CRADLE CITY MASTER PLAN

CRADLE CITY MASTER PLAN

June 2008

CRADLE CITY MASTER PLAN
27 June 2008

Submitted to the
City of Johannesburg
Development Planning and Urban Management Department
(Development Planning & Facilitation)

Prepared by the
Cradle City Professional Team:
GAPP Architects & Urban Designers
ASM Architects & Urban Designers
Van Brakel Professional Planning & Property Services
PDNA & Associates (transport & services infrastructure)
RWP Consulting Electrical Engineers
SEF (environmental)

For

Cradle City Master Plan Contents

CONTENTS 6.3 Public Environment, Landscape &
Natural Environment Plan
1.0 INTRODUCTION 6.4 Land Use Activities, Community
1.1 The Lanseria Node Opportunity Facilities and Housing
1.2 The AMARI Land-holding 6.5 Land Budget and Development
1.3 Building on the Gauteng Growth Rights
and Development Strategy and 6.6 Engineering services &
Meeting City Region Strategy Infrastructure Development Plan
Objectives 6.7 The Urban Design Plan
1.4 Unlocking the Opportunity
1.5 Purpose of the Master Plan Report 7.0 THE DEVELOPMENT PRINCILES
& DESIGN GUIDELINES
2.0 THE VISION 7.1 Environment
7.2 Movement & Transportation
3.0 THE OBJECTIVES 7.3 Engineering Services & Social
3.1 An Economically & Spatially Viable Facilities
Development 7.4 Place-making Guidelines
3.2 A Sustainable Environment - Built form & public spaces
3.3 An Integrated Movement Framework design guidelines
3.4 Mixed Use, Mixed Density & - Sustainable built environment
Supporting Social Facilities guidelines
3.5 Sustainable Infrastructure - Architectural & green building
Development- Energy & Resource principles
Efficiency
3.6 A Quality Public Environment, Open 8.0 THE PRECINCT STRUCTURE,
Space and Landscape PRECINCT PLANS AND PHASING
3.7 Urban Management 8.1 The Precinct Structure
8.2 Package of Plans Approach
4.0 ALIGNMENT WITH SPATIAL 8.3 Precinct Plan Requirements
DEVELOPMENT POLICIES OF 8.4 Proposed Phasing
LOCAL AUTHORITIES
4.1 City of Johannesburg 9.0 CONCLUSION
4.2 Mogale City SDF
4.3 City of Tshwane SDF

5.0 CONSOLIDATING THE
DEVELOPMENT DIRECTION
5.1 The Three Places
5.2 Getting There: Access &
Connectivity
5.3 A Quality Live, Work & Play
Environment
5.4 Realising Spatial Planning Policy
5.5 The Triggers: Development
Catalysts

6.0 THE CRADLE CITY MASTER
PLAN
6.1 The Overall Spatial Structure.
6.2 Movement Systems &
Transportation Plan

Page i

Cradle City Master Plan Section 1: Introduction

Lanseria

Midrand
Fourways

Joburg CBD

Figure 1-1: The Amari Land-holding

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1.0 INTRODUCTION • The land-holdings are on the rural- is primarily are used for agricultural
urban edge, adjacent to an purposes and rural residential. An
extensive and growing tourism, exception to this is a 90Ha land portion
1.1 The Lanseria Node Opportunity leisure and hospitality region. This adjoining the airport to the north, which
includes, in close proximity, the has existing zoning rights for industrial
The area around the Lanseria Cradle of Human Kind World and business rights. AMARI is presently
International Airport has for a number of Heritage Site. obtaining approvals and undertaking
years been identified by prospective • The land-holdings are within the township establishment procedures to
property and business owners as a major developing Hans Strijdom (R512) enable it to develop the land and release
development and economic growth corridor with industrial and it to the market.
opportunity. The realisation of this residential development interest.
opportunity has been hindered in the past This indicates that existing growth is The land-holding falls within the
due to supporting infrastructure happening and future growth is administrative jurisdiction of two local
development constraints and the anticipated. municipalities:
fractured ownership of the land. Various • The land-holdings are nested within • The City of Johannesburg
recent initiatives have begun to unlock the planned PWV- and K routes • Mogale City Local Municipality
this opportunity. These include: provincial road network. This The northern border of the land-holding is
provides excellent access to the in close proximity of the City of Tshwane’s
• The Gauteng province’s growth and land-holdings and overall municipal boundary.
development strategy and its drive connectivity to the existing urban
to turn the province into a globally system. The proposed realisation of
competitive city region. Enabling the developments will also bring
faster economic growth and job forward the physical establishment
creation are imperatives. of the provincial road system.
Undoubtedly the Lanseria node has Existing investment into road
a role to play and an important infrastructure around the airport is
contribution to make within this estimated at R 120 million, and the
policy dynamic. R512 is also earmarked for
• The strategic urban planning for the upgrading.
Lanseria Node by the City of • The land-holdings are within reach
Johannesburg, the Lanseria of new key public transport systems
Development Framework 2020 (the SPTN routes with their BRT
(Version 2.0, Johannesburg systems and potential Gautrain
Metropolitan Municipality, April, feeder systems), which are
2008) identifies the Lanseria airport envisaged to form an integral part of
as a major business and commercial the future development.
node within the precinct. The
development framework directs the
future development of the area, 1.2 The Amari Land-holding
effectively unlocking the inherent
development opportunity, provided The Amari Land-holding (Figure 1-1)
that its directives are met and that comprises an area of approximately
policy is complied with. Similarly the 900Ha located around the Lanseria
Mogale City spatial development International Airport in the north-western
framework identifies Lanseria airport areas of the City of Johannesburg. The
as an opportunity, allowing for mixed northern part of the landholding also falls
use development in the vicinity of within the jurisdiction of Mogale City and
the airport. the City of Tshwane.

It is in this context that the AMARI land The northern portion of the landholding
company has made a significant property has as its western border Malibongwe
investment within the wider Lanseria Drive and the southern border comprises
precinct area. The reasons, in addition to the Lanseria airport. It stretches north-
latest policy developments, include: eastward, across the municipal boundary
• The strategic location of the land- of the City of Johannesburg into the
holding gives it the potential to be foothills of the Rhenosterkoppies,
developed into a regional bordering with residential lifestyle estates
development node. This, as such as Monahan and Blair Atholl. This
highlighted above, is recognised by portion of the landholding is
the City of Johannesburg’s future approximately 500Ha in extent.
planning for the area. This will
require the integrated development The southern portion of the land-holding
of higher order facilities and central is bordered by Malibongwe Drive in the
business district elements, with west, the extension of Cedar Road in the
supporting infrastructure south, the proposed K215 in the east, and
development. the airport landholding in the north. This
• The Lanseria airport is considered portion is approximately 400Ha in extent.
as an established regional anchor
and growing catalyst that is bringing Two individual portions of land are
increasing development energy to located to the west and east of the airport.
the area. The airport is to be
upgraded via an investment of R The acquired area (Figure 1-2)
100 million, and its passenger comprises mainly farmland of relatively
volumes have doubled every 9 small portions and smallholdings which
years. have an “undetermined” zoning. The land Figure 1-2: Land Acquisition

