Table 7: SWOT Analysis SWOT ANALYSIS SOCIO-ECONOMIC MOVEMENT ENVIRONMENT INFRASTRUCTURE TOWN PLANNING STRENGTHS HIGH COMMUTER POPULATION DENSITY MAJORITY OF POPULATION BETWEEN AGE OF 15 & 34 LARGE AVAILABLE WORK FORCE STRONG PRESENCE OF LOCAL MARKET RESIDENTS SUPPORT EACH OTHER GOOD PRESENCE OF EDUCATION FACILITIES 2 COMMUNITY CENTRES REGULAR POLICE PATROLS & CCTV SURVEILLANCE IN STATION AREA. IKWEZI STATION AS PUBLIC TRANSPORT FACILITY WITH RAIL & TAXIS GOOD LOCATION I.T.O REGIONAL ACCESS AND MOBILITY (ROODEPOORT & KOMA STREET) LARGE AMOUNTS OF PEDESTRIAN MOVEMENT DURING PEAK HOURS EASY PEDESTRIAN ACCESS MODERATE CLIMATE THROUGHOUT THE YEAR HIGH ANNUAL RAINFALL SURROUNDED BY ECOLOGICAL SENSITIVE AND SENSITIVE AREAS ACCESS TO REGIONAL OPEN SPACE NETWORK ALL SEWERS IN THIS STUDY AREA HAVE A > 45% RELATIVE SPARE CAPACITY WELL ESTABLISHED RESIDENTIAL COMPONENT RISING NUMBER OF BUSINESS LAND USES MIXED LAND USES AROUND THE SOCIO-ECONOMIC MOVEMENT ENVIRONMENT INFRASTRUCTURE TOWN PLANNING STATION WEAKNESSES FAILURE OF EDUCATION SYSTEM INCOME DISTRIBUTION VERY LOW EVEN IN MIDDLE INCOME GROUP RESIDENTS ARE ABSENT FROM IKWEZI FOR MOST OF THE DAY HUGE OUTFLOW OF EXPENDITURE TO OTHER EMPLOYMENT NODES LACK OF QUALITY SOCIAL FACILITIES NO PUBLIC HEALTH FACILITIES NO SPORTS OR RECREATION FACILITIES NO PUBLIC OPEN SPACES VEHICLE PEDESTRIAN CONFLICT LACK OF AND POOR MAINTENANCE OF SIDEWALKS ACCESS PROBLEMS IN IKWEZI ROAD THE TAXIS STOP AT THE INTERSECTION OF IKWEZI DRIVE AND MMILA TAXI RANK IS NOT WELL DESIGNED TO ACCOMMODATE THE FLEET OF TAXIS OPERATING FROM IT AIR, WATER, AND NOISE POLLUTION LACK OF QUALITY PUBLIC OPEN SPACE POOR MAINTENANCE OF OPEN SPACE NO UPGRADES HAVE BEEN RECOMMENDED FOR THE PRESENT, FIVE YEAR AND ULTIMATE HORIZONS. WITHIN THE MEADOWLANDS RESERVOIR WATER DISTRICT. THIS WATER DISTRICT HAS NOT BEEN MODELED YET ZONING COMPLICATIONS UNREGISTERED INFORMAL TRADERS 26
OPPORTUNITIES THREATS SOCIO-ECONOMIC MOVEMENT ENVIRONMENT INFRASTRUCTU RE POTENTIAL WORKFORCE THAT MACHABA STREET SEVERAL POCKETS OF JOHANNESBURG CAN BE GENERATED FROM POSSIBLE PEDESTRIAN VACANT LAND NEXT TO WATER WILL BE DEVELOPMENT IN IKWEZI IMPROVED EDUCATION LEADS TO BETTER LIVING STANDARDS UNTAPPED MARKET POTENTIAL RESULTING IN OUTFLOW BETTER LIVING STANDARDS FOR RESIDENTS THROUGH SOCIAL HOUSING ESTABLISHING A UNIQUE SEMI- FORMAL MARKET RECAPTURE THE VIBRANT STREET LIFE OF OLD THROUGH DESIGN PROVIDING BETTER SOCIAL FACILITIES PROVIDING SPORTS & RECREATION FACILITIES BOULEVARD REDESIGNING IKWEZI ROAD FOR BETTER ACCESSIBILITY IKWEZI STATION AS TRANSPORTATION HUB AND RETAIL NODE IKWEZI STATION ENORMOUS RAILWAY SERVITUDE THAT CAN BE USED FOR PUBLIC OPEN SPACE CLEANING UP THE ENVIRONMENT THROUGH BETTER DESIGN CREATING A GREENER ENVIRONMENT AROUND THE STATION AND STUDY AREA DEVELOPING A NETWORK ANALYSIS OF THE WATER DISTRICT IN THE FUTURE. SOCIO-ECONOMIC MOVEMENT ENVIRONMENT INFRASTRUCTU RE UNEMPLOYMENT TRAFFIC CONGESTION AT POLLUTION NO UPGRADES EDUCATION GAPS AMONGST IKWEZI ROAD AND ILLEGAL DUMPING HAVE BEEN POPULATION REGIONAL ECONOMIC COMPETITION JHB CBD AS EMPLOYMENT HUB ATTRACTING WORK FORCE NEW RETAIL DEVELOPMENT IN SURROUNDING AREAS LACK OF RETAIL SERVICES LACK OF PUBLIC HEALTH FACILITIES IN THE STUDY AREA CLOSE TO PUBLIC TRANSPORT NO LIBRARIES, POLICE AND FIRE STATION IN STUDY AREA ENTRANCE INTO TAXI RANK HOSTILE PEDESTRIAN ENVIRONMENT LACK OF VEGETATION, TREES, ETC. NO PUBLIC OPEN SPACE, RECREATIONAL FACILITIES RECOMMENDED FOR THE PRESENT, FIVE YEAR AND ULTIMATE HORIZONS. WITHIN THE MEADOWLANDS RESERVOIR WATER DISTRICT. THIS WATER DISTRICT HAS NOT BEEN MODELED YET TOWN PLANNING UNDERUTILISED BUSINESS ZONED PROPERTIES DEVELOPING RETAIL & BUSINESS NODE COMMERCIAL DEVELOPMENT POTENTIAL INCREASE IN HOME UNDERTAKINGS MIXED USE DEVELOPMENTS AROUND STATION ON VACANT LAND PARCELS SOCIAL HOUSING CREATING A VIBRANT ACTIVITY NODE THROUGH BETTER DESIGN AND SDPS TOWN PLANNING ILLEGAL LAND USE VACANT LAND NEXT TO THE STATION POOR MAINTENANCE OF STATION BUILDINGS 27
