RSDF: REGION E ADMINISTRATIVE REGION E (REVIEW OF THE APPROVED 2009/10 RSDF) Prepared by: Development Planning and Facilitation

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1 ADMINISTRATIVE REGION E (REVIEW OF THE APPROVED 2009/10 RSDF) RSDF: REGION E Prepared by: Development Planning and Facilitation Department of Development Planning and Urban Management City of Johannesburg JUNE 2010

2 ANNEXURE TO THE CITY OF JOHANNESBURG S SPATIAL DEVELOPMENT FRAMEWORK - SUBMITTED AS A COMPONENT OF THE IDP IN TERMS OF THE MUNICIPAL SYSTEMS ACT, 2000 (TO BE SUBMITTED AS A COMPONENT OF THE CITY OF JOHANNESBURG S LAND DEVELOPMENT OBJECTIVE IN TERMS OF THE DEVELOPMENT FACILITATION ACT, 1995)

3 CONTENTS PAGE 1. INTRODUCTION ROLE OF THE REGIONAL SPATIAL DEVELOPMENT FRAMEWORK HOW TO USE AND INTERPRET THIS DOCUMENT DOCUMENT PROVISOS UNDERSTANDING THE CONTEXT OF EACH DEVELOPMENT PROPOSAL IMPROVING THE QUALITY OF HUMAN SETTLEMENTS REGIONAL ANALYSIS LOCATION REGIONAL CHARACTERISTICS, TRENDS AND IMPLICATIONS INFRASTRUCTURE AND SERVICES ROADS WATER WASTE MANAGEMENT ELECTRICITY SEWER STORMWATER KEY ISSUES DEVELOPMENT POLICIES AND STRATEGIES DEVELOPMENT STRATEGIES GROWTH MANAGEMENT STRATEGY SUPPORTING AN EFFICIENT MOVEMENT SYSTEM ENSURING STRONG VIABLE NODES INCREASED DENSIFICATION OF STRATEGIC LOCATIONS INITIATING AND IMPLEMENTING CORRIDOR DEVELOPMENT - NORTH/SOUTH DEVELOPMENT CORRIDOR SUPPORTING SUSTAINABLE ENVIRONMENTAL MANAGEMENT FACILITATING SUSTAINABLE HOUSING ENVIRONMENTS IN APPROPRIATE LOCATIONS PROMOTING INNOVATIVE GOVERNANCE SOLUTIONS APPROVED PRECINCT PLANS/DEVELOPMENT FRAMEWORKS APPLICABLE TO REGION E THE GREATER SLOANE STREET PRECINCT PLAN (2003) UPPER HOUGHTON NEIGHBOURHOOD DEVELOPMENT FRAMEWORK (2005) MELROSE/WAVERLEY NODE PRECINCT PLAN (2004) PRECINCT PLAN: ILLOVO, ILLOVO EXTENSION 2, INANDA, INANDA AND PART OF ATHOLL, INCLUDING ATHOLL EXTENSION 4 AND EXTENSION 9 (2006) ATHOLL AREA PRECINCT PLAN (2007) OAKLANDS PRECINCT PLAN (2008) SAXONWOLD AND PARKWOOD PRECINCT PLAN (2007) OBSERVATORY PRECINCT PLAN (2007) THE ALEXANDRA DEVELOPMENT FRAMEWORK (2002) THE PRESIDENT PARK, AUSTIN VIEW AND GLEN AUSTIN DEVELOPMENT FRAMEWORK (1997) ROSEBANK URBAN DEVELOPMENT FRAMEWORK (2008) SANDTON URBAN DEVELOPMENT FRAMEWORK (2008) MARLBORO URBAN DEVELOPMENT FRAMEWORK (2008) DEVELOPMENT FRAMEWORK: LINBRO PARK (2008) PARKTOWN SUNNINGHILL BRT LAND USE AND DESIGN GUIDELINES (2007) FARM MODDERFONTEIN CONTEXTUAL FRAMEWORK (2009) KEW, MARLBORO, WYNBERG FRAMEWORK (2009) PROPOSED SUBMISSIONS FARM WATERVAL PROPOSED SUBMISSIONS ABBOTSFORD PRECINCT PLAN PROPOSED SUBMISSIONS BRAMLEY PRECINCT PLAN TOWNSHIPS PER SUB AREA

