8.6. Social Facilities

Transcription

1 8.0 URBAN DEVELOPMENT FRAMEWORK 8.6. Social Facilities Figure 65 : Proposed Social Facilities Required Proposed Primary health clinic Fire Station Police Station Satellite mobile police station 5 Local Library Major public Event Venue Home Affars - medium Thusong Centre 9 0 Community Hall - large Childrens Home Existing Sites Health and Emergency Services Ellis Park, Kazerne, Mangolongolo, st Street Park Ellis Park, Kazerne, Mangolongolo Social and Cultural (Public Service Facilities) Ellis Park (Upgrade Murray Park Library) Civic Social Services Home for the Aged Post Office Kazerne Bertha Solomon Cottages Site; Park Cottages, Queen Street 6 Education University Post- matric Skills training Secondary School Primary School 8 5 Small Creche 8 7 ECD Resource Hub and Care Centre Ellis Park John Mitchell School Grounds, Ellis Park Jeppe Prep Grounds, Mangolongolo, Kazerne, Jeppe Hostel Kazerne, CoJ Apartments on Jules, Bertha Solomon Cottages Site, Mangolongolo, Jeppe Hoste, st Street Park Bertha Solomon Cottages Site Recreation Provision 9 International Sports Complex 0 Indoor Sports Hall Multipurpose Sports hall Swimming pool (Upgrade Murray Park Swimming Pool) Figure 66 : Social Facilities Requirements (Based on guidelines from the CSIR Guidelines for the Provision of Social Facilities in South African Settlements: August 0)

2 8.6. A JOZI- WORKSHOP TO LEAD RENEWAL CENTERED ON INVESTMENT IN HUMAN CAPITAL The regeneration of the eastern sector requires critically that the dire economic conditions within the area be addressed. It is envisaged that infrastructure led rejuvenation improvements in services, housing and facilities, be accompanied by investment in skills development and training. Much of the redevelopment of this area will rely on upgrading of individual houses and small consolidations of properties into safe, healthy, affordable accommodation by multiple small-scale landlords. Allied to this must be the development of a base of skills and employment opportunities for the many unskilled and unemployed persons residing in this area. The renewal vision should be based on a skills development platform where housing development and upgrading is supported by trained artisans. There is paucity of artisanal training opportunity in the city. A revival of workshops and training centres for the building trade would be appropriate in this area. This would entail the demarcation of buildings within one or two parts of the eastern sector fir artisanal training hubs. The use fits well with the existing educational hub centered near the Ellis park precinct and UJ campus as well as with the opportunities to re-use derelict warehouse and factory space in the vicinity of the Ellis park Railway station and north of the Wolhuter hostel. An artisanal training hub would require the joint efforts of economic development units within the City and Province, SETAs, and skills development training academies and property investors. It should be a City led initiative that demarcates an area and provides inceptives in the form of reduced building cost and public environment upgrades, coupled with state resources for the injection of a high intensity training precinct that offers training in building skills including plumbing, carpentry, building, electrical, welding etc. allied to this may be manufacturing skills related to furnishings and fittings. In this way the project of renewal and of development of affordable accommodation in this area is coupled with the training upskilling and employment of local labour. It is a vision that is built on redevelopment of multiple properties by small-scale landlords, that drives and is supported by skills development and employment creation. It is envisages that the City should demarcate an artisanal training hub in concert with local property developers and landowners, in the Doornfontein area south of Ellis Park railway station or environs, as well as in the warehouse dominated streets north of Wolhuter hostel. There may also be other suitable sub precincts in the body of Jeppestown. The area south of Ellis Park station has development energy that could be drawn in to this training vision. The area north of Wolhuter hostel has derelict buildings and suitable infrastructure for training facilities. INNER CITY EASTERN GATEWAY Urban Development Framework 69

