,1129$7,21%$7++286(&21&(37 11. OUTPUTS AND OUTCOMES 116 11.1 OUTPUTS 116 287&20(6 8 ANNEXE A: GOVERNMENT NODE 120 ANNEXE B: DIEPSLOOT ACTIVITY (NDIMATSHELONI) STREET OUTLINE PROJECT CONCEPT 122 ANNEXE C: DIEPSLOOT DISTRICT AREA 124 ANNEXE D: IMPROVEMENT OF RECEPTION AREA 126 ANNEXE E: BATHOUSE CONCEPT 129 ANNEXE F: NORTHERN FARM 131 ANNEXE G: GLOBAL STUDIO 132 ANNEXE H: STAKEHOLDER DATABASE 133 ANNEXE I: COMMUNITY LEADERSHIP MEETINGS 134 ANNEXE I: COMMUNITY LEADERSHIP MEETINGS 135 ANNEXE J: OVERVIEW OF URBAN DEVELOPMENT FRAMEWORK 138 DIEPSLOOT URBAN DEVELOPMENT FRAMEWORK AND BUSINESS PLAN MAY 2010 &217(176 INDEX OF FIGURES FIG 1.1. DIEPSLOOT LOCATION 10 FIG 1.2. DIEPSLOOT CORRIDOR 11 FIG 1.3. DIEPSLOOT IMMEDIATE CONTEXT 12 FIG 1.4. PROTEST IN DIEPSLOOT 13 FIG 1.5. DIEPSLOOT EXTENSIONS AND WARDS 15 FIG 1.6. DIEPSLOOT CURRENT ZONING 16 FIG 3.2.1. EXISTING AND PROPOSED NODES IN DIEPSLOOT AND SURROUNDS 21 FIG 3.2.2. EXISTING AND PROPOSED NODES AND ACTIVITY STREETS WITHIN DIEPSLOOT 22 FIG 3.2.3. EXISTING URBAN DEVELOPMENT FRAMEWORKS 23 FIG 3.2.4. GOVERNMENT NODE (NODE A) - LOCATION 24 FIG 3.2.5. GOVERNMENT NODE (NODE A) 24 FIG 3.2.6. GOVERNMENT NODE (NODE A) - EXISTING 25 FIG 3.2.7. GOVERNMENT NODE (NODE A) - PROPOSED 26 FIG 3.2.8. METHODIST SITE (NODEB) - LOCATION 27 FIG 3.2.9. METHODIST SITE (NODEB) 27 FIG 3.2.10. METHODIST SITE (NODE B) - EXISTING 28 FIG 3.2.11. METHODIST SITE (NODE B) - PROPOSED 29 FIG 3.2.12. SHOPPING CENTRE 30 FIG 3.2.13. SHOPPING CENTRE (NODE C) 30 FIG 3.2.14. SHOPPING CENTRE NODE (NODE C) - EXISTING 31 FIG 3.2.15. SHOPPING CENTRE NODE (NODE C) - PROPOSED 32 FIG 3.2.16. MIXED USE NODE, DIEPSLOOT SOUTH (NODED) 33 FIG 3.2.17. MIXED USE NODE, DIEPSLOOT SOUTH (NODED) 33 FIG 3.2.18. MIXED USE NODE (NODE D) - PROPOSED 34 FIG 3.2.19. NGONYAMA RECREATION NODE (N1) & (N2) 35 FIG 3.2.20. NGONYAMA RECREATION NODE (N1) & (N2) 35 FIG 3.2.21. NGONYAMA RECREATION NODE (NODE N1), NGONYAMA BUSINESS NODE (NODEN2) - EXISTING 36 FIG 3.2.22. NGONYAMA RECREATION NODE (NODE N1), NGONYAMA BUSINESS NODE (NODEN2) - PROPOSED 37 FIG 3.2.23. NGONYAMA PARK NODE (N3) & NGONYAMA COMMUNITY NODE (N4) 38 FIG 3.2.24. NGONYAMA PARK NODE (N3) & NGONYAMA COMMUNITY NODE (N4) 38 FIG 3.2.25. NGONYAMA PARK NODE (NODE N3), NGONYAMA COMMUNITY NODE (NODE N4) - EXISTING 39 DIEPSLOOT URBAN DEVELOPMENT FRAMEWORK AND BUSINESS PLAN MAY 2010 INDEX OF FIGURES INDEX OF FIGURES FIG 3.2.26. NGONYAMA PARK NODE (NODE N3), NGONYAMA COMMUNITY NODE (NODE N4) - PROPOSED 40 FIG 3.2.27. LINK NODE (N5) 41 FIG 3.2.28. LINK NODE (N5) 41 FIG 3.2.29. LINK NODE (NODE N5) - EXISTING 42 FIG 3.2.30. LINK NODE (NODE N5) - PROPOSED 43 FIG 3.2.31. RIVER NODE (N6) 44 FIG 3.2.32. RIVER