4 4.2. SUB AREA DEVELOPMENT MANAGEMENT TABLES...82 SUB AREA 1 (FOURWAYS / NORSCOT)...84 SUB AREA 2 (FOURWAYS, MAGALIESSIG, LONEHILL)...87 SUB AREA 3 (MIDRAND/HALFWAY HOUSE)...92 SUB AREA 4 (PRESIDENT PARK AH.,COMMERCIA, KLIPFONTEIN VIEW)...96 SUB AREA 5 (GREATER SLOANE PRECINCT) SUB AREA 6 (EASTERN BRYANSTON) SUB AREA 7 (RIVONIA NODE AND SURROUNDS) SUB AREA 8 (WENDYWOOD, GALLO MANOR, WOODMEAD, KHYBER ROCK) SUB AREA 9 (WOODMEAD NODE) SUB AREA 10 (FARM WATERVAL, JUKSKEI VIEW EXTENSIONS) SUB AREA 11 (RIVER CLUB, MORNINGSIDE) SUB AREA 12 (BENMORE GARDENS, EDENBURG, MORNINGSIDE) SUB AREA 13 (STRATHAVON, MORNINGSIDE EXTENSIONS, ATHOLL NORTH) SUB AREA 14 (M1 COMMERCIAL AND INDUSTRIAL NODE) SUB AREA 15 (KELVIN /MARLBORO GARDENS) SUB AREA 16 (ALEXANDRA / FARM BERGVALEI) SUB AREA 17 (LINBRO BUSINESS PARK) SUB AREA 18 (LINBRO PARK AH, MODDERFONTEIN AH, LINBRO PARK LANDFILL) SUB AREA 19 (AECI MODDERFONTEIN) SUB AREA 20 (ATHOLL EXTENSION 12, CHISLEHURSTON, DENNEHOF, DENNEHOF EXTENSIONS) SUB AREA 21 (MELROSE NORTH, ATHOLL, WAVERLEY, BRAMLEY) SUB AREA 22 (LOMBARDY EAST, KEW, SUNNINGDALE SUNNINGDALE, GLENHAZEL) SUB AREA 23 (LONGMEADOW) SUB AREA 24 (PARKWOOD, SAXONWOLD) SUB AREA 25 (HOUGHTON / ORCHARDS / OAKLANDS / MELROSE / KILLARNEY / RIVIERA) SUB AREA 26 (SYDENHAM / NORWOOD/ ORANGE GROVE / HIGHLANDS NORTH) SUB AREA 27 (CYRILDENE / LINKSFIELD / SANDRINGHAM/OBSERVATORY) SUB AREA 28 (FARM RIETFONTEIN) SUB AREA 29 (BRUMA / EASTGATE) LIST OF MAPS Plan 1: Locality Plan...14 Plan 2: Broad Land Uses...18 Plan 3a: Infrastructure Hotspots (Plan No 3)...22 Plan 4: Key Issues Map...26 Plan 5a: Movement...34 Plan 6: Proposed BRT Route Rivonia To Sunninghill...40 Plan 7: Nodes...43 Plan 8a: Johannesburg Metropolitan Open Space System...56 Plan 9: Sub Areas...83 Plan 10: Sub Area 1 Fourways Residential/Norscot...86 Plan 11: Sub Area 2 Fourways Node / Magaliessig / Lone Hill...90 Plan 12: Fourways Node...91 Plan 13: Sub Area 3 Halfway House...94 Plan 14: Midrand Node...95 Plan 15: Sub Area 4 Glen Austin Extension 3, Klipfontein View, Mayibuye (Commercia Extension 34)...99 Plan 16: Klipfontein View / Mayibuye / President Park Development Framework Plan 17: Sub Area 5 - Greater Sloane Plan 18: Greater Sloane Precinct Plan Plan 19: Sub Area 6 Eastern Bryanston Plan 20: Rivonia - Sub Area Plan 21: Rivonia Node Plan 22: Sub Area 8 Gallo Manor/ Wendywood/Woodmead Plan 23: Sub Area 9 Woodmead Node Plan 24: Sub Area 10 Farm Waterval

5 Plan 25: Sub Area 11 Morningside / Riverclub Plan 26: Sub Area 12 - Morningside Plan 27: Sub Area 13 Sandown/Strathavon Plan 28: Sub Area 14 M1 Commercial And Industrial Areas Plan 29: Kew / Wynberg / Marlboro Industrial Area Development Framework (2009) Plan 30: Sub Area 15 Kelvin / Marlboro Gardens Plan 31: Sub Area 16 Alexandra/ Farm Bergvalei Plan 32: Marlboro Station Urban Development Framework Plan 33: Sub Area 17 Linbro Business Park Plan 34: Sub Area 18 Linbro Park, Modderfontein Agricultural Holdings And Linbro Park Land Fill (Linbro Park Development Framework) Plan 35: AECI Modderfontein Plan 36: Modderfontein Contextual Framework (2009) Plan 37: Greenstone Hill Regional Node Plan 38: Sub Area 20 Sandton Business District Plan 39: Sandton Urban Development Framework (2008) Plan 40: Sub Area 21 Atholl/ Bramley Plan 41: Melrose/Waverley Node Precinct Plan Plan 42: Illovo/Inanda Precinct Plan Plan 43: Atholl Precinct Plan Plan 44: Illovo Node Plan 45: Wanderers Node Plan 46: Balfour Park Node Plan 47: Sub Area 22 Glenhazel, Kew, Lombardy East Plan 48: Sub Area 23 Longmeadow Estate Plan 49: Sub Area 24 Parkwood, Saxonwold Precinct Plan Plan 50: Sub Area 25 Houghton, Melrose, Oaklands, Orchards Plan 51: Rosebank Urban Development Framework Plan 52: Killarney District Node Plan 53: Oaklands Precinct Plan Plan 54: Upper Houghton Development Framework Plan 55: Sub Area 26 Sydenham, Orange Grove, Highlands North Plan 56: Grant Avenue Home Enterprises Map Plan 57: Sub Area 27 Bruma, Cyrildene, Linksfield, Observatory Plan 58: Observatory Precinct Plan Plan 59: Sub Area 28 Farm Rietfontein Plan 60: Bruma Node

6 SECTION 1 INTRODUCTION 6

7 1. INTRODUCTION 1.1 ROLE OF THE REGIONAL SPATIAL DEVELOPMENT FRAMEWORK The Regional Spatial Development Framework (RSDF), together with the Spatial Development Framework (SDF), represents the prevailing spatial planning policy within the City of Johannesburg. These spatial planning policy documents are prepared and adopted in terms of the Municipal Systems Act, Act 32 of 2000 as an integral component of the City s Integrated Development Plan (IDP). This Regional Spatial Development Framework must be read in conjunction with the overarching Spatial Development Framework. The SDF provides a city wide perspective of challenges and interventions within the City and the RSDFs are primarily regional and local implementation tools that: Contextualise development trends and challenges within a regional context. Prescribe localised development objectives and guidelines (e.g. density, land use etc.). Provide a more detailed reflection of the SDF objectives, strategies and policies as they impact on local area planning. Reflect localised Precinct Plans and Development Frameworks adopted through official Council protocols. Capture the most updated information in terms of regional developmental trends, issues and community needs. Add substantive value to the budgeting and spatial development processes within the City by identifying local development interventions. The following figure illustrates the different City plans that are applicable to different scales. This range of plans is complimented by the Regional Urban Management Plans (RUMPS) that focuses on addressing urban management issues per administrative region. 7