5. DEVELOPMENT INTENT In reaction on the status quo and key findings, section 5 proposes the development intent (Vision) and a number of objectives that is supported by specific development principles. Ikwezi Station Precinct long term vision is to develop an integrated and sustainable transportation node that promotes a quality public realm, pedestrian and vehicle friendly movement and economic growth catering for both the first and second economies combined. In order to achieve the vision of Ikwezi Precinct the following are objectives that we have to address to realize the Vision: Improve pedestrian and vehicular movement within the node Stimulate economic growth through land use planning and create long term sustainable jobs Provide appropriate infrastructure to support the node Create appropriate densities to support the node Improve and enhance the environment through proper environmental management practices. Create a quality public realm through appropriate open space planning initiatives Improve legibility and identity of the precinct area Embrace the unique character Ikwezi has as a small scale urban node The development principles supporting the above objective are: Provide employment, Increase income levels of people hence they will be in a better position to support and develop themselves Harnessing the creative potential of communities to be more entrepreneurial 28
Appropriate infrastructure and services provision Transportation will be one of the key mechanisms to ensure that goods and people can be transported and that communities have access to opportunities and amenities. Open spaces are protected and conserved Enhance the residential components by allowing non residential land uses along major routes Develop boulevards on existing pedestrian routes Provide appropriate hawkers facilities in appropriate locations Facilitate easy movement of taxis along Mmila road Provide public space that will link the boulevards to other major land marks in the Precinct 29
6. DESIGN CONCEPT In order for the City to achieve its urban development vision and objectives, and to ultimately observe the expected outcomes, it needs to guide and direct the development of the Ikwezi Station Precinct. This Urban Design Framework will assist the City in creating the environment needed to ensure that the Ikwezi Precinct will, over the next few years, develop into a vibrant, efficient and sustainable place a place that works. The framework consists of a set of proposals that systematically include the following elements: The Ikwezi Station Precinct Design Concept aims to basically articulate spaces for the community to perhaps ignite and encourage undertakings of self worth and development. In this respect, the concept offers opportunities for the youth, adults and other sections of society. The following have been specifically identified: Spaces for informal sector trading activities Spaces for social, cultural and religious pursuits Articulated spaces that connect community areas A smoother flow of pedestrian and vehicular (taxi) traffic An infusion of inviting aesthetic landscapes To realise the above, the planning of the Precinct Design entails the assembly of institutions including Government, Metropolitan local authority, the private sector and the community to work in partnerships. The concept is essentially a marriage of the above social-economic and cultural needs with the spatial attributes already identified in the earlier part of the report. 6.1 THE DESIGN CONCEPT The principles followed in the framework of the Ikwezi Station Precinct Plan are depicted on Figure 8 overleaf. The concept are described and illustrated as follows: 30
