Cradle City Master Plan 30 June 08 Phase 1

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Cradle City Master Plan 30 June 08 Phase 1

  1. 1. CRADLE CITY MASTER PLAN June 2008
  2. 2. CRADLE CITY MASTER PLAN 27 June 2008 Submitted to the City of JohannesburgDevelopment 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
  3. 3. Cradle City Master Plan ContentsCONTENTS 6.3 Public Environment, Landscape & Natural Environment Plan1.0 INTRODUCTION 6.4 Land Use Activities, Community1.1 The Lanseria Node Opportunity Facilities and Housing1.2 The AMARI Land-holding 6.5 Land Budget and Development1.3 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 Plan1.4 Unlocking the Opportunity1.5 Purpose of the Master Plan Report 7.0 THE DEVELOPMENT PRINCILES & DESIGN GUIDELINES2.0 THE VISION 7.1 Environment 7.2 Movement & Transportation3.0 THE OBJECTIVES 7.3 Engineering Services & Social3.1 An Economically & Spatially Viable Facilities Development 7.4 Place-making Guidelines3.2 A Sustainable Environment - Built form & public spaces3.3 An Integrated Movement Framework design guidelines3.4 Mixed Use, Mixed Density & - Sustainable built environment Supporting Social Facilities guidelines3.5 Sustainable Infrastructure - Architectural & green building Development- Energy & Resource principles Efficiency3.6 A Quality Public Environment, Open 8.0 THE PRECINCT STRUCTURE, Space and Landscape PRECINCT PLANS AND PHASING3.7 Urban Management 8.1 The Precinct Structure 8.2 Package of Plans Approach4.0 ALIGNMENT WITH SPATIAL 8.3 Precinct Plan Requirements DEVELOPMENT POLICIES OF 8.4 Proposed Phasing LOCAL AUTHORITIES4.1 City of Johannesburg 9.0 CONCLUSION4.2 Mogale City SDF4.3 City of Tshwane SDF5.0 CONSOLIDATING THE DEVELOPMENT DIRECTION5.1 The Three Places5.2 Getting There: Access & Connectivity5.3 A Quality Live, Work & Play Environment5.4 Realising Spatial Planning Policy5.5 The Triggers: Development Catalysts6.0 THE CRADLE CITY MASTER PLAN6.1 The Overall Spatial Structure.6.2 Movement Systems & Transportation Plan Page i
  4. 4. Cradle City Master Plan Section 1: Introduction Lanseria Midrand Fourways Joburg CBD Figure 1-1: The Amari Land-holding Page 1 /1
  5. 5. Cradle City Master Plan Section 1: Introduction1.0 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 portion1.1 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 industrialThe area around the Lanseria Cradle of Human Kind World and business rights. AMARI is presentlyInternational Airport has for a number of Heritage Site. obtaining approvals and undertakingyears been identified by prospective • The land-holdings are within the township establishment procedures toproperty and business owners as a major developing Hans Strijdom (R512) enable it to develop the land and releasedevelopment 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 thedue to supporting infrastructure happening and future growth is administrative jurisdiction of two localdevelopment constraints and the anticipated. municipalities:fractured ownership of the land. Various • The land-holdings are nested within • The City of Johannesburgrecent initiatives have begun to unlock the planned PWV- and K routes • Mogale City Local Municipalitythis 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 landholdingcompany has made a significant property has as its western border Malibongweinvestment within the wider Lanseria Drive and the southern border comprisesprecinct 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 Page 1 /2
  6. 6. Cradle City Master Plan Section 1: Introduction Figure 1-3: City Region Context Page 1 /3
  7. 7. Cradle City Master Plan Section 1: Introduction1.3 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 theIn 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 existinggovernment states that building Gauteng residential development and commercialinto 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, whichchallenges of poverty, unemployment and includes, amongst other salient features,underdevelopment, which face the the following objectives: 1.4 Unlocking the Opportunityprovince. • To enable significant agglomeration and size. To unlock the major opportunity that isIn 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 beengovernment 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 threeprojects under Blue IQ”. This will be networks between the state- local authorities: The City ofdriven by the establishment of an business-finance and voluntary Johannesburg, the City of Tshwaneinvestment vehicle called the Gauteng sectors. and Mogale City local municipality.Fund, which is to attract capital from the • To achieve a balance betweenprivate sector and state-owned social and economic progress, ii. Establish an environmentallyenterprises, in addition to the R500 million growth and redistribution. responsible and sustainable plan inprovincial seed funding already com- • To ensure appropriate socio- order to utilise resources in the mostmitted. The latter is to finance projects economic development and efficient