14.5 HOPEFIELD: (REFER PLAN 39 AND PLAN 40)

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1 URBAN DYNAMICS WESTERN CAPE INC HOPEFIELD: (REFER PLAN 39 AND PLAN 40) FIGURE 83: LOCALITY - HOPEFIELD Within the context of the Saldanha Bay Municipal area, Hopefield, an historical agricultural service centre, is located centrally within the municipal area and surrounded by an agricultural hinterland (refer Figures 84 and 85). Its primary connection to the other towns and its regional connectivity within the municipal area is via the R45. FIGURE 84: HOPEFIELD: LOCALITY WITHIN MUNICIPAL AREA

2 URBAN DYNAMICS WESTERN CAPE INC. 249 By virtue of its location within the municipal area, Hopefield functions well as a local agricultural service centre for the surrounding farming communities. The town s close proximity to the West Coast National Park creates the opportunity of it potentially becoming one of the gateway towns to this important environmental and tourism resource, thus dramatically improving the potential and function for the town. According to the Growth Potential of Towns (PGWC, 2005) study, Hopefield has a relatively low growth potential. It ranks number ninety one (91) out of one hundred and thirty one (131) towns in the Western Cape Province and number seven (7) out of the seven (7) towns within the Saldanha Bay Municipal area. The implication is that Hopefield will remain a small rural town providing the necessary services to the local agricultural industry. However, Hopefield s unique role within the municipal context must be strengthened and enhanced using its locational advantage in terms of becoming a recognised gateway to the National Park. It should be noted that Hopefield has a small, well established industrial component based on the manufacture of specialised agricultural equipment. Given the dire need to create employment opportunities local economic development initiatives should explore the opportunities of expanding this sector Local Growth Management Strategy Within the envisaged spatial development pattern of the Saldanha Bay municipal area, Hopefield is a lower order node (refer Figure 85), where investment and growth is expected to be minimal relative to that of the Vredenburg / Saldanha Port complex. FIGURE 85: ECONOMIC HIERARCHY OF TOWNS WITHIN SALDANHA BAY

3 URBAN DYNAMICS WESTERN CAPE INC. 250 The main access routes into Hopefield connect directly to the R45, which is the main east-west linkage route traversing the municipal area. The town is historically separated into two main sections by the alignment of the Sout River (refer Figure 86). The Sout River serves as the historical racial divider between the bo-dorp and onder-dorp. Lower Income Residential Higher Income Residential FIGURE 86: EXISTING SPATIAL STRUCTURE Achieving socio-economic and spatial integration at the local level requires interventions that would ensure that the division caused by the river and the historical land use pattern are surmounted. It must be noted that the smallholdings along the river serve a specific purpose and their further subdivision is therefore discouraged. However, as Figures 87 and 88 indicate, there is scope for integration through the promotion of a local activity street, from the historical CBD area in a westerly direction along Voortrekker Road, to its intersection with Oak Street. Mixed uses and residential densification along Voortrekker Road, in a westerly direction, will serve to encourage integration and the shift of economic opportunities in the direction of Oudekraal, the previously disadvantaged area of the town. At the broader level, the land use and development proposals for the town have been based on the containment of the town in order to preserve the surrounding high potential agricultural land. This strategy will ensure that the town s comparative economic advantage is preserved. The urban edge has therefore been demarcated with due cognisance of the identified growth potential, as well as the conservation prerogatives.

4 URBAN DYNAMICS WESTERN CAPE INC. 251 FIGURE 87: LOCAL DEVELOPMENT CONCEPT FOR HOPEFIELD FIGURE 88: RESTRUCTURING AND INTEGRATION PROPOSAL FOR HOPEFIELD SALDANHA BAY SPATIAL DEVELOPMENT FRAMEWORK FEBRUARY 2011

