The welfare of the marginalized in previously neglected areas (PDAs) and informal settlements has been our priority in this process. Below is an assessment of some of the achievements of the past decade and the challenges that have arisen.
SECTION C
THE SPATIAL DEVELOPMENT FRAMEWORK
PROMOTING ECONOMIC ACTIVITY WITHIN THE CORE DEVELOPMENT TRIANGLE
The private sector's primary focus in this area will be to run their day-to-day business and in the process create jobs for the community in the wider Metro. It is also important to note that within this Core Development Triangle, the center of gravity in terms of accessibility, visibility and economic activity lies within the triangular area connecting the central business districts of Kempton Park, Boksburg, Germiston and Benoni.
SPECIALISED ACTIVITY NODES WITHIN THE CORE DEVELOPMENT TRIANGLE Having accepted the principle of promoting the Core Development Triangle, the next step in
The importance of the Edenvale-Bedfordview area should also be noted, especially in light of the high housing density already present in the areas. In light of the current trends and opportunities for development/redevelopment in the Rhodesfield area, this area represents an opportunity to become part of the future core where the identity of Ekurhuleni Metropolitan Municipality will be assigned.
OPTIMISE LINKAGES WITHIN THE CORE AREA
With the system of functionally defined (and not a hierarchy) activity hubs/areas in place, the public transport system can be designed and focused around serving clearly defined destinations. In view of this, it will be important not to allow too many decentralized, small activity nodes outside the central activity area, as this will create enormous problems in terms of serving the nodes with a proper; efficient and sustainable public transport service.
LINK DISADVANTAGED COMMUNITIES TO THE CORE AREA
The next step is then to define the functions of each of the nodes of activity in the core areas, in order to determine the various specialties to be provided for, and to properly define the boundaries of each of these nodes or areas of activity.
MIXED USE, HIGH-DENSITY DEVELOPMENT ALONG CORRIDORS AND AT NODES
STRUCTURE THE IRPTN TO SUPPORT DEVELOPMENT CORRIDORS
As previously mentioned, the rail network connects all the major hubs of activity with each other, and it runs through large parts of strategically located vacant areas in the metro.
EXTEND ECONOMIC ACTIVITIES INTO PDAs
PROMOTE INFILL RESIDENTIAL DEVELOPMENT
UPGRADING OF ENGINEERING AND SOCIAL INFRASTRUCTURE IN TOWNSHIPS
MAINTAIN AND UPGRADE RESIDENTIAL QUALITY IN SUBURBS
FORMALISE AND PROTECT THE METROPOLITAN OPEN SPACE SYSTEM The metropolitan open space system is conceptually based on the Gauteng Open Space
PROMOTE ACESS TO SERVICES THROUGH CCCs
IMPLEMENT A STATUTORY URBAN EDGE
LAND REFORM
Land redistribution to the formally disadvantaged, particularly in the case of South Africa, and therefore Ekurhuleni and alternative tenure options relevant to EMM circumstances. Awareness of EMM land disposal should be spread and communities should be encouraged to participate in it.
INFORMALITY
EMM should ensure that state land is used as a tool for deepening democracy and transforming land ownership. After assessing the status quo of the EMM spatial structure and the resulting development opportunities and constraints, Ekurhuleni's spatial objectives are confirmed as described in this chapter.
To create a single, uniform identity for Ekurhuleni Metro
- Determining an Ekurhuleni City Identity on a national, continental and international scale
- Core Nodes in Gauteng
- Focusing towards the Ekurhuleni Core Node
- Creating a „sense of place‟ for Ekurhuleni
- Strengthening transportation and other linkages in EMM
A well-developed public transport system and/or connecting corridors can promote the Ekurhuleni "sense of place". This local "sense of place" should then link everyone to an Ekurhuleni "sense of place".