manner, and comply withsuch as the Gauteng Link (G-Link), the activities in conjunction with local relevant environmental legislation.Amakhosi Stadium precinct, the government. This includes obtaining relevant EIAKopanong precinct, the Gauteng Freeway authorisation and compliance.Improvement Scheme, public hospitals, In order to achieve a sustainable cityenergy-generation projects and urban region a spatial logic is needed to guide iii. Establish a plan that demonstratesregeneration. balanced development (Figure 1-3). The and places “inclusionary housing” Gauteng urban system has developed as within it, which includes a range ofThe focuses of the province’s efforts are a particular pattern of nodes and housing and possibly tenureon: 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 isii. Trade and services (including complemented by additional main route finance and film). links with Midrand. It is in this context that Page 1 /4
  8. 8. Cradle City Master Plan Section 1: Introduction Figure 1-4: The Master Plan Procedures & Outcomes Page 1 /5
  9. 9. Cradle City Master Plan Section 1: Introduction1.5 Purpose of the Master Plan ReportThe purpose of this Cradle City MasterPlan Report is to outline the developmentproposals for the Amari land-holdingswithin the Lanseria Precinct DevelopmentFramework 2020 (City of Johannesburg,Version 2, April 2008) and spatialdevelopment frameworks of the adjoiningmunicipal areas. It sets out the overallvision for the development, the objectives,the development plan and thedevelopment principles that underpin it,the resultant development parametersand associated development rights, theenvironmental aspects, the proposedservice- and transport infrastructuredevelopment and the proposed phasing.The master plan will indicate thealignment of the proposals with the spatialplanning of the three local authorities,namely:• The City of Johannesburg Northern Areas Development Framework• The Tshwane City SDF• The Mogale City SDFThe above would allow for futuresubmissions of rezoning applications tothe relevant authorities in terms of theTown Planning and TownshipsOrdinance, 1986 (Ordinance 15 of 1986),to obtain rights in terms of the approvedmaster plan and the physical realisationthereof according to its phasing.The outcome of the master plan (Figure1-4) will be:• A land use plan and rights.• A Transport Plan & associated Movement Network Plan• Engineering services Plans• Urban Design PlanIt is considered to be a statutory planwhich prescribes the land use andintensity for the landholding to guide thephysical development of the land. Page 1 /6
  10. 10. Cradle City Master Plan Section 2: The Vision Figure 2-1: The Vision Page 2 /1
  11. 11. Cradle City Master Plan Section 2: The Vision & Section 3: The Objectives2.0 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, whichunderstanding of the initial development time; encompass the establishment of ancontext (physical, economic and policy • making connections and economically, socially, spatially andwise), an assessment of the inherent establishing access; environmentally integrated mixed use andopportunity represented in the AMARI • including a range of residential mixed tenure development. The latter island-holding and the culmination of a opportunities; to be undertaken based on sustainableseries of aspirations. It shows what • inclusion of social, cultural, religious principles across all sectors. TheAMARI would like to achieve, and what & entertainment facilities; and established objectives fundamentallycan be achieved for the benefit of the • establishing a high quality public direct the incremental development of thewider 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 andestablishment of a new city – bringing a based on the understanding that this will environmentally sustainable centrenew 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-playairport node. This vision is to create an development of this nature includes. It is environment for all sectors ofurban development that is sustainable in vital that a developmental partnership be society.economic, social, environmental and created with all local authorities to effectspatial / physical terms. the development and guide it over time. In addition to this an appropriate urban 3.1 An Economically & SpatiallyEconomic sustainability encompasses the management regime will have to be Viable Developmentestablishment of a development that is established and maintained, whichviable and enables economic growth and includes the participation of owners, An economically viable development isactivities 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 growthSocial sustainability encompasses the • The Mixed Use Precinct pressures (sprawl, environmentalsupport 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) movedenables access to urban opportunity by It is estimated that Cradle City will toward the intensification – an increase ineven the marginalised in society. This is potentially yield a mixed use regional mixed land use and mixed