8 CITYWIDE GDS GROWTH DEVELOPMENT STRATEGY GMS GROWTH MANAGEMENT STRATEGY OUTCOMES: POLICY & STRATEGY IDP INTEGRATED DEVELOPMENT PLAN REGIONAL LOCAL SUSTAINABLE HUMAN SETTLEMENTS SPATIAL PLANS SDF: SPATIAL DEVELOPMENT FRAMEWORKS RSDF: REGIONAL SPATIAL DEVELOPMENT PLANS URBAN DEVELOPMENT FRAMEWORKS AND PRECINCT PLANS OPERATIONAL PLANS RUMP: REGIONAL URBAN MANAGEMENT PLAN WARD BASED PLANS OUTPUTS/ PRODUCTS: PLANS, PROGRAMMES, PROJECTS CAPITAL BUDGET CIF CAPITAL INVESTMENT FRAMEWORK OPERATING BUDGET FINANCE Figure 1: Hierarchy of City Plans 1.2 HOW TO USE AND INTERPRET THIS DOCUMENT The RSDF aims to be a concise and user-friendly document that comprises the following four (4) sections: SECTION 1: SECTION 2: SECTION 3: SECTION 4: Provides an introduction and overview to the document. Summarises the current state of the region that includes regional characteristics, issues, trends and implications. Sets outs the regional applicability of the city wide structuring elements, policies and strategies and relates this to the regional context. It also provides a short overview of approved and proposed Development Frameworks and Precinct Plans in the region. Includes the development management tables per Sub Area that prescribe localised development objectives and guidelines. 1.3 DOCUMENT PROVISOS To guide the interpretation and application of the contents of this RSDF document and its plans and figures the following should be noted (Document Provisos): Details on the generic policies and strategies of the City such as that of the Nodal and Movement Strategies, etc, are contained within the city wide SDF. The regional specific RSDF and the SDF are to be used in conjunction with one another when assessing any potential development application. 8

9 The Assessment Framework provides a tool for evaluating any potential application and should any particular development demonstrate a meaningful contribution to the City s strategies and desired urban structure, the merits should be considered. The interventions and guidelines in the Sub Area management tables and the proposals in approved Precinct Plans should guide and inform the assessment of any potential development application, but should not be considered to grant any specific rights nor negate the merits of any particular proposal. This document is the successor to the RSDF for this region as approved in This document subscribes to the vision, planning principles, strategies, policies, and by-laws of the City, and where ambiguities arise these shall prevail. This document subscribes to the legislative prescriptions of National and Provincial tiers of Government, and where ambiguities arise these shall prevail. This document is submitted as an annexure to the SDF, which in turn is a component of the IDP in terms of the requirements of the Municipal Systems Act. This document is a component of the SDF, which is the (LDO) submission to DPLG in terms of the DFA. This document may be superseded by Development Frameworks and Precinct Plans, project lists and programmes, policies, studies, sub-programmes, project-business plans that may be approved by Council subsequent hereto. This document incorporates certain previously approved Council Policies, Development Frameworks and Precinct Plans and where ambiguity exists or more information may be required, these shall act as source documents. Approved Development Frameworks and Precinct Plans within this RSDF are deemed to be relevant for up to five years. At the discretion of the Directorate: Development Planning and Facilitation, the Development Framework or Precinct Plan can either be rescinded, revised or retained. The maps and plans contained within the RSDF are strategic and conceptual and do not suggest a sitespecific representation (unless stated as such under a Precinct Plan). The maps / diagrams and graphic representations are merely conceptual indications of the desired future functioning within the region and in order to achieve the desired functioning / goal; projects, subprogrammes, and programmes should be accordingly rolled out / implemented. Any delineation of a line, which may have a perceived site-specific interpretation, should not be construed as such (unless stated as such under a Precinct Plan or cadastral delineated (e.g. Urban Development Boundary). The Administrative and Sub Area boundary lines are merely administrative and / or planning tools and should not be interpreted as a form of division. 1.4 UNDERSTANDING THE CONTEXT OF EACH DEVELOPMENT PROPOSAL Understanding the potential impact of each and every development irrespective of its scale and location is key to determining a future City that is sustainable, efficient and accessible to all. Prospective developments come in all shapes and sizes and the impact of a single development may be citywide or neighbourhood in nature. As an example, the establishment of a single, large shopping centre may impact significantly on the spending and traffic patterns of a number of regions. The impact of the development may even be felt citywide. Conversely, a single subdivision in a residential suburb, in line with an applicable Town-Planning Scheme, is unlikely to have a material impact on the ambience or functioning of a neighbourhood or the City as a whole. However, a proliferation of subdivisions or township establishment applications in an area may well begin to impact on the ambience, character and functioning of a suburb and ultimately the broader Region. Where physical and social infrastructure is planned and co-ordinated in conjunction with these trends the impact should be positive and not compromise the livelihoods of existing communities. In an instance where the provision of services is outpaced by development, the impact of this change is likely to be detrimental to the neighbourhood and broader region. 9

10 The following figure illustrates a broad assessment framework for all prospective developments, irrespective of scale with a view to considering the bigger picture of a Johannesburg that aspires to be sustainable, efficient and accessible to all. The assessment framework compels a prospective developer to consider this bigger picture by assessing and demonstrating the contribution of a new development to the City s strategies and desired urban structure. The broad assessment framework is supported by the set of Development Indices based on Sustainable Human Settlement Principles that will also be used to ensure quality developments. 10