The Ikwezi Railway Station is the centerpiece of the design as it is the link between the divided residential areas to the north-west and the southeast. The Railway Station is also the centre of the little commercial area of the communities. There are two inverse bows that connect schools, community centres, open spaces and parks. The Metro Rail Reserves are areas that present opportunity in terms of The extension of the bottom bow through using the reserves as linear parks that lead pedestrian movement towards the station. However, for this strategy to work, negotiations have to be entered into with the Metro Rail authority and other potential development partners. The opportunities for formal sector trade and permanent cultural facilities in plots that is currently vacant. Generally improved circulation for pedestrians, vehicles and the provision of proper parking spaces. 31
Ikwezi Station Precinct Plan 2008 Figure 9: Design Concept 32
7. URBAN DEVELOPMENT FRAMEWORK Figure 9 shows the Ikwezi Station Precinct Urban Development Framework as discussed in development concept in section 6. The Urban Development Framework indicates the following: Medical Precinct High Density housing Taxi holding Zondi koppies Soft open space Pedestrian high street Traffic lights Pedestrian crossing Informal trading precinct Public square Light service industrial Mixed use development Retail precinct Public parking Each precinct will be discussed in detail 33
Figure 10: Urban Development Framework 34
Cross section: Mmila Road_ Medical Precinct Medical consulting room or pharmacy Portion of the front yard along Mmila Rd. used as Parking for clients Mmila Rd. with functional street lights for a safer public realm MEDICAL Rear stand Front stand Pedestrian walkway flanked by trees, to control the micro-climate. To enhance cohesive functionality, the medical precinct should have one building that is structurally and architecturally sound with enough parking in front. This building will incorporate in it one reception area, various forms of surgery rooms within the building, and a pharmacy. Objective Stimulate economic growth through land use planning and create long term sustainable jobs Proposal Retain the medical precinct and extend two erven deep towards the north western side Two storeys maximum Provide adequate public lighting and trees along Mmila Road Parking to be provided on the front of the stand and private parking at the back- second erf deep. Rationale The medical precinct developed organically hence a need to retain the position The medical precinct is easily accessible by public transport along Mmila Road the extension of Koma Street The medical precinct is seen as offices as such the current location will not conflict with the proposed development south east of Mmila road and Koma roads The height will coincide with the existing residential area to the north west Parking remains a concern- public transport is widely used hence the usage of portions of both the front and back erf is proposed The provision of public lighting will provide safety and a sense of belonging 35