3 8.7. Heritage 8.7..HERITAGE APPROACH Informed by the high-level heritage assessment contained in Section.. and also by the 005 Greater Ellis Park Heritage Management Framework, the following development approach is proposed:. A sensitive approach to finer grained townscapes of Bertrams, Troyeville, Kensington, Jeppestown and Reynolds View is proposed, whereby large scale interventions will be limited to densification along key movement corridors (Derby Road, Albertina Sisulu Road, Commissioner St, Main Street. Jules Street), with demolition of houses limited to six city blocks north of George Goch Station along Scott Street to make way for - storey walk-up apartment buildings;. The town planning scheme for Bertrams, Troyeville, Kensington, Jeppestown and Reynolds View is to be updated to allow for formalisation of back-yard dwellings in these areas, and subject to storey height limit, retention of main house structure and discouraging of erf consolidation with a view to maintaining the fine grained townscape of these areas;. Large scale new residential development (walk-up blocks with some high-rose towers) will be limited to brownfield sites where townscape is coarser grained (west of Bertrams Road/Albertina Sisulu Road, south of the railway line). Selected sites include Ellis Park (on disused tennis courts) and Transnet Kazerne site (southern end of Joe Slovo drive). Upgrading and redevelopment of existing City of Johannesburg housing estates (Corner Frere and Fuller Street in Bertrams, Jules/Berg/Browning in Jeppestown), plus Wolhuter Men s Hostel is proposed, including partial demolition and infill development, albeit conserving key street facing facades; 5. Demolition of Bertrams Old Age Cottages (Queen Street) and Bertha Solomon Old Age Home (Ford Street, Jeppestown) to make way for - storey walk-up apartments; 6. Conservation and/or adaptive re-use of key heritage buildings within the study area is proposed, including Alhambra Theatre, Troyeville Baptist Church, St Andrews (Jeppestown), Fairview Fire Station tower, Bertrams heritage cluster (Fuller, Queen and Viljoen Streets), and linking of these via upgraded public environment and parks. BROWNFIELD SITES: COARSE GRAIN ELLIS PARK TENNIS COURTS (Precinct 8) The proposal to develop large-scale residential blocks on redundant tennis courts is supported to make a more sustainable use of this space this space. The Remaining four courts should be ring-fenced to protect from future infill development and should be made accessible for public use. Layout of residential blocks should respect the scale of the covered Tennis Court stadium and allow a buffer of an open space adjacent to it. TRANSNET, KAZERNE SITE (Precinct 5) There are no known heritage issues pertaining to this proposal to develop large-scale residential blocks on existing disused logistic sites. The possible civil engineering aspects in respect of building over the original exposed workings of the Main Reef should be investigated further during detail design phase. 70

4 8.7.. COMMENT ON PROPOSALS BY HERITAGE CONSULTANT MANGOLONGOLO INFORMAL SETTLEMENT (Precinct ) The Mongolongolo informal settlement is a well established dense informal settlement on open ground to the south of Main Reef Road. There are no known heritage issues pertaining to this proposal to develop large-scale residential blocks on the site of the informal settlement. The possible civil engineering aspects in respect of building over the original exposed workings of the Main Reef should be investigated further during detail design phase. HISTORIC RESIDENTIAL SUBURBS: FINE GRAIN (Precincts and 9) Proposed interventions limited to densification along key movement corridors (Derby Road, Albertina Sisulu Road, Commissioner St, Main Street and Jules Street) and demolition of houses around George Goch Station to make way for - storey walk-up apartment buildings would constitute a manageable intervention. BACK YARD DWELLINGS IN FINE GRAIN SUBURBS An update and removal of restrictive conditions in town planning scheme to permit a formalisation of the current trend of back yard dwellings is proposed. It is recommended that this proposal would include an incentive to retain the existing historic building stock. This proposal would assist in retaining the scale and grain of these suburbs by largely limiting substantial infill to the rear of the sites. CITY OF JOHANNESBURG HOUSING ESTATES (Precincts 0 and 8) The large block of existing double storey social housing bounded by Jules, Berg, Hanau and Browning (Precinct 8) is to be upgraded. The buildings would appear to be nondescript, 960 s facebrick lower income double storey housing units. Blocks have names based on Johannesburg pioneers: BEZUIDENHOUT HOF; SMITHERS COURT, STRUBEN COURT etc. Their upgrading would be an appropriate response. A victorian style, small scale church on the west side of the site, fronting onto Browning, deserves investigation and possible retention and integration. The church could perhaps become a focus of an open space and adaptively re-used for a community centre or the like. The block of existing double storey social housing bounded by Thames, Frere, Queen and Fuller ((Precinct 0) is to be upgraded. Blocks with names such as Quinn House, Tucker House presumably reflect the names of City councillors at the time. The buildings appear to be 90s facebrick double storey housing units with some architectural presence and detail. The upgrading of these units would be supported from a heritage point of view. INNER CITY EASTERN GATEWAY Urban Development Framework 7