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Figure 1-3: City Region Context

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1.3 Building on the Gauteng Growth iii. Tourism. the Lanseria node has the potential to be
and Development Strategy and iv. Agriculture (agri-processing and bio- expanded and consolidated into a
Meeting City Region Strategy tech). regional node. The regional connections
Objectives v. Manufacturing (steel related and its accessibility support this. Its
industries, automotive parts and development will consolidate the
In the Newsletter of the Gauteng components, beer and malt). Malibongwe drive development corridor,
Provincial Government, Gauteng News vi. Infrastructure expansion and and bring new development into the sub-
(April / May 2008), the Gauteng investment. region, complementing the existing
government states that building Gauteng residential development and commercial
into a globally competitive city region is Within the provincial GDS, the city region activity associated with Lanseria airport.
the overarching response to the initiative is a specific mechanism, which
challenges of poverty, unemployment and includes, amongst other salient features,
underdevelopment, which face the the following objectives: 1.4 Unlocking the Opportunity
province. • To enable significant agglomeration
and size. To unlock the major opportunity that is
In a briefing to journalists, Premier • To establish high levels of economic represented by the AMARI land-holding,
Shilowa states that “the provincial linkages including business the following four principles have been
government will continue to invest money connectivity and economic identified and adopted:
for the creation of strategic economic transactions.
infrastructure following the success with • To build significant strategic i. Establish partnerships with the three
projects under Blue IQ”. This will be networks between the state- local authorities: The City of
driven by the establishment of an business-finance and voluntary Johannesburg, the City of Tshwane
investment vehicle called the Gauteng sectors. and Mogale City local municipality.
Fund, which is to attract capital from the • To achieve a balance between
private sector and state-owned social and economic progress, ii. Establish an environmentally
enterprises, in addition to the R500 million growth and redistribution. responsible and sustainable plan in
provincial seed funding already com- • To ensure appropriate socio- order to utilise resources in the most
mitted. The latter is to finance projects economic development and efficient manner, and comply with
such as the Gauteng Link (G-Link), the activities in conjunction with local relevant environmental legislation.
Amakhosi Stadium precinct, the government. This includes obtaining relevant EIA
Kopanong precinct, the Gauteng Freeway authorisation and compliance.
Improvement Scheme, public hospitals, In order to achieve a sustainable city
energy-generation projects and urban region a spatial logic is needed to guide iii. Establish a plan that demonstrates
regeneration. balanced development (Figure 1-3). The and places “inclusionary housing”
Gauteng urban system has developed as within it, which includes a range of
The focuses of the province’s efforts are a particular pattern of nodes and housing and possibly tenure
on: corridors. Johannesburg has become a options. This in support of
• Road infrastructure maintenance. core node in the north-south development government’s “Breaking New
• The establishment of a one-stop corridor (PTA/JHB/Vereeniging) and in Ground” programme to build
service and business portal to the east-west development corridor spatially and socially integrated and
support business in Gauteng. (mining belt, from Krugersdorp to sustainable human settlements and
• A number of programmes to build Germiston). Over time, as the urban communities.
spatially and socially integrated and system expanded and development
sustainable human settlements and needs and activities within these centres iv. Establish a plan that supports and
communities. intensified, a ring of nodes has developed enhances infrastructure develop-
• The fast-tracking of urban renewal in concentric circles around them. The ment in partnership with
and mixed-income and mixed tenure first ring, district (tertiary) nodes, supports government. This is to enable co-
settlements to enable the socio- these centres, without taking over their ordinated and phased development
economic integration of function. As the centres matured with to the required standards, and in
communities. more intense activities and the urban area line with the negotiated allocation of
• Establishing alternative, innovative consolidated around them, and began to rights, and in support of overall bulk-
health financing and service-delivery expand further, a second ring of nodes infrastructure development of the
options for health services. was established. These are typically sub-region.
• The provision of quality education, regional nodes (secondary nodes), which
especially to the poor. have similar functions to the primary city
• A major provincial offensive against centre nodes, but serve the expanded
crime through the Gauteng Safety urban hinterland. Nodes within this band
Strategy. include Midrand, Krugersorp, Kempton
• The commitment to work together Park, Germiston etc. Some of the latter
with local government to build are located on the main development
Gauteng as a globally competitive axes, and have contributed to the
city region. establishment of the development
• The province’s commitment to the corridors.
success of the 2010 Fifa World Cup
in South Africa. The Lanseria node falls within the band of
regional nodes, but has as yet not
The proposed Cradle City development advanced in development as the others. It
contributes to the Gauteng Growth and is located on the Malibongwe Drive
Development Strategy (GDS). The latter development axis, forming the northern
focuses on the following six growth “bookend”. In addition the R28 freeway
sectors and clusters: forms a strong mobility link with
i. Smart industries (including ICT, Krugersdorp and Centurion (south-west
pharmaceuticals, etc.). Tshwane). This connectivity is
ii. Trade and services (including complemented by additional main route
finance and film). links with Midrand. It is in this context that

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Figure 1-4: The Master Plan Procedures & Outcomes

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1.5 Purpose of the Master Plan
Report

The purpose of this Cradle City Master
Plan Report is to outline the development
proposals for the Amari land-holdings
within the Lanseria Precinct Development
Framework 2020 (City of Johannesburg,
Version 2, April 2008) and spatial
development frameworks of the adjoining
municipal areas. It sets out the overall
vision for the development, the objectives,
the development plan and the
development principles that underpin it,
the resultant development parameters
and associated development rights, the
environmental aspects, the proposed
service- and transport infrastructure
development and the proposed phasing.

The master plan will indicate the
alignment of the proposals with the spatial
planning of the three local authorities,
namely:
• The City of Johannesburg Northern
Areas Development Framework
• The Tshwane City SDF
• The Mogale City SDF
The above would allow for future
submissions of rezoning applications to
the relevant authorities in terms of the
Town Planning and Townships
Ordinance, 1986 (Ordinance 15 of 1986),
to obtain rights in terms of the approved
master plan and the physical realisation
thereof according to its phasing.

The outcome of the master plan (Figure
1-4) will be:
• A land use plan and rights.
• A Transport Plan & associated
Movement Network Plan
• Engineering services Plans
• Urban Design Plan

It is considered to be a statutory plan
which prescribes the land use and
intensity for the landholding to guide the
physical development of the land.