NODE (N6) 44 FIG 3.2.33. RIVER NODE (NODE N6) - EXISTING 45 FIG 3.2.34. RIVER NODE (NODE N6) - PROPOSED 46 FIG 3.2.35. MARKET NODE (N7) 47 FIG 3.2.36. MARKET NODE (N7) 47 FIG 3.2.37. MARKET NODE (NODE N7) - EXISTING 48 FIG 3.2.38. MARKET NODE (NODE N7) - PROPOSED 49 FIG 3.2.39. LONG DISTANCE TAXI RANK NODE (N8) 50 FIG 3.2.40. LONG DISTANCE TAXI RANK NODE (N8) 50 FIG 3.2.41. LONG DISTANCE TAXI RANK NODE (NODE N8) - EXISTING 51 FIG 3.2.42. LONG DISTANCE TAXI RANK NODE (NODE N8) - PROPOSED 52 FIG 3.2.43. QUARRY NODE (N9) 53 FIG 3.2.44. QUARRY NODE (N9) 53 FIG 3.2.45. QUARRY NODE (NODE N9) - EXISTING 54 FIG 3.2.46. QUARRY NODE (NODE N9) - PROPOSED 55 FIG 3.2.47. NDIMATSHELONI STREET – EXISTING BUSINESSES 56 FIG 3.2.48. NDIMATSHELONI STREET – HOUSING CONCEPT BY 2610 SOUTH ARCHITECTS 56 FIG 3.5.1. POTENTIAL SITES FOR ADDITONAL HOUSING 58 FIG 3.5.2. 1HA ZOOM-IN OF RECEPTION AREA (MAPPING BY 26’10 SOUTH ARCHITECTS) 60 FIG 3.7.1. ERODED SECTIONOF NGONYAMA ROAD 61 FIG 3.7.2. MOVEMENT AND ACCESS 63 FIG 3.7.3. EXISTING ROADCONDITIONS 64 FIG 3.7.4. TYPICAL CONDITION OF EXISTING STORM 65 FIG 3.7.5. EXISTING AND PROPOSED WATER AND SEWER NETWORK 66 FIG 3.7.6. EXISTING DAYLIGHT SEWAGE (7.2KM) – RECEPTION AREA 67 FIG 3.7.7. EXISTING OVERFLOWING SEWER ON NDIMATSHELONI (ACTIVITY) STREET 67 DIEPSLOOT URBAN DEVELOPMENT FRAMEWORK AND BUSINESS PLAN MAY 2010 INDEX OF FIGURES INDEX OF FIGURES FIG 3.7.8. ),567),;&203(7,7,21(175<±&21&(37)256(59,&(32,176,15(&(37,21$5($ %<6287+$5&+,7(&76 7 FIG 3.7.9. /$5*(6&$/((/(&75,&$/,1)5$6758&785(±(;,67,1*$1'3/$11(' 9 FIG 3.8.1. 38%/,&23(163$&(±(;,67,1*&21',7,21 0 FIG 3.8.2. 38%/,&23(163$&(±352326(' 1 FIG 3.9.1. (;,67,1*62&,$/)$&,/,7,(6 4 FIG 3.9.2. /$1'5(48,5(')2562&,$/)$&,/,7,(6 5 FIG 3.9.3. 352326('6&+22/326,7,216$1'$5($62)'(16,),&$7,21&2162/,'$7,21 6 FIG 5.3.2.1. (;,67,1*+286,1*&21',7,216,1',(36/227 9 FIG 5.3.2.2. +286,1*&21&(37)251',0$76+(/21, $&7,9,7< 675((7 0 FIG 5.3.2.3. +286,1*&21&(37)251',0$76+(/21, $&7,9,7< 675((7 1 FIG 5.3.2.4. +286,1*&21&(37)251*21<$0$ 8%817852$' 2 FIG A.1. (;75$&7)5200$<25$/$33529('8'))25*29(510(1712'(%<$6$ 3 $$1'$363/$1$)5,&$0 FIG A.2. (;7(172)-'$38%/,&5($/083*5$'()25*29(510(1712'( %<6287+$5&+,7(&76 1 FIG B.1. (;75$&7)5200$<25$/$33529('8'))251',0$76+(/21, $&7,9,7< 675((7 %<5,$1$'83/(66,685%$13/$11,1*$1'*$5<:+,7($1'$662&,$7(6 3 FIG C.1. (;75$&7)520',675,&712'(8'))25',675,&7 12'( $5($ %<6287+$5&+,7(&76 4 FIG C.2. (;75$&7)520',675,&712'(8'))25',675,&7 12'( $5($ %<6287+$5&+,7(&76 5 FIG D.1. +286,1*,19(1725<±678'<21+286,1*,15(/$7,2172,1)250$/&,7<± *,)$0$67(5&/$66581%<6287+$5&+,7(&76 8 FIG E.1. ),567),;&203(7,7,21(175<±&21&(37)256(59,&(32,176,1 5(&(37,21$5($%<6287+$5&+,7(&76 9 FIG E.2.