To develop a well defined system of nodes
- Identify primary and secondary activity nodes to support the Core Node
- Protecting existing industrial areas from the potential negative effects of informal settlements located in close proximity thereof
- Determining an „Ekurhuleni unique‟ niche market for each of the Primary Nodes Due to the size and diversity of Ekurhuleni, it is necessary for each Primary Node in
- Improve and further develop existing nodes in the PDAs
- Combining activity nodes and public transport nodes
- Linking these activity nodes to one another through activity spines
To support this, local nodes/areas should be allowed to create their own "sense of place" among the residents/users of the functional area in question. The local sense of place should be built around the character and function of each area.
To promote the development of a sustainable compact urban structure
- Densifying activity nodes, residential areas and transport linkages
- Aligning the Urban Edge with the Gauteng Urban Edge
- Directing growth to the Ekurhuleni Core Node and to Johannesburg
- Identifying developable land for infill development mindful of strategic location, socio-economic value and soil conditions
To create a sustainable and functional open space network
- Optimizing the unique characteristics of Ekurhuleni
- Incorporating the open space system into the urban fabric
- Optimizing unutilized open space in the urban fabric
Development adjacent to natural/open space areas must be aimed at supporting these natural areas. Surrounding development should not isolate open space areas, but should seek to promote the conservation and use of such areas.
To optimise the job creation capacity of the formal economy
- Promoting specialization in manufacturing, transport, finance, retail, and institutional uses
- Developing sector-specific growth strategies
- Protecting existing industrial areas from the negative effects of informal settlement located in close proximity thereof
- Urban regeneration in industrial areas and CBDs
- Providing infrastructural linkages for globally orientated growth
- Promoting SMME Development and Growth
All other natural, recreational and open areas are identified for various levels of protection in EBOSS. It should be noted that 80% of the surfaces that should be preserved as open space are privately owned.
To integrate the disadvantaged communities into the urban fabric
- Infill development on vacant land located close to CBDs, industrial areas, bus and taxi routes and railway stations
- Promoting economic development along the main linkages between these communities and the major concentrations of job opportunities
- Directing growth of the PDAs to the Ekurhuleni Core Node
The R59 development corridor as promoted by Sedibeng District Municipality must be provided in the Ekurhuleni area. Outward spread of the PDAs must be stopped as it mostly leads to the further polarization of the disadvantaged community.
To actively promote sustainable public transport .1 Providing public transport along all main corridors
- Effective management of Taxi ranks
- Promoting mixed use, high density development along suitably corridors and at suitable nodes
- Promoting Transit Oriented Development along the main railway infrastructure Identified stations are thus a priority for the development of medium to high density
- Promoting pedestrianisation
- Initiating a “Road to Rail Program” for passengers and cargo
Kathorus' growth should be directed to the north, with limited and controlled growth to the west and east. The urban fringe must be enforced more vigorously than has been the case so far, so that exceptions or expansions are not possible.
To promote access to social and municipal services through CCCs
However, the Ekurhuleni „Infrastructure and Community Services Backlog Study estimated that there is sufficient land within the urban fringe for residential development until 2019-2020. The study further found that "land outside the urban fringe largely carries a development cost premium due to its dolomitic nature..." (Summary, page M).
To identify the impacts of Climate Change on EMM
Promote sustainable livelihoods development
Promote sustainable development
Optimise the comparative and competitive advantages of EMM
It is also in accordance with national directives on the establishment of partnerships in service delivery, and in this regard will give effect to a Public-Public Partnership. The Ekurhuleni Spatial Concept described is spatially indicated on Map 11. This concept is used to guide the preparation of the remaining chapter of the Metropolitan Spatial Development Framework.
Core Development Triangle
The Core Economic triangle must therefore be seen as the first phase (the starting area) of a broader initiative to develop the EMM area in accordance with the principles contained in the Development Facilitation Act. All other initiatives aimed at improving specific parts of the metro outside the Core Development Triangle area will continue in parallel with the Core Development Triangle initiative as described in the Capital Investment Framework.
Activity Nodes
The implementation of City Improvement Districts (CIDs) is proposed as a strategy to improve safety, security and overall environmental improvements in the CBDs. The implementation of the CIDs could protect existing public and private investment in the central business districts and discourage further decentralization.