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Cradle City Master Plan Section 2: The Vision

Figure 2-1: The Vision

Page 2 /1

Cradle City Master Plan Section 2: The Vision & Section 3: The Objectives

2.0 THE VISION sprawl) and establishes a quality living 3.0 THE OBJECTIVES
and working environment. This supports:
The vision of the Cradle City development • establishment of mixed use; The Cradle City vision is based on a
(Figure 2-1) represents the • a built form that is adaptable over series of development objectives, which
understanding of the initial development time; encompass the establishment of an
context (physical, economic and policy • making connections and economically, socially, spatially and
wise), an assessment of the inherent establishing access; environmentally integrated mixed use and
opportunity represented in the AMARI • including a range of residential mixed tenure development. The latter is
land-holding and the culmination of a opportunities; to be undertaken based on sustainable
series of aspirations. It shows what • inclusion of social, cultural, religious principles across all sectors. The
AMARI would like to achieve, and what & entertainment facilities; and established objectives fundamentally
can be achieved for the benefit of the • establishing a high quality public direct the incremental development of the
wider urban region in general and the environment through place making 900Ha land-holding into a regional node.
Lanseria sub-region in specific. and landscape. It is in effect a new city which:
• Creates value for the land owner.
The Cradle City vision encompasses the The realisation of the Cradle City vision is • Creates an economically viable and
establishment of a new city – bringing a based on the understanding that this will environmentally sustainable centre
new offering - within the Gauteng urban require a partnership based approach, for the Lanseria sub-region.
system, structured around the Lanseria given the diversity of role-players that a • Creates a quality live-work-play
airport node. This vision is to create an development of this nature includes. It is environment for all sectors of
urban development that is sustainable in vital that a developmental partnership be society.
economic, social, environmental and created with all local authorities to effect
spatial / physical terms. the development and guide it over time. In
addition to this an appropriate urban 3.1 An Economically & Spatially
Economic sustainability encompasses the management regime will have to be Viable Development
establishment of a development that is established and maintained, which
viable and enables economic growth and includes the participation of owners, An economically viable development is
activities which: residents, businesses and workforce, and enabled through the establishment of an
• meets market demand and creates includes the good governance appropriate level of development
new market opportunities through requirements of local government, intensification, supported by applicable
the establishment of a diversity of directing the responsibilities of all role- levels of densification and a diverse
business and economic activities, players and partnerships, and ensuring activity mix. This enables it to capitalise
and the targeting of niche markets; that relevant management performances on overall market development trends
• attracts capital and enables and standards are met and maintained. and positions it such that identified market
investment; niches can be targeted and exploited.
• creates long-term and sustained The vision of Cradle City has yielded the
employment opportunities; and incremental development of a 900Ha 3.1.1 Intensification
• increases land values & the land-holding into a regional node, with
concomitant rates base of the city; three distinct precincts: Urban development practice in South
• The Business and Airport Precinct Africa has, in response to urban growth
Social sustainability encompasses the • The Mixed Use Precinct pressures (sprawl, environmental
support of a diversity of users, from all • The Lifestyle, Leisure and Tourism degradation, inequitable quality of life,
socio-economic backgrounds, and Precinct changing housing dynamics) moved
enables access to urban opportunity by It is estimated that Cradle City will toward the intensification – an increase in
even the marginalised in society. This is potentially yield a mixed use regional mixed land use and mixed residential
accompanied by the establishment of a node with approximately 8 million m² of densities - of new and existing urban
supporting engineering service floor area and 180Ha of environmental areas. This is considered an appropriate
infrastructure, social facilities and open space systems. way of making an urban environment
services, cultural and religious facilities, more liveable and reducing its
and entertainment, leisure and recreation. environmental impact.

Environmental sustainability This approach is supported in the Spatial
encompasses the integration of the Development Frameworks of the affected
natural environment and associated local authorities. The establishment of
heritage resources of the land-holding. strong viable nodes through the clustering
This includes the commitment to the and concentration of activities at
conservation / preservation and appropriate and accessible nodal
strengthening of existing ecological locations is overall policy. The nodes
processes, environmental systems and require to be well integrated with the
the enhancement of hydrological systems movement systems of the city and
and associated fauna and flora. It also support the surrounding sub-regions.
encompasses the commitment to the
reduction of the development’s ecological The above is reinforced by the drive to
footprint by the incorporation of initiate and implement corridor
environmentally sustainable forms of development. This establishes a clear
resources utilisation, such as alternative structure for movement and accessibility,
forms of energy, the adoption of a green supported by the establishment of a more
buildings approach, and more efficient compact urban form, which is directly
utilisation of water, electricity etc. linked to the strong high intensity, mixed
use nodes and associated higher
Spatial and / or physical sustainability residential densities.
encompasses the establishment of an
urban development that completes The aim is to ensure a more effective and
(complements) the urban system, is more efficient use of facilities, enabling people
compact in its urban form (avoiding urban to live closer to amenities and work

Page 2 /2

Cradle City Master Plan Section 2: The Vision & Section 3: The Objectives

opportunities. It also enables the 3.1.3 Diversification 3.3 An Integrated Movement
management, maintenance, protection Framework
and expansion of the significant public For the optimal functioning of a
and private sector investment in services development of this nature an appropriate The movement framework of the
and infrastructure within a typical node. diversity of land use activities should be development determines its connectivity
This intensification approach is to be established. This begins with those land and accessibility, which in turn affects
driven by economic and environmental uses that meet daily needs of residents uses and activities, density, security and
sustainability to ensure that people are and its workforce. Integrated with that the impact of the development on
living in harmony with the environment. should be a diverse range of secondary adjoining areas. The structural
activities, such as social support and components of the movement framework
3.1.2 Densification public facilities (education, health, are the hierarchy of movement routes, the
religious), as well as public space and associated intersections, access points
Hand in hand with intensification, is an recreation areas. The business and retail and crossings, cycle ways and the
appropriate level of overall densification. activities to be promoted are informed by pedestrian pathways (separate and / or
The number of people attracted to and the urban and regional context of the sidewalks), whist the individual activities
living within an urban environment, development, and possibly a particular and components comprise walking,
combined with their skills, knowledge and activity or mix that gives the development cycling, vehicular transport (commercial
disposable income, creates the potential a focus, which reinforces the vision and and private) and public transport.
economic market and creates the particular identity that is being sought,
required support threshold for amenities, strengthens its position and role in the A successful movement framework for the
services and facilities. In general terms, wider urban context. development will:
the higher the population density in an • provide a maximum choice for how
urban area, the better for the potential people will make their journeys
market threshold. The benefits of seeking 3.2 A Sustainable Environment (walking, cycling, motor-driven /
higher density levels include: vehicular, and various modes of
• Social: Encouraging positive Conserving and enhancing the natural public transport);
interaction and diversity, improving environment, water systems and open • provides good access, taking into
the viability of, and access to, space systems form an integral part of the account the kinds of movement that
community services, and enabling development of an urban environment. are generated within and for the
more and better integrated This enables the integration and most development; and
residential development. effective utilisation of the urban area’s • establish clear connections to
• Economic: Enhancing the economic existing and future physical and natural existing routes, local facilities and
viability of development, and resources. In general terms the open neighbouring nodes and activities.
providing economies of scale with space systems should support a range of
regard to infrastructure and ecological, social and institutional The establishment of an efficient
amenities functions, which conserve and enhance movement system is included in the
• Transport: Supports public transport, the urban environment’s natural heritage, Spatial Development Frameworks of the
reduces car travel and parking and contributes to the establishment of a affected local authorities. In general these
demand, and makes underground / sustainable living and urban environment include:
basement parking more that supports human activities. • The establishment of an Integrated
economically viable. Transport Plan.
• Environmental: Increases energy This approach forms an integral part of • The establishment of a road network
efficiency, decreases resource the Spatial Development Frameworks of hierarchy and associated
consumption, potentially reduces the affected local authorities. All have management guidelines.
pollution, preserves and helps fund proposed Metropolitan Open Space • The establishment of appropriate
the maintenance of public open Systems with associated Environmental public transport infrastructure (bus,
space and reduces urban sprawl. Management Plans. The metropolitan rail and comb-taxi).
open space systems aim to establish an
To avoid the negative socio-economic inter-connected and managed network of The City of Johannesburg’s SDF states
and spatial impacts of over-densification, open spaces that support interactions that the “movement strategy is premised
the approach should be design-led, between social, economic and ecological on the provision and maintenance of a
underpinned by urban design principles activities, sustaining and enhancing both highly accessible movement system and
and design guidelines, concentrating on a ecological processes and human network that supports a range of modes
sustainable and viable urban quality. settlements (JMOSS). (road and rail, public and private) and
Urban market trends should be taken into activities at various levels, intensity and
account but must not necessarily dictate In general, where identified areas have a scale. It specifically endorses the
the outcome. high conservation and / or recreation promotion of the public transport as the
potential, the principle is that open space means to increase accessibility of
This densification objective is also and environmental considerations should opportunities to all city users.”
supported in the Spatial Development take precedence over development
Frameworks of the affected local considerations. This applies in particular
authorities. In general the active to: 3.4 Mixed Use, Mixed Density and
densification of strategic locations within • Ecologically sensitive and Supporting Social Facilities
the city area (in and around nodes, along endangered areas.
mobility and transportation routes) is • Where the open space system The development proposes the
promoted to accommodate demand in requires to be linked to re-establish establishment of a mixed use and mixed
close proximity to existing economic continuity. density development, with an appropriate
opportunities and infrastructure. This also • Where the restoration of the level of supporting social facilities and
avoids increased urban sprawl and ecological balance is required. services. The benefits of this mixed use
enables the re-structuring of the urban and mixed density approach include:
environment. The densification is • More convenient access to facilities.
supported through the establishment of • Potentially reduced travel-to-work
clear principles and density design trips in terms of time and / or
guidelines. distance, reducing congestion and
time delays.