5 WOLHUTER MENS HOSTEL (Precinct 0) The hostel building is an interesting modernist building circa mid 90s, accommodating a men s hostel. It is to be adaptively re-used as housing. Original signage is in English and Afrikaans (albeit partly deleted) and Jhb City Council Crest on entrance gate structure at northwest corner of site fronting onto Margaret Mcingana street. The entrance structure and signage should be retained as part of layered history of site. Partial demolition of street edge blocks to create the proposed axial relationship with Ford street requires careful consideration to avoid impacting on the massing of the building blocks. Retention of an original, unchanged room/s in the complex as a space of memory for the future is suggested. DEMOLITION OF OLD AGE HOMES OLD AGE HOME COTTAGES, QUEEN STREET (Precinct ) These are nondescript single storey old age home cottages that appear to be constructed circa 970 and have no apparent heritage value. The proposal to re-develop large-scale residential blocks on this site would be supported. BERTHA SOLOMON COTTAGES (Precinct 7) These are nondescript facebrick single storey old age home cottages that appear to be constructed circa 970 and have no apparent heritage value. The proposal to redevelop large-scale residential blocks on this site would be supported. CONSERVATION AND ADAPTIVE RE-USE OF MAJOR HERITAGE BUILDINGS Large scale heritage buildings are generally landmarks in the urban context. Such buildings have often outlived their original use and function due to changing demographics and lifestyles. Retention and adaptive re-use of these buildings is strongly supported to maintain the scale and grain and the layered social and architectural history of the suburbs. 7

6 8.8. Transport & Traffic This section documents the transportation options available to cater for the increased density planned for the development area. In particular the focus will be on the phase development although commentary will be provided on the options available for the ultimate development scenario ANTICIPATED TRIP GENERATION AND MODAL SPLITS The Development Framework for the study area identifies areas for densification of residential opportunities within development area. These are documented elsewhere in the Development Framework report and summarised below for the sake of continuity; In total some 8,00 new residential units are planned, the majority of which will be densification via infill within existing residential neighbourhoods. The housing provision will be phased as follows; Phase Year -5: 6,577 residential units Phase Year 6-5:,700 units In addition, the development framework makes allowance for the development of 76,500 m of non-residential GLA. All of the residential units are targeted at low income residents and based on current trip generation rates will result in approximately 9,000 person trips in the morning peak hour. Phase trips will be in the order of,00 person trips with a further 5,700 trips for the ultimate development. Conceptually the Development Framework and JDA transport strategy is premised on maximising non-motorised transport (NMT) trips and public transport usage for trips outside of the NMT accessible zones. Similarly home to work based trips in the morning peak for the low income group are predominantly NMT and public transport trips with modal splits in favour of these two modes in the order of 95% in mature urban areas. INNER CITY EASTERN GATEWAY Urban Development Framework 7

7 9.6. TRANSPORT STRATEGY The proposed transport strategy is based on the existing transport plans for the development area as shown on Figure 6 below; Movement Network Pedestrian Priority Route Vehicle Priority Route Future BRT Route Existing BRT Route Future Existing Proposed Public Transport Existing Railway Stations Exising Future Exising Future Doornfontein Station Future Ellis Park Station Future Jeppe Station George Goch Station Figure 67 : Transport Strategy 7

8 It can be seen from the above, the high quality BRT network will be extended in the development area. Together with the existing BRT network, commuter rail network and other road based public transport operations (Metrobus and Putco), the extensions will provide significant public transport coverage and connectivity for the development to cater for the majority of the anticipated trips. We propose an interventionist strategy, which will direct commuters to particular modes based on improving the relative attractiveness of the target modes while discouraging private vehicle usage. In this regard to provision of high quality, safe and well managed NMT network are key to encouraging both NMT and public transport usage. Based on the above the following transport strategy is proposed; The future public transport plans for the area provide adequate coverage for the development area and no further action is required other than ensuring alignment of development plans with the public transport roll out plan. All of the Phase trips will be catered for within the proposed public transport network while Phase trips will require capacity improvements in terms of higher capacity modes as well as service modifications; High quality, safe and well managed NMT routes are to be provided as part of the overall urban upgrade programme to connect the residential neighbourhoods to the public transport network. The proposed NMT routes are shown diagrammatically below and will be detailed further during subsequent planning and design phases. A high quality, safe and well managed NMT link should be provided between the development area and employment nodes such as the CBD to the west and south, employment node to the north and mixed use areas to the south for NMT trips up to km similar to the link between Alexandria and Sandton. Limited parking should be provided within the residential neighbourhoods with parking provided on-street. In this regard the design of the roadways within the residential neighbourhoods should allow for on-street parking. Consideration should be given to centralised parking pools mainly within commercial zones that allow usage by residents within the development area. The proposals contained in the current study must be communicated to the City of Johannesburg Transportation Department with a view to them being included in any future planning. Further negotiation is indicated regarding the upgrade of public transportation including BRT and Metro Rail, and in particular source of funding as the Contributions contemplated herein are likely to be sufficient to cover both road upgrade and public transport Considering the findings that a major mode of movement will be either non-motorised or on foot the proposals relating to the upgrade/creation of appropriate routes should receive special and early consideration. INNER CITY EASTERN GATEWAY Urban Development Framework 75

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