Development Corridors (Redevelopment Areas)
This can serve to counteract deterioration and urban decay resulting from land use shifting from central business districts to suburbs and regional shopping centers.
Municipal Open Space
Metropolitan open space node: open space areas that have a distinct character, that area intended for the use or enjoyment of all persons in the metropolitan area and even beyond. Local open space nodes: "areas of open space that have a distinct character intended primarily for the use or enjoyment of specific communities."
Urban Edge
- Benoni AH, Rynfield & Mayfield area
- Etwatwa East
- N17 Mining Land
- Daggafontein - ERGO
- Dunnottar
- Marievale
- Vorsterkroon - Alrapark
- Nigel Prison
- Nigel – Duduza
- Bluegum View south
- Private Sector Submission: Remainder of Portion 44 of the Farm Waterval 150IR
- Private Sector Submission: Remainder of Portion 37 of the Farm Tamboekiesfontein 173 JR
- Private Sector Submission: Portion 47 of the Farm Witpoortjie 117 IR
- Private Sector Submission: Remainder of Portion 1 Witfontein 16 IR
- Private Sector Submission: A portion of Re/1 Modder East 72 IR
- Private Sector Submission: Portion Re/1, 111 and 115 Daggafontein 125 IR This submission was received from Urban Consult Town Planners on 11 November
Move the Ekurhuleni Urban Edge inwards (from the west) to exclude Ergo land east of Daggafontein to connect with Gauteng Urban Edge 2010 (2009 Urban Edge Map 9). Move the Ekurhuleni Urban Edge inwards (westwards) to exclude undeveloped land southeast of Dunnottar and to exclude undevelopable land northeast of Prosperita (2009 Urban Edge Map 11).
ACTIVITY NODES .1 The Core Triangle
- Primary Activity Nodes [Red]
- Secondary Activity Nodes [RED DOTS]
- Tertiary Activity Nodes
- Neighbourhood Nodes
- Rural Services Node
Springs CBD Regional retail (middle and low income), office, entertainment, service activities, motor shop and related uses, high density residential; service activities. Benoni CBD Regional retail (middle and high income), offices, entertainment, service activities, high density housing.
RESIDENTIAL [YELLOW]
- Townships [YELLOW]
- Suburbs [YELLOW]
- Informal Areas Upgrading [YELLOW]
- Rural Residential Areas [YELLOW & GREEN HATCHED]
- Densification Areas [BLACK HATCHED]
The principle of densification and mixed land use should be that the quality of residential areas as well as public and private investment should be protected. However, additional incentives may be given due to the location of the taller housing developments in the demarcated area of the Core Development Triangle.
INDUSTRIAL [PURPLE]
Manufacture of base metals, fabricated metal products, machinery and equipment and of office, accounting and. Manufacture of radio, television and communication equipment and apparatus and of medical, precision and optical.
MIXED LAND USE [PINK]
Urban renewal initiatives identified in the Urban Renewal Strategy must be implemented as a matter of priority. Municipal spending should be focused on these areas as the industrial areas contain the largest share of all employment opportunities and form the backbone of the EMM economy.
MUNICIPAL OPEN SPACE
Mixed Land Use H (Casino): Casinos, hotels, refreshments, entertainment, and other casino-related uses. Mixed Land Use I (Offices): Offices and associated developments, which may include restaurants, cafes, personal service industries, limited retail, social facilities and residential development.
AGRICULTURE
Protected area: High potential agricultural land within protected areas will not be used for agricultural purposes. Where a provincial department decides to approve an application (e.g. Housing) that does not meet the criteria, then that department must write a memorandum and draft recommendation and submit it to all relevant provincial departments and the EMM for comment before a final decision is made.
MINES & QUARRIES
While mining and quarrying operations have already ceased in many areas, the reclamation and rehabilitation of the affected land is a very time-consuming process. Some of the remnants of past mining activities in the area include surface mining areas, shallow mined lands, slime dams, mine dumps and inhabited villages.