Page 3 /1

Cradle City Master Plan Section 3: The Objectives

• Greater opportunities for social • Greenhouse gas emission physical object which gives it a high
interaction. abatement. probability of evoking a strong image in
• Socially diverse communities. • Water conservation. any given observer. It is that shape,
• Visual stimulation and delight of • Waste avoidance, reuse and colour, or arrangement which facilitates
different buildings in close proximity recycling. the making of vividly identified, powerfully
to one another. • Pollution prevention - noise, water, structured, highly useful mental images of
• Improved safety with more “eyes on air, soil & light. the environment. It might also be called
the street”. • Enhanced biodiversity. legibility, or perhaps visibility in a
• Greater energy efficiency and more • Reduced natural resource heightened sense, where objects are not
efficient use of space and buildings. consumption. only able to be seen, but are presented
• More consumer choice of lifestyle, • Productive and healthier sharply to the senses.
location and building / lifestyle type. environments.
• A development’s sense of place is
Urban vitality and street life. • Useable buildings.
determined by the identity and character
• Increased viability of urban facilities • Social amenity.
that is deeply felt by local inhabitants and
and support for business, including • Transparent reporting. visitors. It is based on the collective
public transport.
perception and experiences of the
activities, places and spaces that
A mixture of residential typologies and 3.6 A Quality Public Environment, characterise it. This is defined by the built
associated tenure mixes should also be Open Space and Landscape fabric and the natural environment, -
promoted to support the land use mix.
pedestrian-friendliness, the overall living
This promotes social diversity and The quality of the public environment, the and urban experience, legibility, image
enables the establishment of different associated open space and landscape, is and identity, buildings and architecture,
residential typologies, which discourages underpinned by the liveability and the animated street activities, landscaping
the establishment of exclusive enclaves. imageability of the proposed and special/unique features, such as
development. The objective is to establish views, particular events etc.
The mixed residential density approach is high quality public environments,
also an objective outlined in the Spatial including public squares, piazza’s, open
Development Frameworks of the affected spaces, parks and sidewalks; with 3.7 Urban Management
local authorities. In principle these appropriate landscaping of flora and
promote the establishment of sustainable fauna, that support activities taking place The overall urban management of the
housing environments in appropriate and within these, provide human comfort and development is critical to its successful
accessible locations. This is to be contribute to their overall environmental functioning and liveability. Components of
supported by the provision of adequate sustainability. this include:
social and economic amenities. Within
this a range of housing typologies should • Safety and security.
3.6.1 Liveability
be provided according to desirable • Emergency management, including
densities and tenure. disaster management.
The liveability of an urban environment
refers to the contribution it makes to the • Municipal services.
Within this proposed residential mix will quality of life of the area’s inhabitants and • Add-on services through public /
be a component of inclusionary housing, users. This requires that the private partnerships such as an
in order to assist in achieving development’s urban environment and its urban improvement precinct.
government’s housing drive as proposed activities should contribute to the well- • The control of development through
by its “Breaking New Ground” policy. To being of its entire population (residents, land use management systems and
ensure the viability of the development, it workforce and visitors), with regard to the enforcement of by-laws.
is considered that government will assist facilities and services, public spaces and
with supporting incentives (possibly places, parks and open spaces, These aspects are to be established
additional bulk, density bonuses or other supporting engineering infrastructure, within the context of the local
mechanisms) in order to offset the recreation, entertainment and cultural municipalities’ municipal functions, as
additional costs and enable viable activities. Some principles that enable this directed by the Municipal Systems Act. In
margins. are: addition public-private partnerships (with
• The goal to ensure that all residents, businesses and land owners)
households have access to are to be investigated to enable a
3.5 Sustainable Infrastructure individual and community facilities satisfactory and integrated level of service
Development encompassing and receive equitable and delivery and support.
Energy & Resource Efficiency appropriate level of service.
• The maintenance of existing
The proposed development seeks to resources (natural and man-made)
establish an appropriate supporting and infrastructure investment,
engineering infrastructure and social including rehabilitating and
facilities provision that is directed by sustaining ageing infrastructure
energy and resource efficiency, placing before its deterioration beyond
the infrastructure development on a recovery, and the provision of new
sustainable trajectory. service infrastructure.
• Ensuring full service provision of
Within the context of an undersupply of community facilities, guided by
infrastructure services in the wider sub- service standards and necessary
region, as well as the lack of capacity operating funds required to sustain
within the current systems, and in these facilities on a day-to-day
particular electricity, sewerage and water, basis.
a sustainable infrastructure development
approach is required to service the 3.6.2 Sense of Place
development. This is to include principles
such as: Lynch (1960), in “The Image of the City”
• Energy efficiency and the use of introduces the concept of ‘imageability’,
alternative energy sources. which he defines as that quality in a