11 Table 1: An Assessment Framework for Prospective Developments OBJECTIVE CITY CONTEXT ASSESSMENT Assessing implications and demonstrating impact of development on city strategies and desired urban structure / form SITE SPECIFIC ASSESSMENT Assessing implications and demonstrating impact on the neighbourhood OPPORTUNITIES AND CONSTRAINTS Recognising opportunities / mitigating against constraints DETAILED DESIGN Optimising the development via application of sound urban design guidelines EXAMPLES OF ASPECTS TO CONSIDER Movement Nodal development Densities Open space system Sustainable neighbourhoods Corridor development Availability of infrastructure (social / physical) Compatibility/ Character of surrounding areas Adequacy of access Site topography Natural features Linkages with public transport system Opportunities for increased density Provision of open space Scale / mix of developments Arrangement of buildings / sites Promote frontage development Indicate pedestrian links / public space provision Focus intensive development on major routes and spaces RESOURCES AVAILABLE Alignment with Urban Development Boundary IDP / SDF SDF / RSDF Inputs from respective MOEs RSDF Sub Area Management Tables Precinct Plans Storm water treatment Urban Design Guidelines Site Development Plan Architectural drawings Service Agreements 1.5 IMPROVING THE QUALITY OF HUMAN SETTLEMENTS In addition to the broad assessment framework discussed in the previous section, the City has introduced a set of Development Indices based on Sustainable Human Settlement (SHS) Principles. These principles are briefly summarised and represent the proposed minimum thresholds and requirements relating to new development proposals in the City. In summary, SHS Indices is aimed at the following: Improving the spatial, social, economic and environmental quality of developments. Promoting sustainable land-use planning and management. Promoting the sustainable and integrated provision of infrastructure and services. Promoting sustainable energy and transport systems. Nine elements are identified as vital to the creation of sustainable human settlements, and they are: Spatial integration. Integrated public transport and walkability. 11

12 Resource management and environmental sustainability. Open space system. Informal economy. Employment creation. Safety and security. Adequate infrastructure and service provision. Security of tenure and mixed housing typologies. The SHS indices will be applied at the Township Establishment, Rezoning and Site Development Plan processes. Each development proposal that falls within the threshold is evaluated against the aforementioned SHS elements (e.g., Spatial integration, energy efficiency). Each application will receive a score and weighting per element and the total will result in the development proposal being awarded a sustainability index. The scoring and weighting incorporate both qualitative and quantitative aspects of the proposals. Should a development proposals not meet the minimum Sustainability Index threshold, mitigating measures will be required by the City to be incorporated as part of the proposals in order to attain an acceptable sustainability standard. 12

13 SECTION TWO REGIONAL ANALYSIS 13

14 Plan 1: Locality Plan 14

15 2. REGIONAL ANALYSIS 2.1 LOCATION (Alexandra/Sandton) as depicted on the Locality Map (Plan no.1) is one of seven Administrative Regions that make up the City of Johannesburg. The region is located in the east of the City of Johannesburg, north of the Johannesburg Central Business District, south of Midrand, east of Randburg and west of the Ekurhuleni Metropolitan Municipality. 2.2 REGIONAL CHARACTERISTICS, TRENDS AND IMPLICATIONS Regional context: The region is centrally located geographically within the Gauteng City Region - positioned between Tshwane Metropolitan Municipality in the north, the Johannesburg CBD in the south, Mogale City in the West and Ekurhuleni Metropolitan Municipality in the east. The region forms an interface between the City of Johannesburg and the Ekurhuleni Metropolitan Municipality to the east. Regional economy: The City and the region are experiencing a growing economy not only in the formal economy but also in the informal economy. The rate of economic growth is however expected to slow in 2009/10. The evidence of a growing economy is manifest in the region through high levels of construction and growth in employment. The growing economy is a factor in attracting more people to the City and the region. The following mixed-use nodes, where economic activity is located and encouraged and residential densification promoted, are located within Region E: o Sandton is a metropolitan mixed-use node of the City of Johannesburg. It is South Africa s financial district and the location of the Johannesburg Stock Exchange, and is where a number of head offices of major firms are located. There are important shopping centres located within the node along with hotels and the Sandton Convention Centre. Sandton is the location of the largest Gautrain Station in the region, currently under construction. It is to be the focus of significant public investment. o The Greater Sloane Node (incorporating Bryanston West, Sloane and Epsom Downs) is home to the head offices of major firms, including prominent information technology companies. There is also a retail component that is dominated by vehicle retailers. o Rivonia is a mixed-use node located to the south of the intersection with Rivonia Road and the N1 freeway. The retail component includes the Cloisters Shopping Centre, The Junxion and Mutual Village. There is also an established office component within the node. o Woodmead has developed in parallel with Sunninghill, but has also developed a relatively unique retail component around the Woodmead Value Mart. Further commercial development within this node is likely in the short to medium term. o The Melrose Arch and Surrounds Node is dominated by the Melrose Arch development. This is a phased mixed-use development that has created a concentration of activity at the intersection of Athol Oaklands Drive, Corlett Drive and the M1 freeway. In the long term, the project is likely to provide a combination of residential, office and commercial uses. o The Wanderers Club and Cricket Ground have been identified as a Specialist Sports Development node given that it is a venue for international events. Future developments will be related to sporting activities and alleviating parking congestion within the node. o Killarney Node is one of the oldest upmarket residential areas with high-rise apartments and a retail component anchored by Killarney Mall. A significant portion of this node is located within Region E. o Part of the Fourways Node is located within Region E. This section of the node includes retail, and offices and some residential. It is the location of the Monte Casino entertainment complex. o Rosebank was developed as one of the first major mixed-use nodes outside the Johannesburg Central Business District. The regional node includes the offices of major businesses, as well as a precinct of interlinking shopping centres focused on The Rosebank Mall and The Zone. 15