residentialaccompanied by the establishment of a node with approximately 8 million m² of densities - of new and existing urbansupporting engineering service floor area and 180Ha of environmental areas. This is considered an appropriateinfrastructure, social facilities and open space systems. way of making an urban environmentservices, cultural and religious facilities, more liveable and reducing itsand entertainment, leisure and recreation. environmental impact.Environmental sustainability This approach is supported in the Spatialencompasses the integration of the Development Frameworks of the affectednatural environment and associated local authorities. The establishment ofheritage resources of the land-holding. strong viable nodes through the clusteringThis includes the commitment to the and concentration of activities atconservation / preservation and appropriate and accessible nodalstrengthening of existing ecological locations is overall policy. The nodesprocesses, environmental systems and require to be well integrated with thethe enhancement of hydrological systems movement systems of the city andand associated fauna and flora. It also support the surrounding sub-regions.encompasses the commitment to thereduction of the development’s ecological The above is reinforced by the drive tofootprint by the incorporation of initiate and implement corridorenvironmentally sustainable forms of development. This establishes a clearresources utilisation, such as alternative structure for movement and accessibility,forms of energy, the adoption of a green supported by the establishment of a morebuildings approach, and more efficient compact urban form, which is directlyutilisation of water, electricity etc. linked to the strong high intensity, mixed use nodes and associated higherSpatial and / or physical sustainability residential densities.encompasses the establishment of anurban development that completes The aim is to ensure a more effective and(complements) the urban system, is more efficient use of facilities, enabling peoplecompact in its urban form (avoiding urban to live closer to amenities and work Page 2 /2
  12. 12. Cradle City Master Plan Section 2: The Vision & Section 3: The Objectivesopportunities. It also enables the 3.1.3 Diversification 3.3 An Integrated Movementmanagement, maintenance, protection Frameworkand expansion of the significant public For the optimal functioning of aand private sector investment in services development of this nature an appropriate The movement framework of theand infrastructure within a typical node. diversity of land use activities should be development determines its connectivityThis intensification approach is to be established. This begins with those land and accessibility, which in turn affectsdriven by economic and environmental uses that meet daily needs of residents uses and activities, density, security andsustainability to ensure that people are and its workforce. Integrated with that the impact of the development onliving 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 framework3.1.2 Densification public facilities (education, health, are the hierarchy of movement routes, the religious), as well as public space and associated intersections, access pointsHand in hand with intensification, is an recreation areas. The business and retail and crossings, cycle ways and theappropriate level of overall densification. activities to be promoted are informed by pedestrian pathways (separate and / orThe number of people attracted to and the urban and regional context of the sidewalks), whist the individual activitiesliving 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 (commercialdisposable 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 theservices and facilities. In general terms, wider urban context. development will:the higher the population density in an • provide a maximum choice for howurban area, the better for the potential people will make their journeysmarket 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 anTo avoid the negative socio-economic inter-connected and managed network of The City of Johannesburg’s SDF statesand spatial impacts of over-densification, open spaces that support interactions that the “movement strategy is premisedthe approach should be design-led, between social, economic and ecological on the provision and maintenance of aunderpinned by urban design principles activities, sustaining and enhancing both highly accessible movement system andand design guidelines, concentrating on a ecological processes and human network that supports a range of modessustainable and viable urban quality. settlements (JMOSS). (road and rail, public and private) andUrban market trends should be taken into activities at various levels, intensity andaccount but must not necessarily dictate In general, where identified areas have a scale. It specifically endorses thethe outcome. high conservation and / or recreation promotion of the public transport as the potential, the principle is that open space