Page 3 /2

Cradle City Master Plan Section 4: Alignment with Spatial Development Policy

Figure 4-1:
Lanseria
Development
Framework 2020
(April 2008, City of
Johannesburg)

Figure 4-2:
Mogale City Spatial
Development Framework

Figure 4-3:
Region 5 Spatial
Development Framework
(City of Tshwane SDF)

Page 4 /1

Cradle City Master Plan Section 4: Alignment with Spatial Development Policy

4.0 ALIGNMENT WITH SPATIAL 4.3 City of Tshwane SDF
DEVELOPMENT POLICIES OF
LOCAL AUTHORITIES The Tshwane SDF identifies the
Crocodile River and environs, abutting
The development proposals contained in Cradle City to the north, as an important
the Cradle City concur with the spatial natural, leisure and recreational area. The
development policies and directives of the Region 5 Spatial Development
three local municipalities. Framework identifies this area as a
management zone, allowing for low
intensity development, comprising
4.1 City of Johannesburg: environmentally friendly residential
estates, leisure and tourism facilities.
The City of Johannesburg’s (CoJ)
Lanseria Development Framework 2020
spatial development plan for the wider
Lanseria sub-region (Figure 4-1) includes
the following:
• The establishment of a freight
corridor structured around
Malibongwe Drive (K29), allowing
commercial and limited residential
development.
• The reinforcement of the K-route
road network; reinforcing proposed
connections and the introduction of
public transport.
• The establishment of two mixed use
nodes within the sub-region: The
Lanseria Metropolitan Node and a
district node.
• The consolidation of commercial and
business activities around Lanseria
airport, allowing for the expansion of
airport-related activities.
• Further commercial and light
industrial development, particularly
in relation to the Malibongwe Drive
freight corridor.

The resultant land use structure (Figure
4-2) proposed by the city has been
incorporated into the Cradle City master
plan, ensuring correlation between the
initiatives. It includes the commercial /
airport expansion zone around the
Lanseria airport and the mixed use node
in the southern part of the site.

The associated land uses, comprising
retail, commercial, office and high density
residential have also been also been
incorporated.

4.2 Mogale City SDF

The Mogale City SDF’s land use structure
in the north is currently viewed as a
district mixed use node, it is defined as a
“mixed land use zone”. This is to
comprise environmentally sensitive
development (low density residential,
hospitality, leisure and tourism facilities)
abutting the Crocodile River system. This
is complemented by mixed use
developments with retail, commercial,
office, and high density residential in
relation to the Lanseria airport expansion
The Cradle City master plan incorporates
these land use activities.

Page 4 /2

Cradle City Master Plan Section 5: Consolidating the Development Direction

Figure 5-1: The Three Triggers- Development Catalysts

Page 5 /1

Cradle City Master Plan Section 5: Consolidating the Development Direction

5.0 CONSOLIDATING THE secondary movement system, which, development synergies with the
DEVELOPMENT DIRECTION together with existing road infrastructure Cradle of Humankind World
is connected at as many points as Heritage Site and the existing
The development direction is possible on the loop system, providing the residential lifestyle developments
consolidated from the established critical access to sustain long term and leisure / tourism activities.
objectives and the outlined spatial development. • The development of the Airport
development policies of the local Gateway & Business Park (Lanseria
municipalities. It focuses on five aspects: There are proposals by the City of Business Park), a component of the
• Placemaking Johannesburg to link the BRT system to first phase of development. This is
• Movement & Access the entrance of the Lanseria airport, predicated on existing development
• Sustainable Community giving the land holding public transport rights and the proximity of services
• Realising Policy access. This has the potential to be infrastructure which is also utilised
• Development Catalysts extended and augmented. by the Lanseria airport. Services
support to expansion & development
of the airport, integration
5.1 The Three Places 5.3 A Quality Live, Work & Play • The first component of the Urban
Environment Living Centre – lifestyle… the
The opportunity that stands out comprises provision the beginnings of a mixed
the potential to establish three distinct All urban policies and the objectives use node, based on a regional
and unique places: promote the establishment of a quality shopping, the current lack of which
urban environment. In this regard the frustrates a burgeoning residential
• In the north the idea of “The Green desired quality must not be equated with market in the area, combined with
Coast” area with lifestyle, tourism high income, i.e. implying that quality can office & business space, and high
and leisure development: only be achieved in such areas. Rather, density residential
- Lifestyle the quality urban environment to be
- Cultural Heritage achieved here is based on a holistic and
- Tourism sustainable development approach, which The development direction outlined herein
- Leisure-Recreation-Sport protects and enhances the natural is in synergy and compliance with the
environment, enables sensible economic spatial planning by the City of
• In the center the Airport area growth and realises social justice (access Johannesburg and adjacent
“Lanseria Airport, Business, for all people to urban opportunity, municipalities. How the compliance is
Industrial, and Tourism Gateway” accommodating a diversity of activities achieved is outlined in the following
area: and residential environments, and the section.
- Aero city provision of supporting social and cultural
- Health City facilities).
- Business & Industrial
- Hotels
5.4 Realising Spatial Planning Policy
• In the south an “Urban Living
The development proposals both from the
Centre” area:
public sphere (local government) and the
- Regional Mixed Use Node &
private sphere (land owners and
Commercial Centre
developers) are working in synergy,
- Integrated Residential
affording the opportunity to realise spatial
- Business
planning policy. The latter includes:
- Industrial
• The establishment of the Lanseria
Mixed Use node, kick-starting phase
5.2 Getting There: Access & 1 which is estimated to be 70% of
Connectivity the land area.
• Establishing peripheral mixed use to
Albeit that current connectivity and regional and district nodes.
access is somewhat constrained, the • Establishing mixed density
proposed PWV freeways & K-routes development.
establish a comprehensive movement • Realising the incremental
lattice, which releases significant development of infrastructure
development potential. services and social facilities.
• Realising mixed residential
The existing and planned road development, as well as inclusionary
infrastructure connects to the land-holding housing.
peripherally, establishing strategic • Growing the city economy, yielding
connections with other parts of the urban an increased rates base and
system, and providing critical access. establishing employment
opportunities.
Unlocking the site’s access is achieved by
a central spine (punching through – under
- the Airport would be first prize). If the 5.5 The Triggers: Development
continuous spine is not achieved, the Catalysts
southern and northern portion will each
have a central spine and associated loop A number of current development trends
road. and initiatives form the basis for three
development catalysts that can kick-start
An overall loop movement system is to be the physical development (Figure 5-1):
established, comprising Malibongwe • The establishment of a Tourism and
Drive, the K31, the K215 and Cedar Road Leisure Node in the northern
extension. This is overlain by a proposed precinct. This is predicated on