16 The majority of the node is located within Region B. However the Rosebank Gautrain Station and surrounding blocks in Melrose are located within Region E. o Bruma Node includes a regional shopping centre (located mainly in Ekurhuleni), offices, discount retail, a tourism flea market, an entertainment venue with restaurants and offices and motor show rooms situated around the Bruma Lake. o Illovo Node is dominated by the Illovo Boulevard office precinct. The node has a small elite retail component, and a fair number of older higher density residential units. A small portion of the Illovo Node is located within Region E. o Marlboro, Wynberg, Kelvin View, Eastgate, Marlboro South, Kramerville and Kew townships are industrial/commercial nodes located along the M1. In recent years these areas have suffered strong competition from other industrial nodes (e.g. Linbro Park, Strijdom Park, Frankenwald and even Midrand), as well as having problems with crime and squatting. The node s location next to Alexandra has had a negative effect on perceptions and rentals in the area are comparatively low despite the fact that access is good and the road infrastructure is satisfactory. o Greenstone Hill is an emerging regional node on the boundary with Ekurhuleni Metropolitan Municipality. o Other industrial and commercial areas within the region are the AECI and associated industry at Modderfontein and relatively recently developed areas of Linbro Park Business Park and the Longmeadow Business Estate. o There are major initiatives being proposed by the owners of the extensive areas of undeveloped land to develop the land (i.e. Bergvalei, Modderfontein, Waterval). o There are three activity streets defined in Region E. These are located along Louis Botha Avenue (located on a mobility spine), Grant Avenue, Norwood (see Sub Area 22 of Section 4) and Derrick Avenue, Cyrildene. Offices, retail outlets, and small-scale enterprises including illegal nightclubs dominate Louis Botha Avenue. Grant Avenue is dominated by restaurants and bistros and caters to a more avant-garde market than the mainstream retail centres or office nodes. Derrick Avenue is the location of Chinese restaurants and shops and has a unique ambience and style. Marginalized areas: Despite wealth accumulation, the region is characterised by extremes of wealth and poverty. It is the location of not only the financial and economic hub of the City (and arguably South Africa) located in Sandton, as well as other important mixed-use nodes, but it is also characterised by areas of poverty concentrated in Alexandra, Klipfontein View and Mayibuye. The visual manifestation of these extremes is best illustrated in the close proximity between the low income housing in Alexandra and the tower blocks in Sandton (see cover page). The inequalities in the region combined with a growing population and increased construction has increased demands on existing infrastructure and services and has increased the pressure for new infrastructure provision. Some of the highest residential densities in the region are located within Alexandra. Through the Alexandra Renewal Project the township is undergoing de-densification, and the needs of the poor are being met. This programme has resulted in the need to promote residential densification through the provision of low-income housing solutions in the broader region. There are significant shortfalls in services, infrastructure and quality educational facilities within Alexandra, Klipfontein View and Mayibuye. There are few economic or employment opportunities within the formal sector in Alexandra, Klipfontein View and Mayibuye. There are significant informal settlements located within Alexandra along the banks of the Jukskei (e.g. Sejwetla) and its tributaries. Smaller informal settlements are located at Innesfree Park, Triangle and at Gandhi Centre. Vagrants make use of the parks, streams and other facilities within the region. Illegal occupation of factories and commercial buildings occurs in the M1 Industrial and Commercial area. Housing: There is a high demand for low to middle income housing in the region. 16

17 Middle to upper income residential development, at comparatively low densities, dominates the west and south of the region. Housing stock within these areas is generally of a high standard. The age of such housing stock tends to be older in the southern townships becoming progressively younger as one moves north expressing the outward spatial expansion of the City over time. Residential densities tend to be low with higher residential densities clustered within and around mixeduse nodes. There are however areas within the west and south where housing stock is of a poor standard (e.g. Louis Botha Avenue). Environment: The region is characterised by an open space system linked together by parks and river walkways, as well as private open spaces including a number of private golf courses. The region is dominated by the catchments of the northward flowing Jukskei River and its tributaries (e.g. Braamfontein Spruit, Sand Spruit, Modderfontein Spruit and the Klein Jukskei River), which have partly been responsible for the region s undulating topography. Most of the riparian areas have been altered or affected by human development. The primary underlying geological type of the region is the Half-way House Granite Formation. The majority of the region has been transformed for human habitation. Consequently much of the indigenous vegetation has been replaced by exotic species, and some indigenous species, associated with gardens. However within Region E there remain some of the last extensive areas of undeveloped public and privately held land within the City (e.g. Farm Bergvalei (Frankenwald), Farm Modderfontein, Farm Rietfontein and Farm Waterval). The following categories of open spaces (with examples) can be found in the region: o Ecological open spaces Norscot Koppies, Rietfontein Ridge, Harvey Ridge, Klein Jukskei River, Braamfontein Spruit, Sandspruit, The Modderfontein Conservation Area. o Social open spaces e.g. Houghton Golf Course, Killarney Golf Course, River Club Golf Course, Johannesburg Country Club (Woodmead), Wanderers Country Club, Wanderers Cricket Stadium, Modderfontein Golf Course, Huddle Park Golf Course, Royal Johannesburg and Kensington Country Club. o Public Open Space e.g. Zoo Lake, The Johannesburg Zoo, Paterson Park, Ethel Gray Park, Hugh Wyndham Park, Mushroom Farm Park, Innesfree Park, Bezuidenhout Park. o Heritage Buildings of heritage value are concentrated in the southern townships of the region. There are however buildings of historical significance in the northern suburbs and within Alexandra. o Institutional spaces Edenvale Hospital, Rietfontein Hospital and the National Institute for Virology, Tara Hospital. o Prospective Open Space Field and Study Centre, Klipfontein View, Linbro Park Landfill site, the Quarry on the farm Waterval, land within and on the periphery of the Modderfontein Land Holding. 17

