FIRST DRAFT SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN CONTEXTUAL AND STATUS QUO ANALYSIS AND DEVELOPMENT FRAMEWORK Metropolitan Spatial Planning Division City Planning Department City of Ekurhuleni Submitted: 12 November 2018 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN 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 Andrew Luke tel: +27 11 482 1648 email: [email protected] web: www.gapp.net Royal HaskoningDHV Janet Loubser tel: +27 11 798 6061 email: [email protected] web: www.rhdhv.co.za Kayamandi Development Services Russell Aird tel: +27 12 346 4845 email: [email protected] web: www.kayamandi.co.za 12 NOVEMBER 2018 (Draft) 2 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN TABLE OF CONTENTS 2.3 REGIONAL OVERVIEW ............................................................. 18 2.4 SITE LOCALITY AND EXTENT .................................................. 23 2.5 ROADS AND MOVEMENT SYSTEMS OVERVIEW ................... 24 2.5.1 Existing Road Network ........................................................ 24 CONTACT DETAILS .................................................................................. 2 2.5.2 Proposed Road Network ..................................................... 24 TABLE OF CONTENTS ............................................................................. 3 2.5.3 Rail (Freight and Passenger)............................................... 25 2.5.4 Airports ................................................................................ 25 LIST OF DIAGRAMS .................................................................................. 6 2.5.5 Public Transport (Bus and taxi routes) ................................ 25 LIST OF TABLES ....................................................................................... 7 2.5.6 Pedestrian movement .......................................................... 26 2.5.7 Parking ................................................................................. 26 LIST OF ABBREVIATIONS........................................................................ 8 2.5.8 Roads and Movement Systems Key Findings ..................... 26 EXECUTIVE SUMMARY ............................................................................ 9 2.6 OPEN SPACE AND NATURAL ENVIRONMENT OVERVIEW ... 30 2.6.1 Introduction .......................................................................... 30 BACKGROUND ....................................................................................... 9 2.6.2 Undermining ........................................................................ 30 AIM .......................................................................................................... 9 2.6.3 Freshwater Environment: State and Threat Level ............... 30 APPROACH ............................................................................................ 9 2.6.4 Environmental Sensitivity .................................................... 30 STRUCTURE OF REPORT ................................................................... 10 2.6.5 Open Space and Natural Environmental Key Findings ....... 36 SPATIAL STATUS QUO ........................................................................ 10 2.7 PRECINCT BUILT ENVIRONMENT OVERVIEW ....................... 36 ROADS AND MOVEMENT SYSTEMS ASSESSMENT ........................ 11 2.7.1 Zoning and Land Legal Status............................................. 37 SOCIO-ECONOMIC ASSESSMENT .................................................... 11 2.7.2 Land Ownership .................................................................. 38 INFRASTRUCTURE AND SERVICES ASSESSMENT ........................ 12 2.7.3 Land Use and Key Activities ................................................ 39 OPEN SPACE AND NATURAL ENVIRONMENT ASSESSMENT ........ 12 2.7.4 Characteristics and Key Features ....................................... 39 POLICY REVIEW ASSESSMENT AND DEVELOPMENT PROPOSALS 2.7.5 Existing Heritage and Tourism Activities ............................. 42 ............................................................................................................... 12 2.7.6 Built Environment and Spatial Overview Key Findings ....... 43 DEVELOPMENT FRAMEWORK ........................................................... 13 2.8 SOCIO-ECONOMIC OVERVIEW ............................................... 47 DEVELOPMENT PROPOSALS AND STAKEHOLDER ENGAGEMENT 2.8.1 Socio-economic Characteristics .......................................... 47 ............................................................................................................... 14 2.8.2 Socio-economic Assessment .............................................. 47 CONCLUSION ....................................................................................... 14 2.8.3 Socio-Economic Key Findings ............................................. 50 1 INTRODUCTION ............................................................................... 15 2.9 INFRASTRUCTURE & ENGINEERING SERVICES OVERVIEW 54 1.1 BACKGROUND .......................................................................... 15 2.9.1 Introduction .......................................................................... 54 1.2 AIM.............................................................................................. 15 2.9.2 Stormwater .......................................................................... 54 1.3 APPROACH ................................................................................ 15 2.9.3 Water ................................................................................... 55 1.4 WHY A PRECINCT PLAN ........................................................... 16 2.9.4 Sewer ................................................................................... 56 1.5 STRUCTURE OF THE REPORT ................................................ 16 2.9.5 Electrical .............................................................................. 56 2 CONTEXT AND STATUS QUO ........................................................ 17 2.9.6 Telecommunications and ICT .............................................. 56 2.9.7 Infrastructure and Engineering Services Key Findings ....... 57 2.1 INTRODUCTION ........................................................................ 17 2.2 HISTORICAL OVERVIEW OF SPRINGS ................................... 17 3 POLICIES, PLANS AND PROJECTS CONTEXT ............................ 63 12 NOVEMBER 2018 (Draft) 3 GAPP CONSORTIUM SPRINGS CENTRAL BUSINESS DISTRICT URBAN DESIGN PRECINCT PLAN 3.1 INTRODUCTION ........................................................................ 63 6.6.1 General Municipal Urban Management ............................... 99 3.2 NATIONAL AND PROVINCIAL POLICIES AND PLANS ............ 64 6.6.2 Management District ............................................................ 99 3.2.1 Gauteng Provincial Spatial Development Proposals........... 64 6.6.3 Other Urban Management Partnerships ........................... 100 3.3 METROPOLITAN POLICIES AND PLANS ................................. 64 6.7 PRECINCT DEVELOPMENT VISION ...................................... 101 3.3.1 Ekurhuleni’s 25 Year Aerotropolis Master Plan ................... 64 6.8 DEVELOPMENT CONCEPT .................................................... 102 3.3.2 CoE Built Environment Performance Plan (BEPP, 2017) ... 68 6.8.1 Prioritise Main Movement Routes and Corresponding 3.3.3 CoE MSDF (2015) ............................................................... 71 Gateways ......................................................................................... 102 3.4 LOCAL POLICIES AND PLANS ................................................. 75 6.8.2 Focus on Main Economic Activity Areas ........................... 102 3.4.1 RSDF Region D ................................................................... 75 6.8.3 Areas in Transition ............................................................. 102 3.5 THE COE URBAN DESIGN POLICY .......................................... 78 6.8.4 Heritage Features .............................................................. 103 3.5.1 Key Elements of the Urban Design Policy .......................... 78 6.8.5 Pedestrian Movement ........................................................ 103 3.5.2 Urban Design Policy Principles ........................................... 78 6.9 AN INTRODUCTION TO THE DEVELOPMENT FRAMEWORK 3.5.3 Supplementary Urban Design Guidelines ........................... 79 104 3.6 INSTITUTIONAL ARRANGEMENTS ......................................... 82 6.10 PRECINCT ROADS AND MOVEMENT FRAMEWORK ........... 105 3.7 DEVELOPMENT PROJECTS .................................................... 83 6.10.1 Enhancing the Existing Street Grid Network ..................... 105 3.7.1 Private ................................................................................. 83 6.10.2 Gateways ........................................................................... 106 3.8 DEVELOPMENT POLICIES, PLANS AND PROJECTS KEY 6.10.3 Public Transport Network .................................................. 106 FINDINGS.............................................................................................. 84 6.10.4 Parking Lots ......................................................................