Page 5 /2

Cradle City Master Plan Section 6: The Development Plan

Figure 6-1: The Overall Spatial Structure

Page 6 / 1


6.0 THE CRADLE CITY MASTER topography, combined with existing (and
PLAN proclaimed) nature areas, as well as
lifestyle estate developments. To the
The Cradle City Master Plan comprises a north-west and west the development
series of interrelated sub-plans. Each of falls within the interface zone of the
these have their particular focus, yet form Cradle of Humankind World Heritage site.
an integral part of the wider whole,
fulfilling a particular role, that in The core of the land-holding is the
combination form a co-ordinated and Lanseria International Airport. Albeit not in
integrated master plan. The components the ownership of Amari land, it forms the
include: knuckle around which the development is
taking place. The benefits are the existing
• A movement system and infrastructure to which connections can
transportation plan, in support of the be established, forming a base for
proposed development rights. This consolidation and future expansion. The
is in support of current transport constraints are that the airport effectively
planning by the Province and the forms a development vacuum, where the
affected three municipalities. They edges can be intensified and links
will indicate proposals for roads, between the north and south formed
road reserves and cross sections, as along its perimeter.
well as public transport, cycle paths
and pedestrian sidewalks and paths. Consequently the development is
• Underpinning and directing the land structured into three components:
use allocation is an Environmental
Impact Assessment, and associated 6.1.1 The north; the idea of “The Green
specialist studies, which outline a Coast” area with lifestyle, tourism
series of environmental principles. and leisure development
• A land use plan and rights informed (Lifestyle / Cultural Heritage /
by specialist investigations of current Leisure-Recreation-Sport).
market trends, the capacity of the
land holding, and the overall 6.1.2 The core; the idea of the
development objectives. “Lanseria Business Industrial,
• Engineering services plans which and Tourism Gateway” area
support the proposed rights and (Aero city / Health City / Business,
indicate bulk services facilities and Industrial / Hotels / Residential
proposals. Mixed Use).
• An Urban Design Plan that indicates
key developments and foci of the 6.1.3 The south; the idea of the “Urban
development and their form, public Living Centre” area (Regional
environment proposals and Commercial Centre / Integrated
illustrates the spatial and physical Residential / Business /
relationship between roads and the Industrial).
built form. It also includes public
open space and landscaping
proposals, as well as social and
cultural facilities.

6.1 The Overall Spatial Structure

The overall spatial structure (Figure 6-1)
is predicated on the establishment of an
access matrix and sub-regional
connectivity route network. This forms a
strong development lattice. The latter
connects to the existing and planned road
infrastructure at as many points as
possible, providing key connectivity to
sustain long term development. The land-
holding access is achieved by the
establishment of new road links, and the
upgrading of existing road infrastructure,
to establish a ring road around the land-
holding. This is reinforced by the planned
north-south PWV-3 freeway development.
and the existing N14 freeway.

The alignment of this is adjusted
according to the identified
environmentally sensitive areas, which
are closely associated with the various
river systems in the area. The
development is contained in the north and
east by major river systems and their
associated hilly and undulating

Page 6 / 2


Figure 6-2: The Movement System

Page 6 / 3


6.2 Movement System and proposed development. It is
Transportation Plan proposed to include an additional
dedicated bus lane to accommodate
The proposed Provincial PWV and K- the proposed Cradle City ring road
Route road networks form a potential distribution system. This may be a
movement and development lattice that is possibility in the long-term, but is not
to direct the future development of the currently planned by the city.
region and the land-holding. This is • The proposed K31 is a key east-
overlaid by a secondary movement west route, which passes along the
network and public transport system, northern edge of Lanseria Airport,
which refines the development lattice to and intersects with all the major
enable local connectivity and access. north-south road systems: The
PWV3, Malibongwe Drive (K29
6.2.1 Movement Lattice R512), the Lanseria Airport access,
and the K31. This route links with
The movement lattice forms a matrix of Beyers Naude extension (in the far
access and connections, which structure west), enabling access to the Cradle
the Lanseria Cradle City site (Figure 6-2). of Human Kind World Heritage Site),
The system consists of: and intersects with the Wiliam Nicol
• The loop road and central boulevard (R511) extension in the far east, and
spine. on to eastern routes which connect
• The NS and EW link roads. In the into southern Centurion of the City of
north these are meandering with the Tshwane, and eventually the
nature of the environment (following Centurion CBD.
the topography and undulating hill-
sides and river valleys). In the south 6.2.2 Central Boulevard: Activity Street
they are structured more formally as
a distorted street grid, adjusted It is envisaged that the proposed central
according to topography, river boulevard, which forms a central spine
courses and sensitive natural through Cradle City (with a potential link
environments, and form a pattern of under the airport), will be developed to
city blocks. the standard of an Activity Street as
• A secondary and local street system defined in the CoJ SDF.
is established, forming fine-grained
city blocks and enhanced access.

The associated time frame for the
development of the proposed Provincial
PWV and K-Routes remains uncertain.
However, they have formed the primary
structure of the lattice. They include:
• The PWV 3, a north-south freeway
interchanging with the N14, K29 and
K31. This proposed freeway is
aligned in parallel with Malibongwe
Drive, forming a major north- south
mobility route, with a systems
interchange with the N14. This will
potentially add to the regional
accessibility to the site, and provide
links to the economic core of the
Province.
• Within the proposed freeways are a
series of high order mobility K-
routes, both in an east-west and
north-south direction. Of particular
significance to the site are the
existing K29 (Malibongwe Drive)
north / south route and the existing
K33 (CedarRoad), again linking east
- west to Cosmo City.
• The K29 (Malibongwe Drive) will be
upgraded to a dual carriageway in a
north-south direction. Similarly the
K33 (upgrading of Cedar Road).
• A new access interchange with the
N14 is proposed adjacent and east
of the site.
• The planned K-215 north-south
route has been extended to the
north and together with other
secondary roads forms a ring road
around the development. This will
increase the connectivity and will
allow for better circulation within the

Page 6 / 4


Note: TOD structured around
BRT stop and route, as
proposed by CoJ.

Figure 6-3: The Public Transport System

Page 6 / 5


6.2.3 Public Transport • A mixture of high density residential
typologies, at a density that supports
The movement lattice allows for a public transport.
diversity of public transport possibilities • Well managed vehicular movement,
(Figure 6-3). These are to be guided by access and parking, to avoid
the proposed phasing of the pedestrian / vehicular conflict and
development, the existing public transport reduce vehicular dominance of the
services that are presently available along area.
Malibongwe Drive and the proposed The above complies with the policy of the
implementation of the Strategic Public City of Johannesburg SDF 2007/8 (June
Transport Network (BRT) by the City of 2007).
Johannesburg. The plan will thus enable
a diversity of people to access and move The envisaged Cradle City movement
within the development. system and transport plan, as outlined
above, will support the following
The City of Joburg is establishing a Bus development paradigms of the City of
Rapid Transport system along the major Johannesburg’s Growth and
north-south routes of the R512 (K29 / Development Strategy:
Malibongwe Drive) / Lanseria; the R511 • Proactive absorption of the poor.
(William Nicol Drive Extension) / • Balanced and shared growth.
Fourways to Diepsloot and links to • Facilitated social mobility.
Sunninghill. The Johannesburg Bus • Settlement restructuring.
Rapid Transport system is planned to be
extended on Malibongwe Drive (K29) up
to the entrance of Lanseria airport.