means to increase accessibility ofThis densification objective is also and environmental considerations should opportunities to all city users.”supported in the Spatial Development take precedence over developmentFrameworks of the affected local considerations. This applies in particularauthorities. In general the active to: 3.4 Mixed Use, Mixed Density anddensification of strategic locations within • Ecologically sensitive and Supporting Social Facilitiesthe city area (in and around nodes, along endangered areas.mobility and transportation routes) is • Where the open space system The development proposes thepromoted to accommodate demand in requires to be linked to re-establish establishment of a mixed use and mixedclose proximity to existing economic continuity. density development, with an appropriateopportunities and infrastructure. This also • Where the restoration of the level of supporting social facilities andavoids increased urban sprawl and ecological balance is required. services. The benefits of this mixed useenables 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-workclear principles and density design trips in terms of time and / orguidelines. distance, reducing congestion and time delays. Page 3 /1
  13. 13. 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 thatA mixture of residential typologies and 3.6 A Quality Public Environment, characterise it. This is defined by the builtassociated 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 livingThis promotes social diversity and The quality of the public environment, the and urban experience, legibility, imageenables 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, landscapingthe 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, openDevelopment Frameworks of the affected spaces, parks and sidewalks; with 3.7 Urban Managementlocal authorities. In principle these appropriate landscaping of flora andpromote the establishment of sustainable fauna, that support activities taking place The overall urban management of thehousing environments in appropriate and within these, provide human comfort and development is critical to its successfulaccessible locations. This is to be contribute to their overall environmental functioning and liveability. Components ofsupported by the provision of adequate sustainability. this include:social and economic amenities. Withinthis a range of housing typologies should • Safety and security. 3.6.1 Liveabilitybe provided according to desirable • Emergency management, includingdensities 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 anin 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 throughby its “Breaking New Ground” policy. To being of its entire population (residents, land use management systems andensure 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 andwith supporting incentives (possibly places, parks and open spaces, These aspects are to be establishedadditional bulk, density bonuses or other supporting engineering infrastructure, within the context of the localmechanisms) in order to offset the recreation, entertainment and cultural municipalities’ municipal functions, asadditional costs and enable viable activities. Some principles that enable this directed by the Municipal Systems Act. Inmargins. 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 a3.5 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 existingThe proposed development seeks to resources (natural and man-made)establish an appropriate supporting and infrastructure investment,engineering infrastructure and social including rehabilitating andfacilities provision that is directed by sustaining ageing infrastructureenergy and resource efficiency, placing before its deterioration beyondthe infrastructure development on a recovery, and the provision of newsustainable trajectory. service infrastructure. • Ensuring full service provision ofWithin the context of an undersupply of community facilities, guided byinfrastructure services in the wider sub- service standards and necessaryregion, as well as the lack of capacity operating funds required to sustainwithin the current systems, and in these facilities on a day-to-dayparticular electricity, sewerage and water, basis.a sustainable infrastructure developmentapproach is required to service the 3.6.2 Sense of Placedevelopment. This is to include principlessuch 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
  14. 14. 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