MUNICIPAL INFRASTRUCTURE
However, where reclamation of mine or quarry land has taken place and the land made available for development, appropriate surveys and investigations should be carried out regarding the potential development and appropriate uses of the land. These surveys and studies will indicate the measures needed to ensure that the land can be developed appropriately and used for a mix of land uses.
SOCIAL INFRASTRUCTURE
In the case of planned infrastructure, the approximate location of the planned infrastructure is indicated by a symbol. In determining and planning these facilities, reference was made to the executive summary of the “Master Plan for Sports and Recreation, Arts, Culture and Heritage, Environment and.
TRANSPORT INFRASTRUCTURE
- Prasa Rail
- Bus services
- Taxi services
- Integrated Rapid Public Transport Network (IRPTN)
- Modal Transfer Facilities
- Freight Infrastructure .1 Road freight routes
- Main Freight Rail Lines
- Inland Ports/ Logistics Hubs
- Roads
- Class 1 Roads: Freeway Network The freeway network in Ekurhuleni ensures good
- Class 2 Roads: Second Order Road Network
- The Gautrain
- OR Tambo International Airport
- Other Airports .1 Rand Airport
- Brakpan Airfield
- Springs Airfield
- Smaller Airfields
K86 to link Daveyton to OR Tambo International Airport and unlock the development potential of the area north of the N12. Discussions were held with the airport manager to identify plans for the future development of the airport.
ENVIRONEMTNAL POLICIES
- SDFs as the main implementation instrument of EBOSS
- Integrating Natural Open Space into the Urban Context
- Development of Land Surrounding the Open Space System
- Existing Agricultural Practices in the Open Space System Formalise Primary Open Space Network;
- Integrated Water Resource Management Planning (IWRMP)
- CLIMATE CHANGE
The land use proposals of the Ekurhuleni Spatial Development Framework call for the implementation of a range of policies and strategies to re-create a smart, creative and developmental city. Completion of the IWRMP is important to the successful implementation of the MSDF.
SOCIAL FACILITIES
- EDUCATIONAL FACILITIES
- Health Facilities
- Social/ Cultural Facilities
- Safety & Security
- Emergency Services
Easily accessible by foot in every apartment - Close to public transport routes - Away from undesirable land uses such as liquor stores and taxi ranks - On relatively level land, especially where sports fields are available - Avoid main roads as schools cause traffic congestion at certain times. Main thoroughfare with public transport stops - Away from undesirable land uses such as liquor stores and taxi ranks - On relatively flat land, especially where sports fields are available - Avoid main roads as schools sometimes cause traffic congestion.
TRANSPORT
- Transit Orientated Development (TOD)
- A hierarchy of roads in the movement network is proposed in terms of the following classification
- Rail
Public transport is particularly encouraged to connect disadvantaged communities to hubs and urban opportunities. Public transport stations and main intersections are the most important element of an integrated public transport network.
MUNICIAPAL INFRASTRUCTURE
It is recommended that these routes be promoted as freight corridors for EMM and support interventions for implementation be considered. This initiative should be supported and the capacity envisaged should be adequate for the foreseeable future.
HOUSING
Funding should be provided for the specific development of the core hub and that this funding be diverted according to the departmental budget. The consequences of waste generation and waste collection should be considered from the outset in land use applications.
ECONOMIC DEVELOPMENT
- Administered Pricing and Tariffs
- Sectoral Ring fencing of revenue
- Developing and sustaining economic sectors - Agriculture
- The Aerotropolis
- Industrial Strategy
- Township Business
- Other
The transport routes also had a significant influence in the spatial layout of the towns within the metro. It is incomprehensible that so little of the dynamics within the large industrial areas is known.
RETAIL DEVELOPMENT STRATEGIES
- Management strategies
- Functional levels of the retail sector in Ekurhuleni
- Nodal Leverage Mechanisms
Preservation of industry, job creation and formalization of the informal sector will be central components of this strategy, with particular emphasis on their spatial manifestation. Approval Process: One of the most fundamental incentives involved enabling quick decisions, such as approval of building plans and rezoning applications.
