2. 02 The Strategic Area Framework
overview
01 Background
03 Implementation Challenges
3. 01Background
1938
Expansion across the
ridge;
Key north-south
connector
Tram Line
1952
Tram decommissioned
Primary north-south
connection;
Oxford Road and Jan
Smuts Ave compete as
drivers of expansion.
1976
Construction of
Motorway
East-west arterials
strengthened.
Expansion primarily
along Oxford Road
2013
New role as a
Transit Corridor
Future growth areas
to north & north-east
LOUIS BOTHA AVENUE IN HISTORY
7. Establish key regional connectors as higher-order
structuring elements
Protect / enhance areas with high connectivity
Explore interventions in areas of low connectivity
PROMOTING REGIONAL & LOCAL
CONNECTIVITY
JOE SLOVO
DRIVE
Key access
route to CBD
and eastern
suburbs
DURHAM AVENUE
Feeder route from eastern
areas, and key link to future
growth areas in
Moddefontein/Huddle Park
JOE SLOVO
DRIVE
Access to M1
1st AVENUE
Key access route to CBD
and eastern suburbs
MARLBORO DRIVE
Key east-west arterial,
linking Louis Botha
Avenue with both the M1
and the N3, as well as the
Marlboro Gautrain Station
GRAYSTON DRIVE
Main link to Sandton
and focus of
pedestrian
movement between
Alexandra &
Sandton.
CORLETT DRIVE
Key east-west arterial
ATHOL ROAD
Key east-west arterial
02TheStrategicAreaFramework
8. PROTECTING & ENHANCING KEY MIXED-USE
ECONOMIC ZONES
PARKTOWN
Significant &
established office &
commercial precinct
BELLVUE
Local nodal centre
serving high density
suburbs along
ORANGE GROVE
Retail strip
HIGHLANDS
NORTH
Retail strip
BALFOUR PARK
Retail Node
BRAMLEY
Retail Strip
PAN-AFRICA
Retail Node
WYNBERG
Industrial Area
02TheStrategicAreaFramework
9. OPTIMISING SOCIAL & PUBLIC
INFRASTRUCTUREPIETER ROOS PARK
PATTERSON PARK
MARLBORO CLUSTER
(FUTURE)
BRAMLEY
02TheStrategicAreaFramework
10. • Activity/Development Spine
• Existing (and Future) Economic Nodes
• Regional / City Nodes
• Public Transit Stations
• In and around social clusters
DRIVING SUSTAINABLE
DENSIFICATION
02TheStrategicAreaFramework
13. T5 T6 T7 T8T1 T2 T3 T4
TYPOLOGY-BASED DENSITY MODELLING
• Form-based approach
• Local variations for similar typologies (Erf Size, unit size)
• Clear locational “preferences” – transit spine, local
collector, etc
• Basis for guidelines
• Local Variations
• Basis for Density Targets
• Basis for Value Capture
DENSIFICATION STRATEGY
HOW WILL DENSIFICATION OCCUR
02TheStrategicAreaFramework
22. A
C
E
F
G
H
B
D
Moving from
Transit Oriented Development
to
Transit Oriented Communities
LOCAL AREA A:
HILLBROW
LOCAL AREA B:
SCHOOL PRECINCT
LOCAL AREA C:
ORANGE GROVE LOCAL AREA H:
MARLBORO
LOCAL AREA D:
HIGHLANDS
NORTH
LOCAL
AREA E:
BALFOUR
LOCAL AREA F:
BRAMLEY
LOCAL AREA G :
ALEX/WYNBERG
DEFINING LOCAL AREAS
02TheStrategicAreaFramework
23. Name
Target
Density
Households
C1 100 6168
C2 120 4809
C3 150 1190
The focus of intervention
around the Orange
Grove Precinct relates to
the following:
• Significant
densification
opportunities
facilitated by existing
structure and
typological
precedent;
• The opportunity for a
key public space (As
development
catalyst);
• Well located city-
owned land for
diversifying housing
opportunities;
02TheStrategicAreaFramework
AN ENABLING FRAMEWORK
24. KEY PROJECTS & INTERVENTIONS
2 Orange Grove Triangle
1 Transit Spine & Station Precincts
1
5a
Reconfiguration of Paterson Park (Northern
Sections)
5a
4 Upgrade of Ivy Road (Initial Section)
4
Upgrade of Durham Road (Initial Section)
3
3
7 Upgrade of Orange Grove Park
7
5b
5b
Reconfiguration of Paterson Park (Southern
Sections)
6 Upgrading of internal streets / local
connectors
6
6
2
02TheStrategicAreaFramework
AN ENABLING FRAMEWORK
25. PHASE 1 PHASE 2 PHASE 3
2013 - 2015 2016 - 2020 2021 - 2030
Institutional/Facilitation Projects &
Programmes
R 6,050,000.00 R 1,500,000.00 R -
Public Environment Projects R 34,460,000.00 R 24,700,000.00 R -
Initial Public Housing Projects R 1,167,400,000.00 R 595,000,000.00 R -
Initial Social Infrastructure Projects R 69,000,000.00 R 44,000,000.00 R 25,000,000.00
Strategic Land Acquisition R 61,600,000.00 R - R -
Initial Transport Infrastructure
Projects
R 600,000,000.00 R 67,200,000.00 R -
Initial Road Upgrades R 14,769,000.00 R 120,142,000.00 R -
Sewer Reticulation R 10,471,600.00 R 6,137,400.00 R 13,596,900.00
Water Reticulation R 78,613,920.00 R 13,800,360.00 R 4,546,500.00
Electrical Reticulation
R 2,042,364,520.00 R 872,479,760.00 R 43,143,400.00
02TheStrategicAreaFramework
PRELIMINARY PROJECT PLANNING
38. 03ImplementationChallenges
• Implementing a Vision is more than just
implementing a list of projects;
• Alignment of project streams to a common vision
• The Importance of Urban Management
40. 03ImplementationChallenges
• Implementing a Vision is more than just
implementing a list of projects;
• Dealing with a reluctance to change
• Alignment of project streams to a common vision
• The Importance of Urban Management