18 Plan 2: Broad Land Uses 18

19 2.3 INFRASTRUCTURE AND SERVICES Roads There is a developed road network in Region E with extensive freeway access to the M1, N1 and N3; however these become congested during peak traffic hours. Areas where congestion is greatest, due to new developments and planned developments include: Magaliesig, Fourways, Douglasdale, Epson Downs, Sloane and parts of Bryanston. Areas where there is a road-upgrading backlog include: Wynberg, Alexandra, parts of Far East Bank and parts of President Park Agricultural Holdings. The critical Buccleuch (M1, N1, N3) interchange falls on the northern boundary of the region. Other key intersections in Region E include: o M1 and Woodmead Drive o M1 and Marlboro Drive o M1 and Grayston Drive o M1 and Corlett Drive o M1 and Athol-Oaklands Drive o M1 and Glenhove Road o M1 and Riviera Road o M1 and Houghton Drive forms part of the southern boundary of the region o N1 and Rivonia Road o N1 and William Nicol Drive o N3 and Marlboro Drive o N3 and Vincent Tshabalala Road o N3 and Modderfontein Road o N3 and Linksfield Drive. The key mobility roads and spines in the region are Jan Smuts Avenue, Main Road, William Nicol Drive, Oxford Road, Rivonia Road, Louis Botha Avenue/ Pretoria Main Road/ Eastern Service Road, Witkoppen Road, Modderfontein Road, Marlboro Drive. A future phase of the Bus Rapid Transit route will traverse the region from north to south along Rivonia Road and Oxford Road as part of the Rea Vaya public transport initiative. Another phase of the Bus Rapid Transit route will traverse the region from east to west across the region on Republic, William Nicol, Sandton Drive and Grayston Drive. East-west mobility across the region is constrained by the undulating topography and as such these roads have relatively low carrying capacities that lead to severe congestion on these routes. The critical east-west roads that traverse the region are: o Witkoppen Road/Maxwell Drive. o Marlboro Drive/ proposed extension of Marlboro Drive. o Kelvin Drive o Grayston Drive/ Andries Street/ Arkwright Avenue/ Wynberg Road/ Vincent Tshabalala Road/ proposed extension to Vincent Tshabalala Road (PWV3). o Chester Road/ Bolton Road/Glenhove Road/ Pretoria Avenue/Woodyatt Avenue/Athol Road/Johannesburg Road/George Avenue/ Modderfontein Road (Northfield Avenue/Avon Road/Swemmer Road/Club Street/Linksfield Road). o 11 th Avenue, Houghton/Ivy Road/Louis Road/Hathorn Avenue/Durham Street/George Avenue/Modderfontein Road. o 10 th Street & 11 th Street, Orange Grove/ Club Street/Linksfield Road o Marcia Street/Alum Road. o Broadway. There is poor east-west linkage to Ekurhuleni Metropolitan Municipality. There are three officially recognized activity streets within the region, where on street parking is permitted in order to access businesses - these are Louis Botha Avenue, Grant Avenue and Derrick Avenue. The majority of roads in the region are local residential streets with low carrying capacities. Illegal closure of these public assets is a problem within the region. There are three proposed K-routes that will affect the region namely the K60, the K113 and the K115. The construction of part of the PWV 3 is also proposed in the region. 19

20 A Roads Network Master plan has been completed for Linbro Park Agricultural Holdings A Sandton Transportation Strategy is being undertaken for the Sandton Central Business District area that aims to assess the implications of the Sandton Gautrain Station Urban Development Framework (2008) land use proposals on future transportation infrastructure demand Water Existing infrastructure, particularly in the older residential townships, requires ongoing maintenance, upgrading and management. The City is providing water infrastructure under two programmes: The Water Reservoir Upgrading Programme and the Bulk Water Distribution Programme (see Plans 3c and 3d). The legends of these 2 plans can be described as follows: o No upgrading: No programme is necessary for these areas as the reservoir capacity is adequate. o Existing: A program is being implemented currently to address current (existing) backlogs. o Existing and ultimate: A program is being implemented currently to address current (existing) backlogs and to provide additional capacity for future demand. o 5 Year: Reservoir upgrading programmes will be initiated in 5 years time to address capacity in these areas. o 5 year and ultimate: Reservoir upgrading programmes will be initiated in 5 years time to address capacity in these areas, and to create additional capacity for future demand. o Ultimate: Reservoirs that serve these areas will only be upgraded in the long term Waste Management The developed areas are served by a formal waste collection service. Street cleaning within the economic nodes is of an adequate standard. The Linbro Park landfill site was the only landfill servicing the region. It is in the process of being rehabilitated. A new regional landfill site needs to be urgently identified and prepared. Measures to address the demand side of waste management must also be implemented in the region to reduce the need for landfill infrastructure. Garden refuse sites are located at Woodlands, Ballyclare, Melrose and Norwood Electricity City Power and ESKOM are the suppliers of electricity to the region. There are significant electricity constraints in the region. Eskom s lack of capacity will seriously affect the region in the short to medium term. According to available information % of electricity capacity has been reached in following areas: Allandale Extensions, Austin View A.H., Bagleyston, Bryanston East & Extensions, Bryanston Extensions, Cheltondale and Extensions, Commercia & Extensions, Douglasdale Extensions, Farm Driefontein, Epsom Downs, Fairmount Ext. 2, Fairvale, Fellside, Forbesdale, Founders hill, Glen Austin A.H. Ext. 3, Glensan, Grand Central Extensions, Greenstone Hill Extensions, Greenstone Park Extensions, Greenstone Park Proper, Halfway House Extensions, Hawkins Estate & Extension, Jukskei Park Extensions, Klevehill Park & Extension, Klipfontein View & Extensions, Linksfield & Extensions, Linksfield North & Extension, Longmeadow Business Estate & Extensions, Magaliessig Ext. 1, Maryvale, Modderfontein Ext. 2, Norscot Ext. 2, Norwood, Olivedale Extensions, Orange Grove, Orchards, Parkmore Ext. 1,Parkwood Ext. 1, President Park A.H., President Park Extensions, River Club & Extensions, Rouxville & Extension, Sandhurst Ext. 4, Sandringham & Extensions, Sydenham, Umthombo Ext. 3, Victoria Extensions, Westfield Proper Sewer The region has fully serviced bulk sewerage reticulation. It is important to upgrade and maintain failing infrastructure to prevent the release of polluted water and sewerage into wetlands and rivers, particularly in the Alexandra area Stormwater The following townships have been identified, in terms of available information as having constraints related to stormwater: Abbotsford, Austin View A.H Ext. 1, Bryanston, Bryanston Ext. 7, Commercia Extensions, Dowerglen Ext. 10, Edenburg, Far East Bank, Far East Bank Extensions, Frankenwald, 20