MINES & QUARRIES
Whether in the first or second economic zone, the development of a healthy, sustainable and balanced retail sector will depend on the public sector forging a strong alliance with the private sector. In addition, it must provide a strategy and implementation plan for the mitigation of environmental impacts and the priority rehabilitation of areas with mine remnants.
LAND REFORM
- Land Use Management Reform
- Sustainable Livelihoods Development
- Land Redistribution
- Urban Renewal
- Land Audit and Alienation
- Land Tenure Reform
- Informality
In the absence of land restitution, land redistribution from State/Government and from the formally marginalized is the only option. Tenants or sub-tenants do not show interest in the maintenance of the buildings they occupy.
URBAN EDGE POLICY
- Demarcation Objectives
- Demarcation Criteria
- Land Uses Outside the Urban Edge
The Department of Economic Development will then be responsible for monitoring the implementation phases (amendment and alignment) of the Urban Edge Policy as described in the next section of this document. The land uses that will be allowed outside the city limits will be defined for specific areas during the preparation of the RSDF and/or LSDF for the respective areas.
DISASTER MANAGEMENT
The EMM will then submit the application and additional motivation, together with an accompanying memorandum and a draft recommendation from the EMM itself, to each of the relevant provincial departments for their comments. Due to the possibility of encroachment on the land (squatting), the location of the identified vacant land cannot be made public.
SECTION D
GUIDANCE FROM THE WITS ACADEMIC CRITIQUE TO THE DEVELOPMENT PLANNING APPROACH ADOPTED BY EKURHULENI
The planning cost calculation proposed in recommendation 3 above should not be standardised, but should be based on what needs to be done. 8 That the development of the Demarcation Framework for Development Planning and Urban Management IS APPROVED”.
PRINCIPLES AND CRITERIA FOR THE DETERMINATION OF URBAN PLANNING AND URBAN MANAGEMENT REGIONS
Consequently, one city became a duplicate of the other and eventually developed independently and in competition with each other. The main defining factor of the regions is the integration of the four PDAs, namely Tembisa, Daveyton-Etwatwa, Kwatsaduza and Kathorus into the urban fabric.
PROPOSED PLANNING AND URBAN MANAGEMENT REGIONS
- REGION A
- REGION B
- REGION C
- REGION D
- REGION E
- REGION F
It is the core of the aviation economy associated with the airport and related activities. Heavy industrial development should be encouraged in the region to revitalize the economic development of the area in particular the Nigel industrial area.
CONCLUSION
The Ekurhuleni system of plans is guided by applicable current legislation, including the Municipal Systems Act, the Municipal Planning and Performance Management Regulations, the Development Facilitation Act, etc.
SPATIAL DEVELOPMENT FRAMEWORKS (SDFs)
- Metropolitan Spatial Development Framework
- Regional Spatial Development Frameworks (RSDFs)
Desired patterns of land use are indicated in relation to the spatial development framework, although there is still room for interpretation and further refinement. Desired patterns of land use are indicated against the SDF, although there is still room for interpretation and further refinement.
PRECINCT PLANS
The RSDFs will include detailed land use proposals and are therefore a mechanism intended to evaluate or motivate individual land development applications in areas where an area plan is not available. However, this MSDF may be used to evaluate or motivate individual land development applications in areas where there is no LSDF, only until such time as an appropriate RSDF is completed.
LAND USE POLICIES
Until new RSDFs have been approved, existing LSDFs must be used to assess applications.
SECTORAL STRATEGIC PLANS
LAND USE MANAGEMENT SCHEMES
CONSIDERING LAND DEVELOPMENT APPLICATIONS
In essence, the Growth Management Strategy is an implementation strategy for the Spatial Development Framework. A growth management strategy involves the use/use of a number of growth management tools in combination with each other with the aim of achieving the desired spatial outcome as reflected in the Spatial Development Framework (map).
COMPREHENSIVE PLAN
According to the Gauteng Urban Edge Policy, 2007 (page 49), a growth management strategy should be an integral part of the municipal spatial development frameworks in Gauteng Province. Internationally, in addition to the Urban Edge, various growth management tools are used for urban growth management.