It is considered that in the long term, the
public transport will be extended to form a
loop within the development. This is not
being planned by the city but is an option
for the development. A further possibility
in the long term may be a Gautrain link as
well as other rail links to Tshwane and
Krugersdorp. A rail system is currently
being investigated for high volume /
freight transportation flows.

6.2.4 K29 (Malibongwe Drive) Freight
Corridor

The CoJ’s Lanseria Development
Framework 2020 proposes, as a result of
existing and planned commercial and
industrial developments along its length,
the consolidation of its development into a
fully fledged freight corridor. The caveat is
that it must be supported by the
development of bulk services, for which
the municipality is not taking
responsibility. This freight corridor has
been incorporated into the Cradle City
Master Plan.

6.2.5 Transport Orientated
Development (TOD)

Given the impetus of Cradle City to
incorporate viable public transport
systems, the development proposes the
establishment of mixed use activities and
higher density residential development
particularly around BRT stations, along
their routes, and at future railway stations.
This essentially supports and complies
with the objectives of enabling Transport
Orientated Development (TOD). This is
typically characterised by:
• A degree of mixed use activity
(convenience retail, local business
and commercial, social facilities
public amenities, recreation-
entertainment & cultural amenities).
• Pedestrian friendly environments,
with open space, public parks and
piazza’s.

Page 6 / 6


Figure 6-4: Public Environment Structuring Elements

Page 6 / 7


6.3 Public Environment, Landscape 6.3.2 Environmental Sensitivities Vegetation;
and Natural Environment Plan - 3. Riparian Vegetation; and
The environmental sensitivities of the - 4. Alien woodlands.
The quality of the public environment is land-holding, predicated on the extensive • Site sensitivities (Figure 6-5)
key to creating both land value and a river systems and associated tributaries - 1. Wetland and associated
quality living environment that elicits use within and adjacent to the land-holding, vegetation and
and enjoyment. This builds on and and the development imperatives of the - 2. Riparian area
integrates the natural environment system Cradle of Human Kind World Heritage This includes potential habitat of
and associated ecological sensitivities Site, implicate both the proposed urban Red Data species.
that exist on the land-holding. structure of Cradle City, and the • Red Data Species for which
development of its public environment evidence was found on the site:
6.3.1 Public Environment Structuring area. - 1. Pyxicephalus adspersus
Elements (Giant Bullfrog)
The environmental sensitivity studies - A skeleton of a Giant Bullfrog
In the framework there are a number of (Figure 6-5), comprising a preliminary was found on site A. Within the
public environment systems (Figure 6-4): ecological assessment (Source: SEF, 5 urban edge, a buffer of at least
May 2008), are summarised as follows: 60m around the outer edge of
• The large natural riverside open • Biome: Grassland wetlands should be adhered to
space in the north providing a • Regional Vegetation: Egoli Granite where the Giant Bullfrog
“Green Coast” for the tourism Grassland (Mucina & Rutherford, occurs. Parts of the site fall
facilities, low density residential and 2006). outside the urban edge where
/ or even a golf course is a potential. • Status of Regional Vegetation: a buffer of 500m should be
Endangered (Mucina & Rutherford, respected around wetlands
• The sensitive river wetlands in the 2006). (GDACE, 2006). The new draft
southern portion of the site, • Vegetation found on site: GDACE Requirements for
establishing a green lung and - 1. Disturbed Egoli Granite Biodiversity Assessments
extensive natural landscape. Grassland (Secondary stipulate buffer zones of
Grassland); 1000m (GDACE, 2008).
• A system of hard landscaped - 2. Hydrophilic (Wetland)
squares and soft landscaped formal
parks which are associated with the
central spine and loop road, and the
core retail facility.

• The hard public space and soft
public space networks are linked to
the natural open space and river
systems. The latter form part of the
overall network, forming an
integrated network of natural open
space and public environment.

• The primary hard public spaces
(urban squares and piazza’s) have
been located at the proposed public
transport (BRT) stations. The public
facilities are predominantly within an
approximate walking time of 12.5
minutes (or 1’000 metres).

• The envisaged community facilities
have been positioned at strategic
locations along the public
environment and open space
network, enabling complementary
use. They are strategically located
within each of the sub-precincts,
enabling easy access and
integration with proposed activity
patterns.

• The road reserves are an important
part of the open space system and
should be heavily landscaped and
tree-lined, creating the precedent for
the environmental quality that the
Cradle City promotes. A series of
boulevards and avenues will be
established throughout the
development, with appropriately
landscaped medians.

Figure 6-5: Environmental Sensitivity

Page 6 / 8


Figure 6-6: Cradle of Human Kind- Development Zones

Page 6 / 9


This will consume most of the • Sustainability and Environmental
proposed site and it is thus Justice
advised that the suitable
foraging, breeding, aestivation The plan supports the fundamental
etc habitats on the site should principle of the City of Johannesburg to
thus be assessed by a establish a sustainable and quality living
qualified herpetologist in order environment for all of the city’s users
to inform relevant buffer through the effective management of the
zones around the wetlands city’s environmental resources and the
(GDACE, 2008). enforcement of environmental legislation
• Red Data Species with a possibility (CoJ SDF, June 2007). The
of occurrence on the site: environmental plan and associated
- 1. Tyto capensis (Grass Owl). principles outlined here form the
- Suitable habitat exists on foundation to the more detailed
the site, but no evidence of environmental planning and green
their occurrence was found. building design that will be undertaken at
- 2. Pyxicephalus adspersus a precinct level. At the latter stage the
(Giant Bullfrog). A skeleton of a city’s JMOSS principles be applied in
Giant Bullfrog was found on greater detail, as will its environmental
site A. Further investigation management framework and associated
is needed to confirm the Giant guidelines.
Bullfrog’s usage of the site.
- 3. Eupodotis specie (Korhaan).
A couple of Korhaan were
flushed from the grasslands on
site B. The birds could not be
positively identified. Follow-up
visits were made in an attempt
to encounter the birds again,
but to no avail.
• Conservation concerns: River,
wetlands, Giant Bullfrog and
Korhaan

Conclusion: High sensitivity concentrated
around wetlands, rivers and their
associated buffer zones. This also
includes the habitat of Pyxicephalus
adspersus Bullfrog, Tyto capensis (Grass
Owl) and a Eupodotis specie (Korhaan).

The development will focus on combining
land value creation, tied to management
of resource, and a quality living
environment that elicits use and
enjoyment. The former are also the basis
for the environmental impact assessment
and associated outcomes, to enable
environmental integration and legislative
compliance.