  15. 15. Cradle City Master Plan Section 4: Alignment with Spatial Development Policy4.0 ALIGNMENT WITH SPATIAL 4.3 City of Tshwane SDF DEVELOPMENT POLICIES OF LOCAL AUTHORITIES The Tshwane SDF identifies the Crocodile River and environs, abuttingThe development proposals contained in Cradle City to the north, as an importantthe Cradle City concur with the spatial natural, leisure and recreational area. Thedevelopment policies and directives of the Region 5 Spatial Developmentthree local municipalities. Framework identifies this area as a management zone, allowing for low intensity development, comprising4.1 City of Johannesburg: environmentally friendly residential estates, leisure and tourism facilities.The City of Johannesburg’s (CoJ)Lanseria Development Framework 2020spatial development plan for the widerLanseria sub-region (Figure 4-1) includesthe 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 (Figure4-2) proposed by the city has beenincorporated into the Cradle City masterplan, ensuring correlation between theinitiatives. It includes the commercial /airport expansion zone around theLanseria airport and the mixed use nodein the southern part of the site.The associated land uses, comprisingretail, commercial, office and high densityresidential have also been also beenincorporated.4.2 Mogale City SDFThe Mogale City SDF’s land use structurein the north is currently viewed as adistrict mixed use node, it is defined as a“mixed land use zone”. This is tocomprise environmentally sensitivedevelopment (low density residential,hospitality, leisure and tourism facilities)abutting the Crocodile River system. Thisis complemented by mixed usedevelopments with retail, commercial,office, and high density residential inrelation to the Lanseria airport expansionThe Cradle City master plan incorporatesthese land use activities. Page 4 /2
  16. 16. Cradle City Master Plan Section 5: Consolidating the Development Direction Figure 5-1: The Three Triggers- Development Catalysts Page 5 /1
  17. 17. Cradle City Master Plan Section 5: Consolidating the Development Direction5.0 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 existingThe development direction is possible on the loop system, providing the residential lifestyle developmentsconsolidated from the established critical access to sustain long term and leisure / tourism activities.objectives and the outlined spatial development. • The development of the Airportdevelopment policies of the local Gateway & Business Park (Lanseriamunicipalities. 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, integration5.1 The Three Places 5.3 A Quality Live, Work & Play • The first component of the Urban Environment Living Centre – lifestyle… theThe opportunity that stands out comprises provision the beginnings of a mixedthe potential to establish three distinct All urban policies and the objectives use node, based on a regionaland 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 phase5.2 Getting There: Access & 1 which is estimated to be 70% of Connectivity the land area. • Establishing peripheral mixed use toAlbeit that current connectivity and regional and district nodes.access is somewhat constrained, the • Establishing mixed densityproposed PWV freeways & K-routes development.establish a comprehensive movement • Realising the incrementallattice, which releases significant development of infrastructuredevelopment potential. services and social facilities. • Realising mixed residentialThe existing and planned road development, as well as inclusionaryinfrastructure connects to the land-holding housing.peripherally, establishing strategic • Growing the city economy, yieldingconnections with other parts of the urban an increased rates base andsystem, and providing critical access. establishing employment opportunities.Unlocking the site’s access is achieved bya central spine (punching through – under- the Airport would be first prize). If the 5.5 The Triggers: Developmentcontinuous spine is not achieved, the Catalystssouthern and northern portion will eachhave a central spine and associated loop A number of current development trendsroad. and initiatives form the basis for three development catalysts that can kick-startAn overall loop movement system is to be the physical development (Figure 5-1):established, comprising Malibongwe • The establishment of a Tourism andDrive, the K31, the K215 and Cedar Road Leisure Node in the northernextension. This is overlain by a proposed precinct. This is predicated on Page 5 /2
  18. 18. Cradle City Master Plan Section 6: The Development Plan Figure 6-1: The Overall Spatial Structure Page 6 / 1
  19. 19. Cradle City Master Plan Section 6: The Development Plan6.0 THE CRADLE CITY MASTER topography, combined with existing (and PLAN proclaimed) nature areas, as well as lifestyle estate developments. To theThe Cradle City Master Plan comprises a north-west and west the developmentseries of interrelated sub-plans. Each of falls within the interface zone of thethese 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 thecombination form a co-ordinated and Lanseria International Airport. Albeit not inintegrated master plan. The components the ownership of Amari land, it forms theinclude: 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 StructureThe overall spatial structure (Figure 6-1)is predicated on the establishment of anaccess matrix and sub-regionalconnectivity route network. This forms astrong development lattice. The latterconnects to the existing and planned roadinfrastructure at as many points aspossible, providing key connectivity tosustain long term development. The land-holding access is achieved by theestablishment of new road links, and theupgrading of existing road infrastructure,to establish a ring road around the land-holding. This is reinforced by the plannednorth-south PWV-3 freeway development.and the existing N14 freeway.The alignment of this is adjustedaccording to the identifiedenvironmentally sensitive areas, whichare closely associated with the variousriver systems in the area. Thedevelopment is contained in the north andeast by major river systems and theirassociated hilly and undulating Page 6 / 2