THRESHOLD PUBLIC SERVICE STANDARDS
As stated earlier in this document, Urban Edge is one such growth management tool, but its effectiveness is only significantly enhanced when used in combination with some other instruments. This chapter elaborates on some of the most prominent growth management tools that can be used to guide, direct and influence development patterns and trends in Ekurhuleni:.
FISCAL IMPACT ANALYSIS
LAND USE AND INFRASTRUCTURE COORDINATION
REDEVELOPMENT AREAS (BROWNFIELDS)
STRATEGIC DEVELOPMENT AREAS
FOCUSED ECONOMIC DEVELOPMENT IN GROWTH AREAS
ZONING
BULK SERVICE CONTRIBUTIONS
Application in the priority area, but not in accordance with the RSDF proposal (Area Plan if available). Application in the priority area and partially in accordance with the RSDF proposal (Area Plan if available).
PURCHASE OF DEVELOPMENT RIGHTS (PDR)
This is partly due to the downturn in the economy, but based on comments received for land developers and planning consultants, this reduction in applications is also due to the high fees for services being charged. Giving rebates in priority geographic areas will enable development and activate the income stream from these contributions.
INCENTIVES
- Rates and Taxes Incentives
- Infrastructure
- Land and buildings
- Regulatory reform
- Finance
In the course of 2009 and 2010, a strong decrease in the number of applications for land development (establishment, redevelopment and use permit) was observed. The Blue IQ initiative in Gauteng province is based on providing and/or improving infrastructure in certain areas of the province to stimulate economic development.
TAX INCREMENT FINANCING
The recently initiated urban renewal tax incentive for certain CBD areas in South Africa is another example of this mechanism and is being implemented in Ekurhuleni as described above. These concessions often include the provision of maintained industrial and commercial sites or special efforts to develop infrastructure and services in selected areas in accordance with the needs of potential investors.
RINGFENCING
TRANSIT ORIENTATED DEVELOPMENT
ANNEXATION PLANS
Capital Investment Framework (CIF)
- SERVICES BACKLOG
- GEOGRAPHY OF EMM INCOME
- PRIORITY GEOGRAPHIC AREAS
- Service Upgrading Areas
- Infill Areas
- Expansion Areas
- Densification areas
- Geography of EMM income
- Major Housing Projects
- PHASING THE CIF
- Capital Investment Framework DRAFT – TO BE UPDATED
- LINKING THE CIF TO THE CAPITAL PRIOROTISATION MODEL
- CAPITAL PRIORITISATION MODEL
- MAJOR CAPITAL PROJECTS
- PRIORITY STRATEGIC PROJECTS
- MAJOR INVESTMENT AND DEVELOPMENT PROJECTS
- POVERTY ERADICATION
IRPTN Corridor: Identifies the part of the IRPTN that develops/receives more funding during each phase. Prioritization of these projects is done based on the development objectives of the Ekurhuleni Housing Department.
Marketing the MSDF
MARKETING AND COMMUNICATION TOOLS
INTERNAL ROLE PLAYERS Internal role players include
EXTERNAL ROLE PLAYERS External role players include
Monitoring and Evaluation
- CONCLUSION
- MSDF Status Quo Report
- The Spatial Development Framework
- MSDF Participation Report Report 4: MSDF Executive Summary
Modal Integration Strategy and Action Plan for the Ekurhuleni Metropolitan Municipality area, EMM Item BRT(012009) MC, September 17, 2009. Road and Bulk Water Engineering Services Contribution Policy for Ekurhuleni Metropolitan Municipality, EMM Item AIS (012,009) of June C12009 uring heartland, C.M.
ANNEXURE “A”
RECOMMENDATIONS FROM THE WITS CRITIQUE
It also appears from the study that planning capacity is a problem that must be solved in the municipality. The municipality could consider undertaking area-based planning and development of this kind in selected areas.
ANNEXURE “B”
THE WITS CRITIQUE – APPROVAL RESOLUTION