21 Frankenwald Extensions, Gallo Manor Extensions 1 & 2, Highlands North Extension, Jukskei View Ext. 9, Marlboro Gardens Ext. 1, Morningside Manor Ext. 2, Petervale, Riverclub, Rivonia Extensions, Waverley, Woodmead and Woodmead Extensions 1 &11. The upgrading of stormwater systems throughout the region is a key intervention, also to address environmental considerations. 21

22 Plan 3a: Infrastructure Hotspots (Plan No 3) 22

23 Plan 3b: Infrastructure Hotspots: Sewer and Waste 23

24 Plan 3c and d: Infrastructure Hotspots 24

25 2.4 KEY ISSUES There are areas within the region where there is entrenched poverty such as Alexandra, Klipfontein View, and Mayibuye and along Louis Botha Avenue that require ongoing revitalisation, redevelopment and support. The need for low-income housing opportunities to assist the poor out of poverty and cater for the informal settlements in the region is a critical issue. The issue engages directly with meeting the challenge of poverty and ensuring that vulnerability, inequality and social exclusion are addressed. Furthermore, the incorporation of lower-income housing typologies into the broader urban fabric will directly address the existing apartheid urban form while providing a range of different housing types for different economic needs within the same township. Related to the above issue is the need to redevelop Alexandra as a sustainable residential township through the Alexandra Renewal Project. It is important that this project succeed, as it is not only assisting people out of poverty while revitalising and re-servicing a creation of urban segregation; it is championing innovative approaches to area based management in the City through the coordination of the three spheres of government. Informal Settlements in the region need to be progressively eradicated. The region is also the economic and financial hub of the City with a number of mixed-use nodes that are critical to the City s, the Province s, as well as the country s economy. As such Region E is a critical area for encouraging ongoing growth in the City and strengthening the City s links with the rest of the country. The region s economic strength provides an opportunity for initiating actions that would ensure equitable sharing of the value gains with the poorer areas within the region and the City. Furthermore, mixed-use nodes within the region need to be strengthened to ensure that they become destinations that are active 24 hours a day. This will require the intensification of existing uses and the encouragement of high-density residential developments at these nodes. There is a need to encourage redevelopment of the Regional Node at Bruma and to revitalise existing industrial nodes. There has been significant residential and commercial development in the region that has put existing infrastructure under pressure. This requires the future extension and maintenance of reliable and competitively priced services for commercial, residential and institutional uses. There are also areas such as Alexandra, Klipfontein View and Mayibuye experiencing infrastructure backlogs that need to be met. Availability of electricity remains a key constraint for development in the region. The capacity of social facilities needs to be improved in order to cater for the increased residential densification and intensification of non-residential developments in the region so as to ensure that citizens have access to a safe and healthy urban environment. Similarly, a new regional landfill site must be identified and prepared for use in order to ensure that the region remains a healthy urban environment. Region E has a number of open spaces, which need to be protected so as to retain the remaining ecological integrity of existing catchments and ridges within the region. There are some of the largest undeveloped open spaces located in the east of the region. These areas are under pressure to be developed. The Kyalami / Modderfontein Environmental Management Framework developed by the Directorate: Environmental Policy and Management seeks to ensure that future development within such areas occurs in an environmentally sensitive manner. The proposals to develop the three large last remaining vacant portions of privately owned land should be supported in order to strengthen Johannesburg s position as the economic hub of the City, to create employment opportunities and to provide housing and services so as facilitate poverty alleviation while providing a range of options on the housing ladder. However the development must be undertaken in a manner that promotes integration with surrounding urban fabric and does not compete to the detriment of other nodal developments. Furthermore development needs to occur in such a manner that cognisance is taken of sensitive environmental areas in order to reduce the impact of the development of the farm portions on the broader envelope of natural resources. For the region to remain the economic and financial hub of the City and in order to meet the development challenges of the region the following road related interventions must occur: o Congestion on the roads must be alleviated. o East-west mobility across the region must be enhanced. o East-west linkages with Ekurhuleni Metropolitan Municipality must be improved. 25