  20. 20. Cradle City Master Plan Section 6: The Development Plan Figure 6-2: The Movement System Page 6 / 3
  21. 21. Cradle City Master Plan Section 6: The Development Plan6.2 Movement System and proposed development. It is Transportation Plan proposed to include an additional dedicated bus lane to accommodateThe proposed Provincial PWV and K- the proposed Cradle City ring roadRoute road networks form a potential distribution system. This may be amovement and development lattice that is possibility in the long-term, but is notto 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 thenetwork and public transport system, northern edge of Lanseria Airport,which refines the development lattice to and intersects with all the majorenable local connectivity and access. north-south road systems: The PWV3, Malibongwe Drive (K296.2.1 Movement Lattice R512), the Lanseria Airport access, and the K31. This route links withThe movement lattice forms a matrix of Beyers Naude extension (in the faraccess and connections, which structure west), enabling access to the Cradlethe 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 thedevelopment of the proposed ProvincialPWV and K-Routes remains uncertain.However, they have formed the primarystructure 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
  22. 22. Cradle City Master Plan Section 6: The Development Plan Note: TOD structured around BRT stop and route, as proposed by CoJ. Figure 6-3: The Public Transport System Page 6 / 5
  23. 23. Cradle City Master Plan Section 6: The Development Plan6.2.3 Public Transport • A mixture of high density residential typologies, at a density that supportsThe 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 avoidthe proposed phasing of the pedestrian / vehicular conflict anddevelopment, the existing public transport reduce vehicular dominance of theservices that are presently available along area.Malibongwe Drive and the proposed The above complies with the policy of theimplementation of the Strategic Public City of Johannesburg SDF 2007/8 (JuneTransport Network (BRT) by the City of 2007).Johannesburg. The plan will thus enablea diversity of people to access and move The envisaged Cradle City movementwithin the development. system and transport plan, as outlined above, will support the followingThe City of Joburg is establishing a Bus development paradigms of the City ofRapid Transport system along the major Johannesburg’s Growth andnorth-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 beextended on Malibongwe Drive (K29) upto the entrance of Lanseria airport.It is considered that in the long term, thepublic transport will be extended to form aloop within the development. This is notbeing planned by the city but is an optionfor the development. A further possibilityin the long term may be a Gautrain link aswell as other rail links to Tshwane andKrugersdorp. A rail system is currentlybeing investigated for high volume /freight transportation flows.6.2.4 K29 (Malibongwe Drive) Freight CorridorThe CoJ’s Lanseria DevelopmentFramework 2020 proposes, as a result ofexisting and planned commercial andindustrial developments along its length,the consolidation of its development into afully fledged freight corridor. The caveat isthat it must be supported by thedevelopment of bulk services, for whichthe municipality is not takingresponsibility. This freight corridor hasbeen incorporated into the Cradle CityMaster Plan.6.2.5 Transport Orientated Development (TOD)Given the impetus of Cradle City toincorporate viable public transportsystems, the development proposes theestablishment of mixed use activities andhigher density residential developmentparticularly around BRT stations, alongtheir routes, and at future railway stations.This essentially supports and complieswith the objectives of enabling TransportOrientated Development (TOD). This istypically 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
  24. 24. Cradle City Master Plan Section 6: The Development PlanFigure 6-4: Public Environment Structuring Elements Page 6 / 7
  25. 25. Cradle City Master Plan Section 6: The Development Plan6.3 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 associatedquality living environment that elicits use within and adjacent to the land-holding, vegetation andand enjoyment. This builds on and and the development imperatives of the - 2. Riparian areaintegrates the natural environment system Cradle of Human Kind World Heritage This includes potential habitat ofand 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 BullfrogIn the framework there are a number of (Figure 6-5), comprising a preliminary was found on site A. Within thepublic 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