5 URBAN DYNAMICS WESTERN CAPE INC. 252 As mentioned above, Hopefield has a very low growth potential rating. It is therefore not necessary to identify large areas for Hopefield s extension. For this reason, the urban edge has been tightened around the developed areas, with limited areas for future extension Local Spatial Development Principles i. Promote: conservation of cultural heritage resources, including the quantity and character of buildings with historical value; the location of industrial activities that relate to agriculture; Hopefield as the gateway into the West Coast Park; Hopefield as an agricultural service centre. ii. iii. iv. Restrict: the location of industrial activities to areas designated for industrial use; industrial activities to service and agriculture-related industries; further subdivision of the smallholdings areas; further subdivision north of the R27 arterial; further subdivision of erven within the historical part of Hopefield; the encroachment of urban development into agricultural land. Maintain: the unique village character of Hopefield; the open space corridors created by the Sout Rivier and other drainage channels. Contain: the urban footprint of Hopefield within a well-defined urban edge to protect the agricultural resources Spatial Development Strategies (SDS) The following spatial development strategies (SDS) are proposed to address the future spatial development pattern of Hopefield. (i) Equity of land use distribution SDS 1: Equitable distribution of commercial uses Oudekraalfontein, to the west of Sout River lacks business land uses. While the town of Hopefield should be strengthened as the main area of commercial activity, local shopping needs need to be catered for in Oudekraalfontein. It is therefore imperative that well-located and evenly distributed properties be identified for business use in Oudekraalfontein to facilitate accessibility at a local level for the surrounding community. Implem. Priority Short Term

6 URBAN DYNAMICS WESTERN CAPE INC. 253 (ii) Spatial integration SDS 2: Address Spatial and Socio-economic Segregation The small holdings area and the Sout River divide Hopefield into two distinct areas, one characterised by larger residential erven, a number of educational facilities, as well as a business area. The other area characterised by smaller residential erven, a number of community facilities and one educational facility. Voortrekker Road acts as the link between the two areas. To reinforce this link and foster integration, the following is proposed: 1. Increase pedestrian accessibility across the small holdings and the Sout Rivier through the pedestrianisation of Voortrekker Road as it crosses the small holdings area 2. The redevelopment of the area between Tuin Street and Oak Street at the eastern edge of Oudekraalfontein (iii) Encouragement/restriction of land use development N/A SDS 3: Restrict further subdivision of the existing town plan Restrict subdivisions of erven within the historical town. Restrict the subdivision of the small holdings area within the urban edge. No further subdivision within the urban area north of the R27 arterial. N/A SDS 4: Encourage Appropriate Densification (refer Figures 87 and 88) According to the Provincial Growth Development Strategy (PGWC, 2005), Hopefield s expansion should not be actively promoted as the town has limited growth potential. Furthermore, in recognition of Hopefield s role as a rural agricultural town, it has been stipulated that low residential densities should generally be adhered to when new developments take place. Future growth must therefore be accommodated through appropriate densification strategies within existing urban areas. The current average residential density is 7 units per hectare. It has been calculated that if this is increased to 10 units per hectare approximately 659 additional residential units can be added within the existing town / urban edge. It is recommended that subdivisions should be permitted in the area between Tuin Street and Oak Street. In the event that urban extension areas are required, medium residential densities should be encouraged in the area immediately adjacent to existing development, to the west of Hopefield and low residential densities should be encouraged along the outer edges of the area earmarked for Residential Development to the west of Hopefield. N/A

7 URBAN DYNAMICS WESTERN CAPE INC Land Use Proposals: Local Planning Level (LPL) The following Spatial Development Proposals are made for the town of Hopefield to address the land use needs identified for the area: (a) LPL 1: LPL 2: Housing Existing Subsidised Housing Needs The subsidised housing backlog in Hopefield as of 2004 was approximately 530 units. Suitable land must be identified for this purpose within proposed extension areas. Balanced Housing Provision The projected population figures indicate a future residential demand of approximately 508 units. The ongoing provision of land and / or provision of redevelopment opportunities for residential use within the urban edge must address the residential needs of all income groups. It is within this context that the following urban extension areas to Saldanha Bay are proposed (Refer Plan 40) (b) LPL 3: LPL 4: (c) LPL 5: Community Facilities Provision of Community Facilities The need for a school in Oudekraalfontein must be investigated given the extent of the area proposed for residential uses to the west of Oudekraalfontein. If the abovementioned investigation concludes that the population thresholds are not sufficient for the development of an additional school in Oudekraalfontein, the sharing of these facilities between the main town area and Oudekraalfontein should be actively encouraged. Community facilities and schools should be provided in residential extension areas in accordance with the most recent Provincial standards for the provision of community facilities. Joint Management of Community Facilities A joint management structure between the responsible representatives of the communities within the Hopefield is proposed to co-ordinate the optimal and efficient use of community facilities. This will be necessary if there is to be a sharing of facilities, especially when the sports facility proposed to the east of Hopefield is operational. Central Business District CBD Area