26 Plan 4: Key issues map 26

27 SECTION THREE DEVELOPMENT POLICIES AND STRATEGIES 27

28 3. DEVELOPMENT POLICIES AND STRATEGIES This Section provides a more detailed reflection of the SDF objectives, strategies and policies as they impact on local area planning, as well as illustrating the Growth Management Strategy. It also provides brief overviews of the region-specific Development Frameworks and Precinct Plans that have been developed to give effect to the vision for the region and the City. 3.1 DEVELOPMENT STRATEGIES The SDF provides a comprehensive overview of the Spatial Development Strategies and the desired urban form for the City. Therefore this section should be read in conjunction with the SDF (2010/11) Growth Management Strategy In addition to the components of the SDF, a Growth Management Strategy (GMS) was developed to compliment the seven other SDF strategies. The strategy is detailed in the Spatial Development Framework 2010/11. The GMS prescribes where, and under what conditions, growth can be accommodated. The future growth of the City must ensure that population and economic growth is supported by complimentary services and infrastructure whilst also meeting spatial and socio-economic objectives. The two key objectives of the strategy are to: Determine priority areas for short-medium term investment and allocation of future development rights. Re-direct the respective capital investment programmes of the City s service providers to address the short-term hotspots and strategic priority areas. The GMS sets high, medium and low priority areas across the City and describes specific interventions. High Priority Area (i.e Capital Investment and immediate Service Upgrading) Public Transport Priority Areas: The locations noted below represent the backbone of a revitalised and integrated public transportation system. The multi-billion Rand investments of Gautrain and the Bus Rapid Transit System (BRT) represents the City and State s commitment to realising a world-class public transportation system that facilitates movement within and beyond the City s borders and is efficient and accessible to all communities. The expanded system being developed represents a significant and complimentary advancement of the current bus and taxi services rendered within the City. The locations below also represent latent opportunities to restructure the current fragmented City form and to provide more inclusive environments for the City s communities. Issues relating to appropriate and effective densities, mixed-uses and infrastructure provision are foremost in the City s designation of these areas as priority areas from an infrastructure perspective. City budgets relating to infrastructure will be co-ordinated to ensure that these imperatives are met. Additionally, aspects relating to Inclusionary Housing to facilitate affordable and gap-market housing and incentives to facilitate socially geared developments in these locations are critical. In this regard the City has approved a density bonus incentive along the northern section of the BRT (Parktown to Sunninghill route) and is considering additional incentives such as the fast tracking of applications. The Public Transport Priority Areas for Region E are as follows: Rosebank, Sandton and Marlboro Gautrain Stations. The Parktown to Sunninghill and Randburg to Alexandra phase of the Bus Rapid Transit System. Marginalized Areas The continued City commitment to the upgrading and economic upliftment of the following locations places them within the highest priority category of the five Growth Management Areas and reinforces the commitment to service upgrading (e.g. gravel roads upgrading, eradication of informal settlements etc.). The transformation of these locations from their previous dormitory township status to vibrant, integrated communities are central to the principles of the Growth and Development Strategy such as facilitated social mobility and settlement restructuring 28

29 The City via a series of incentives and targeted infrastructure provision will support developments that foster increased economic development and labour-intensive industries. A full suite of incentives is still being developed but they could include fast tracking of applications, application fee and bulk contributions exemptions and in relation to industrial and commercial development, rates holidays. The following areas in Region E are identified as marginalized areas: Greater Ivory Park (including Klipfontein View and Mayibuye). Alexandra. Medium Priority Areas (i.e. immediate remedial infrastructure upgrading. New Capital Investment ) Consolidation Areas The greatest impact of the Growth Management Strategy will undoubtedly be felt in the Consolidation Areas. The primary objective of the Consolidation Areas is to prevent the compounding of the infrastructure constraints, most notably relating to energy and traffic but also noting the significant impact of large-scale and incremental developments on water and sanitation, stormwater management and social amenities. There are two sub-categories within the Consolidation Areas, namely: Infrastructure encumbered areas. Non-encumbered infrastructure areas. Infrastructure encumbered areas: The areas are not within the public transportation footprint described earlier in the section and have been determined in relation to the capacity of City Power s sub-stations (where 90% or more of the design-capacity has been exceeded during Winter 2007 load-readings). The status of these localities will be re-evaluated on an annual basis in consultation with the respective Municipal Owned Entities including City Power. It is within these localities that the City will actively limit further developments until current deficiencies are addressed (noting that they do not enjoy short-term priority status in terms of service upgrading). This limitation will apply to incremental and large-scale developments and will affect individual property owners and the development community alike. It is acknowledged that a number of the spatial policies relating to densification will be affected by these limitations (e.g. densification along the City s mobility routes). The City remains committed to these principles and long-term objectives. However, it cannot commit to the provision of the requisite infrastructure short-term and consequently will not as a matter of course support subdivisions, rezonings or township establishment development applications in the short term, noting the provisions of the section below. Exemptions to Limitations on Development Applications: The City would not support development applications in Infrastructure Encumbered Consolidation Areas relating to rezonings and / or township establishment and / or subdivisions unless: i) The application would necessitate less than 20% increase of the existing power and energy usage OR ii) The application is able to carry the costs of the requisite bulk infrastructure upgrading at the cost of the developer AND iii) The application would necessitate less than 20% of the current traffic generation of the current land use and intensity AND iv) The rezoning has the implicit support of each of the Transportation / JHB Water / City Power AND v) JHB Water and City Power commit to reserving capacity for the development. The provisions of i) can be set-aside if energy efficient designs / components of the development can reduce the energy demands to standards prescribed by City Power. When the reserve capacity for each City Power depot is reached NO further Township Establishment approvals or Rezonings to be approved until new reserves are made available. In the case of the non-encumbered infrastructure areas the prevailing provisions of the Regional Spatial Development Framework Sub Area Management Tables will apply. 29