Precinct Plans and Urban Design Frameworks: Alternative Service Delivery: Office Accommodation NORTH WESTERN REGION October 2008 Prepared for The City of Tshwane TABLE OF CONTENTS 1. INTRODUCTION................................................................................................................................... 1 1.1 APPROACH................................................................................................................................. 1 1.2 METHODOLOGY ........................................................................................................................ 2 1.3 STUDY AREA.............................................................................................................................. 3 2. POLICY ASSESSMENT ....................................................................................................................... 4 2.1 POLICY AND INSTITUTIONAL ISSUES..................................................................................... 4 2.1.1 City Vision and Strategy .......................................................................................................... 4 2.1.2 Alternative Service Delivery .................................................................................................... 5 2.1.3 Institutional Arrangements....................................................................................................... 6 2.1.4 Development Policy................................................................................................................. 7 2.1.4.1 Metropolitan Spatial Development Framework..................................................................... 7 2.1.4.2 Regional Spatial Development Framework........................................................................... 8 3. METROPOLITAN CONTEXT.............................................................................................................. 10 3.1 POPULATION DISTRIBUTION ................................................................................................. 10 3.1.1 HIGH POPULATION AREAS OF THE REGIONS................................................................ 10 3.1.2 THE COT URBAN CORES AND POPULATION DENSITIES .............................................. 12 3.2 ECONOMIC STATUS OF HOUSEHOLDS WITHIN CATCHMENT AREA OF A MUNICIPAL OFFICE 13 3.3 CLIENTS’ TRAVEL TIME TO EXISTING MUNICIPAL SERVICE CENTRES .......................... 14 3.3.1 Catchment Area Definition .................................................................................................... 14 3.3.2 Catchment Area Description ................................................................................................. 14 3.3.3 Determination of Service Centre Catchment Areas .............................................................. 14 3.4 CONCLUSION........................................................................................................................... 17 4. REGIONAL CONTEXT ....................................................................................................................... 19 4.1 GENERAL.................................................................................................................................. 19 4.2 CATCHMENT AREA ................................................................................................................. 19 4.2.1 The current municipal office in Akasia .................................................................................. 20 4.3 SOCIO-ECONOMICS................................................................................................................ 22 4.3.1 Population and households in catchment area ..................................................................... 22 4.3.2 Demographic composition of households within catchment area ......................................... 23 4.3.3 Car ownership statistics/Public Transport utilisation ............................................................. 24 4.4 IDEAL OPTIONAL LOCATIONS FOR THE REGIONAL OFFICE SITE ................................... 27 4.4.1 OPTION 1 – EXISTING AKASIA MUNICIPAL OFFICES ..................................................... 28 4.4.1.1 Movement around the Site............................................................................................ 29 4.4.1.2 Road Hierarchy............................................................................................................. 31 4.4.1.3 Intersection Analysis.................................................................................................... 34 i 4.4.1.4 Non-Motorised Transport Infrastructure ...................................................................... 36 4.4.1.5 Public Transport Infrastructure ..................................................................................... 39 4.4.1.6 Access and Parking Assessment ................................................................................ 41 4.4.1.7 Transportation Support Infrastructure and Services..................................................... 44 4.4.1.8 Transportation Operations Assessment ....................................................................... 48 4.4.1.9 Buildings and Facilities ................................................................................................. 54 Precinct Plan / Layout Plan / Site Development Plan (SDP) .......................................................... 54 4.4.2 OPTION 2 – CURRENT SOSHANGUVE MUNICIPAL OFFICES ........................................ 55 4.4.2.1 Service Centre Precinct Description.......................................................................................... 56 a) Locality ............................................................................................................................................ 56 b) Precinct Plan / Layout Plan / Site Development Plan (SDP) .......................................................... 56 c) Description of Services ................................................................................................................... 56 d) Description of Services Required on Site ....................................................................................... 59 e) Intersection Analysis ....................................................................................................................... 65 f) Non-Motorised Transport Infrastructure.......................................................................................... 66 g) Public Transport Infrastructure........................................................................................................ 67 h) Access Assessment ........................................................................................................................ 67 i) Parking Assessment ....................................................................................................................... 67 5. Development Vision & Proposed Framework ......................................................................................... 76 5.1 Proposed Framework for Development (Precinct Plan) ............................................................ 76 5.2 Urban Design Framework: Design Criteria and Statements ..................................................... 76 5.2.1 Identity and Legibility in Tshwane .............................................................................................. 76 5.2.2 Identity and Legibility of Service Centres................................................................................... 77 5.2.3 Transportation ............................................................................................................................ 81 5.2.4 Building Additions and Alterations........................................................................................ 86 6. Cost Implications................................................................................................................................ 90 LIST OF FIGURES Figure 1. 1: Methodology................................................................................................................ 1 Figure 1. 2: The study area ............................................................................................................ 1 Figure 2. 1: Institutional Arrangements .......................................................................................... 1 Figure 2. 2: North Eastern Region, RSDF Densification Plan ....................................................... 8 Figure 3. 1: Population Distribution within Regions ....................................................................... 1 Figure 3. 2 Urban Cores ............................................................................................................... 12 Figure 3. 3 Income Distribution per Region.................................................................................. 13 Figure 3. 4: Travel Time Isochrones: All Regional Offices............................................................. 1 Figure 3. 5: Catchment Areas: Municipal Offices........................................................................... 1 ii Figure 4. 1: Travel Time Isochrones: Temba Regional Office ....................................................... 1 Figure 4. 2: Catchment Area for the Temba Municipal Office........................................................ 1 Figure 4. 3: Car Ownership per Catchment Area..........................................................................