8 URBAN DYNAMICS WESTERN CAPE INC. 255 Business / commercial, retail and office space, as well as community facilities should be concentrated within the central business district along Voortrekker Road. In addition to the above, local business and civic uses should be located at accessible locations throughout Hopefield to facilitate efficiency, convenience and accessibility, which are the three main performance criteria for towns (refer Figure 89). FIGURE 89: MAJOR AND LOCAL BUSINESS NODES AND WALKING DISTANCES (d) Industrial LPL 6: (e) Restrict Industrial Development In order to retain the rural/village character of Hopefield, industrial uses must be restricted to agriculture-related industries. A limited amount of service industrial uses should be permitted. Conservation LPL 7: Conservation of Settlement Character and Heritage Places In order to regulate the local protection / management of the heritage assets and qualities of Hopefield, it is proposed that a Heritage Overlay Zone be designated on parts of the old town centre consisting of historical buildings (in terms of the zoning scheme regulations). The boundaries of this Heritage Overlay Zones need to include the following key heritage assets and qualities: All conservation-worthy historical buildings and structures.

9 URBAN DYNAMICS WESTERN CAPE INC. 256 The distinctive qualities of the town. The fine-grained urban form and positive house-street relationships of the village. A heritage management plan for these Heritage Overlay Zones needs to make provision for the following: A detailed survey of individual conservation-worthy structures and features. A set of heritage guidelines to guide and inform appropriate forms of new development. A set of regulations to control the demolition of, and alteration and additions to historical structures, the removal of mature vegetation and the appropriate height, massing and siting of new developments within sensitive locations. A set of local development procedures for certain categories of development, e.g. alterations to structures older than 60 years, rezoning of agricultural land etc. LPL 8: Conservation of Sensitive Biophysical Environment Sensitive areas of the biophysical environment should be managed with conservation objectives in mind, and should be protected from urban development. In this regard, the following areas are of particular importance: - The riverine environment of the Sout River and its tributaries. - Any CBAs within the urban edge (refer Plan 18). The functioning of the Sout River and its tributaries as ecological corridors and linear open space areas should be protected and managed with conservation objectives in mind. LPL 9: Corridors of Linear Open Spaces The functioning of the Sout River and its estuary as an ecological open space corridor should be protected and managed with conservation objectives in mind. To ensure the above, it is proposed that any new developments should be set back a minimum of 30 metres from the Sout River. (f) Tourism Development LPL 10: Hopefield hosts the Fynbos / Flower show in August each year. Further tourist-related facilities should be encouraged in this town. To ensure that tourism development is sustainable and continues throughout the year, access into the West Coast Park should be encouraged via Hopefield. To this end, the railway station could potentially become a major point of arrival and departure. (g) Civil Services and Infrastructure LPL 11: LPL 12: LPL 13: Sewerage Hopefield does not have an adequate sewer service. Appropriate studies should be conducted to address this issue. No other services-related proposals are made for Hopefield. Solid waste removal No proposal. Water Supply No proposal.

10 URBAN DYNAMICS WESTERN CAPE INC. 257 LPL 14: LPL 15: LPL 16: LPL 17: LPL 18: LPL 19: Stormwater Disposal No proposal Electricity Supply No proposals Road Network No proposals Public Transport No proposals Agriculture Protect high potential agricultural land from development. Establish community gardens in unutilised and undeveloped open spaces, as well as at appropriate places along the Sout River. Cemetery No proposals Recommendations Promote the spatial and socio-economic integration of Hopefield. Address the current housing backlog and future growth needs through encouraging densification in existing residential areas and development in areas earmarked for proposed residential. Address the need for community facilities as per the proposals made in LPL 3. Concentrate business and civic uses within the central business district of Hopefield, along Voortrekker Road, as well as at accessible locations across Hopefield. Restrict industrial activities to service and agriculture-related industries. Designate a Heritage Overlay Zone and compile associated heritage management plan as per the proposals made in LPL 7. Promote the conservation of the biophysical environment as proposed in LPL 8 and LPL 9. Promote the conservation of the agricultural land resource through adherence to the proposed urban edge. Conduct appropriate studies to address the sewer problem in Hopefield.

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