The development implications Cradle of
Human Kind World Heritage Site have
also been taken into consideration. The
northern section, i.e. ”Green Coast”
portion, falls within the development
catchment zone of the heritage site
(Figure 6-6). The proposed land use
activities for this zone are: Leisure,
tourism, lifestyle estates, recreational and
residential development. Agriculture and
conservation land use activities are also
permitted. Mining and industrial activities
are considered to be incompatible.

The Green Coast precinct will incorporate
compatible land use activities as
recommended above.

The envisaged Cradle City Public
Environment, Landscape and Natural
Environment Plan, as outlined above, will
support the following development
paradigms of the City of Johannesburg’s
Growth and Development Strategy:

Page 6 /10


Figure 6-7: Land Use Activities

Page 6 /11


6.4 Land Use Activities, Community The configuration of the land use
Facilities and Housing activities was directed by the following
principles.
Cradle City will yield a diversity of land • Existing spatial planning policies, as
use activities, with supporting social outlined above.
facilities and a range of residential • Ensuring that the various
environments, to enable the realisation of development areas and capacity of
a sustainable and holistic development. It the land-holding respects the
is estimated that this new town in town established environmental
will accommodate approximately: sensitivities.
• A total of 240,000 people. • The strategic location of the “best
• This includes about 80,000 appropriate land use” in relation to
residents. the proposed natural open space
• 31,000 residential units for different and public environment network.
markets. • Ensuring appropriate matching of
the built fabric, the massing thereof,
6.4.1 Mixed Land Use Activities & the intensity of activity, to the access
Densification and connectivity of the movement
system. In order to maximise the
The land uses of the development potential of the movement system to
(Figure 6-7) comprise a mix of activities. generate and support the envisaged
The types of land uses and activities have urban activity.
been aligned with those of the Lanseria • Ensuring that mixed us urban
Development Framework 2020 of the City development is established at a
of Johannesburg. These include: horizontal level within the sub-
precincts, as well as vertical mixed
• Metropolitan Nodal Mixed Use use in buildings in areas of highest
• Metropolitan Nodal Periphery Mixed intensity and density (such as in the
Use nodal areas and their periphery).
• District Nodal Mixed Use
• District Nodal Periphery Mixed Use The mixed land use activity approach is
• Airport Expansion Zone underpinned by establishing an
• Medium Density Residential Zone appropriate level of development
• Low Density Residential Zone intensity, supported by appropriate
• Commercial and Light Industrial densities. The concentration and
Zone intensification of activities in Cradle City is
• Institutional Zone within the proposed mixed use nodes of
the land-holding. These will include a
• Conservation Area
more intense mix of activities as well
medium and higher density residential
The resultant land use activities are
development. The densification is to be
structured into three sub-precincts:
undertaken in accordance with the CoJ’s
• The northern precinct, which falls
density guidelines, directed by the
predominantly into the Mogale City
established location factors and
local municipal area: The idea of
development principles of the SDF. A
“The Green Coast” area with
particular emphasis in this regard is the
lifestyle, tourism and leisure
appropriate densification along and
development. This includes land
around relevant public transportation
uses such as low and medium
routes / infrastructure. This is to support
density residential development,
the Council’s public transport orientated
associated tourism, recreation and
development approach and the BRT that
leisure uses, with district nodal
is to service Cradle City.
periphery mixed use.
• The central precinct, adjoining The envisaged Cradle City mixed land
Lanseria airport to the north (within use activities plan, with appropriate
the City of Johannesburg intensification and densification, as
metropolitan municipality), the: outlined above, will support the following
“Lanseria Business. Industrial, and development paradigms of the City of
Tourism Gateway” area: This will Johannesburg’s Growth and
include land uses such as the Development Strategy:
airport expansion zone to establish
• Proactive absorption of the poor.
“Aero city”, the inclusion of existing
• Balanced and shared growth.
industrial, business and hotel uses,
and the inclusion of a district node • Facilitated social mobility.
mixed use which could also • Settlement restructuring.
incorporate health, leisure and
tourism uses.
• The southern precinct: (within the
City of Johannesburg metropolitan
municipality) – the proposed “Urban
Living Centre” area. This is a
metropolitan node with metropolitan
nodal and periphery mixed uses.

Page 6 /12


Figure 6-8: Community Facilities

Figure 6-9: Residential Development & Incremental Housing

Page 6 /13


6.4.2 Community Facilities

The provision of community facilities has
been undertaken in accordance with the
standards as set out in the Lanseria
Development Framework 2020 of the City
of Johannesburg. The required number of
facilities is outlined in the table below
(Table 6-a), and their location in Figure
6-8.

The master plan establishes the amount
of development rights …..

This is a framework and is being
amended constantly as planning
continues.…

Table 6-a: Proposed Community Facilities

6.4.3 Residential Development and
Inclusionary Housing

A diversity of residential development is
provided within each of the sub-precincts
(Figure 6-9). The estimated number of
units are indicated in Table 6-b. At
present estimates the development will
yield approximately 26’000 residential
units. With the application of the bonus
bulk another 5’000 units can be provided,
potentially yielding in total 31’000
residential units. This translates into a
potential residential bulk of approximately
3,700,000m². This includes 20% of floor
area for inclusionary housing. As per
National Government Housing Policy,
20% of the bulk residential floor area has
been allocated to inclusionary housing.
An indicative income split of this
inclusionary housing is: 60% / 40% to an
income range of R 7,500 – R 12,000; and
range of R 4,000 – R 7,500; respectively.
This is to be exactly determined at
precinct plan level, where precise
feasibilities and market needs will
determine the exact outcomes. The
master plan commits to the inclusionary
housing in principle.

The plan supports the following
development paradigms of CoJ’s GDS:
• Proactive absorption of the poor
• Balanced & Shared Growth
• Facilitated Social Mobility
• Settlement Restructuring
Table 6-b: Approximate Housing Yield

Page 6 /14


Figure 6-10: Land Budget Plan

Page 6 /15


6.5 Land Budget and Development A comparison has been made to show
Rights that the development complies with the
rights schedule policy of the Lanseria
A preliminary gross Land Use Budget has Development Framework 2020 of the City
been established for the master plan, and of Johannesburg. This is outlined in Table
is reflected in Table 6-c. This is in 6-d. It is noted that of the Metropolitan
accordance with the Lanseria Mixed Use Node the development is
Development Framework 2020 of the City taking up the following:
of Johannesburg. It is estimated that the • Metropolitan Mixed Use Node 4A:
development in total will yield the 65% of the area; 54% of the rights
following: and 42% of the housing.
• 750,000m² of retail. • Metropolitan Mixed Use Node 4B:
• 2,5 million m² of business / office 41% of the area; 25% of the rights
• 3,7 million m² of residential and 49% of the housing
• 1,2 million m² of industrial /
commercial
• 200,000 m² of tourism / leisure
An approximate total of 8,2 million m².

Table 6-c: Cradle City- Summary Land Use Budget

Table 6-d: Comparison of Rights- CoJ Policy & the proposed Cradle City Mixed Use Metropolitan Node

Page 6 /16

CRADLE CITY MASTER PLAN

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