  26. 26. Cradle City Master Plan Section 6: The Development PlanFigure 6-6: Cradle of Human Kind- Development Zones Page 6 / 9
  27. 27. Cradle City Master Plan Section 6: The Development Plan 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 KorhaanConclusion: High sensitivity concentratedaround wetlands, rivers and theirassociated buffer zones. This alsoincludes the habitat of Pyxicephalusadspersus Bullfrog, Tyto capensis (GrassOwl) and a Eupodotis specie (Korhaan).The development will focus on combiningland value creation, tied to managementof resource, and a quality livingenvironment that elicits use andenjoyment. The former are also the basisfor the environmental impact assessmentand associated outcomes, to enableenvironmental integration and legislativecompliance.The development implications Cradle ofHuman Kind World Heritage Site havealso been taken into consideration. Thenorthern section, i.e. ”Green Coast”portion, falls within the developmentcatchment zone of the heritage site(Figure 6-6). The proposed land useactivities for this zone are: Leisure,tourism, lifestyle estates, recreational andresidential development. Agriculture andconservation land use activities are alsopermitted. Mining and industrial activitiesare considered to be incompatible.The Green Coast precinct will incorporatecompatible land use activities asrecommended above.The envisaged Cradle City PublicEnvironment, Landscape and NaturalEnvironment Plan, as outlined above, willsupport the following developmentparadigms of the City of Johannesburg’sGrowth and Development Strategy: Page 6 /10
  28. 28. Cradle City Master Plan Section 6: The Development Plan Figure 6-7: Land Use Activities Page 6 /11
  29. 29. Cradle City Master Plan Section 6: The Development Plan6.4 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, asuse activities, with supporting social outlined above.facilities and a range of residential • Ensuring that the variousenvironments, to enable the realisation of development areas and capacity ofa sustainable and holistic development. It the land-holding respects theis estimated that this new town in town established environmentalwill 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 theThe land uses of the development potential of the movement system to(Figure 6-7) comprise a mix of activities. generate and support the envisagedThe types of land uses and activities have urban activity.been aligned with those of the Lanseria • Ensuring that mixed us urbanDevelopment Framework 2020 of the City development is established at aof 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 residentialThe resultant land use activities are development. The densification is to bestructured 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
  30. 30. Cradle City Master Plan Section 6: The Development Plan Figure 6-8: Community Facilities Figure 6-9: Residential Development & Incremental Housing Page 6 /13
  31. 31. Cradle City Master Plan Section 6: The Development Plan6.4.2 Community Facilities The provision of community facilities hasbeen undertaken in accordance with thestandards as set out in the LanseriaDevelopment Framework 2020 of the Cityof Johannesburg. The required number offacilities is outlined in the table below(Table 6-a), and their location in Figure6-8.The master plan establishes the amountof development rights …..This is a framework and is beingamended constantly as planningcontinues.… Table 6-a: Proposed Community Facilities6.4.3 Residential Development and Inclusionary HousingA diversity of residential development isprovided within each of the sub-precincts(Figure 6-9). The estimated number ofunits are indicated in Table 6-b. Atpresent estimates the development willyield approximately 26’000 residentialunits. With the application of the bonusbulk another 5’000 units can be provided,potentially yielding in total 31’000residential units. This translates into apotential residential bulk of approximately3,700,000m². This includes 20% of floorarea for inclusionary housing. As perNational Government Housing Policy,20% of the bulk residential floor area hasbeen allocated to inclusionary housing.An indicative income split of thisinclusionary housing is: 60% / 40% to anincome range of R 7,500 – R 12,000; andrange of R 4,000 – R 7,500; respectively.This is to be exactly determined atprecinct plan level, where precisefeasibilities and market needs willdetermine the exact outcomes. Themaster plan commits to the inclusionaryhousing in principle.The plan supports the followingdevelopment 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
  32. 32. Cradle City Master Plan Section 6: The Development PlanFigure 6-10: Land Budget Plan Page 6 /15

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