the fringe | draft urban design framework
april 2012
the fringe | DRAFT urban design framework
the fringe | DRAFT urban design framework
the fringe | DRAFT urban design framework
Guy Briggs | USPD
www.guybriggs-uspd.com
the fringe | DRAFT urban design framework
the fringe | DRAFT urban design framework
Produced by:
Guy Briggs |
Urban Strategy, Planning + Design
PO Box 12640
Mill Street
Cape Town
8010
This document was produced in collaboration with, and/ or builds on the work of:
South Africa
+27 72 062 1837
-- ARG Design
-- Gregg Wright Architects
-- Arup
-- Impact Amplifier
-- City of Cape Town (Spatial Planning)
-- John Spiropoulos Associates
-- Design Space Africa
-- Kaiser Associates
In association with:
-- Dave Saunders (Urban and Rural Planning)
-- Makeka Design Laboratory
-- Earthworks Landscape Architecture
-- Melanie Atwell
Ashraf Adam
-- Economic Information Services
-- NM & Associates
-- Edge Consulting
-- Rennie Scurr Adendorff Architects
-- Geocentric
-- StudioMAS
guy@guybriggs-uspd.com
www.guybriggs-uspd.com
GovernancePolicyPlanning
For:
-- Giles Pendleton & Andre Bredenkamp
Cape Town Partnership
... and all those who participated in the “Wet Ink” design charette held in February
Western Cape Government
Major Partners:
In association with:
City of Cape Town
the fringe | DRAFT urban design framework
the fringe | DRAFT urban design framework
contents
VISION iii 1. introduction
1
1.1 Document Purpose
1
1.2
Process 2
1.3 Background
3
2.4 Historical Context
21
54
- Re-positioning 54
- Changes To The Fringe Area 1840-1940 - Re-structuring 56
- The Further Growth And Destruction Of District Six 1840-1970
24
- District 6 Spatial Patterns
23
27
2.5 Physical & Spatial Context 29
- Urban Grain and Fabric
29
2.1 Study Area 5
- Topography
30
2.2 Planning Context
6
- Views and Vistas
- Historical Development Of The Fringe 1780-1840 22
2.9 Opportunities
2. context 5
31
- Development 56
2.10 Context: Conclusions
3. precedent studies
3.1 Urban Neighbourhood / Precinct
- Urban Precinct Key Characteristics 57
59
60
61
- Permeability 62
- CCDS 20 Neighbourhoods 6
- Open Space 32
- Urban Scale And Grain
62
- CCDS Character Areas
7
- Notable Architecture
33
- Variation In Street Space 63
- Activities and Land Use
34
- Public Space 63
35
36
- CCDS Typical Conditions
8
- CCDS Development Guidelines
8
- East City Creative Industries
- Development Rights: Land Use And Bulk
10
- Street Facing Hospitality - Residential Densities
37
- Scale And Definition
66
- Urban Character
64
3.2 The Street 65
- Development Rights: Building Height
10
- Planning Context - Conclusions
11
- Access and Movement: Vehicular
38
- Street Activity 66
2.3 Development Context
12
- Integrated Rapid Transit System
39
- Active Management
67
- Pedestrian Movement
40
- Prioritising Pedestrians
68
- 1. District 6 Development Framework
13
- 2. Cape Town Station
14
- Parking 41
- 3. Grand Parade Revitalisation: Conceptual Development Framework (CDF)
15
- 4. The Castle Of Good Hope
2.6 Land Ownership 42
3.3 Detailing The Public Realm 69
- Create Awareness Through Branding
69
- Public Ownership
42
16
- Reduce Street Clutter
70
- Private Ownership
43
- 5. The Cape Town City Hall
16
2.7 Character 45
- Incorporate Public Art
71
- 6. The Good Hope Centre
17
- The African Context and Aesthetic
73
- Character Areas
- 7. The Old Granary Complex
17
- Architectural Character
- 8 & 9. Government Projects
18
- 10, 11, 12 & 13. Woodstock Arts and Gallery
District
- 14. Cape Peninsula University Of Technology
(CPUT)
- 15, 16 & 17. Other Private Sector Development
18
19
19
45
- Lighting 74
46
2.8 Constraints 52
52
- Create Surface Texture
75
3.4 Temporary Uses And Interventions
76
- Strategic Spatial Constraints
- Land – Occupation, Ownership And Designations 52
- ‘Pop-Up’ Venues 76
- Perceptions 53
- Performers & Events
78
- Kerbside 79
- Markets 76
3.5 Summary Lessons For The Fringe
80
(Continued overleaf)
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the fringe | DRAFT urban design framework
4. objectives & principles
81
5.4 Built Form 98
4.1
Objectives 81
5.5 Open Space System 100
- Temporary Interventions
142
- Facilitate innovation and creativity
81
- Street Space 100
- Joint Working Group
142
- Focus on commercial activity
81
- Public Spaces
101
- Detailed Planning and Design 142
- Embrace the heritage of district 6
81
- Parks and Gardens
102
- The Spaza Urban Innovation Project
142
- Act local: think global
81
- Landscape Framework: Principles
102
- Facilitate an organic process of change
81
- Landscape Framework: Layers
106
8. APPENDIX 1 - HARRINGTON SQUARE
145
4.2 Principles 82
- The Landscape Framework Plan
110
145
- Work with existing character
82
5.6 The Framework Plan
111
- Analytical Approach
- Work with established urban patterns
82
- The Fringe | Urban Design Framework Plan
111
- Design
- Re-establish urban continuity
82
- Memory & Historical Mapping
145
- Establish a permeable network
82
- The Fringe | Landscape & Urban Design
Framework Plan
8.2 Vision
146
- Deliver a pedestrian environment
83
8.3 The Square 147
- Integrate public transport with public space
83
8.4 The Buildings
- Extend the city’s public space network 83
8.5 Conclusion
- Facilitate a culture of street activity
83
5. the framework
85
5.1 Character 86
- Character Areas
86
- Character Streets
88
5.2 Structure & Legibility
90
- Axes and View Corridors
90
- Landmarks 91
- Gateways And Thresholds
91
- Corridors And Nodes
91
5.3 Movement 92
- Pedestrian Movement
92
- Integrated Rapid Transit
93
- Vehicle Movement
94
- Parking 95
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- Integration of Transport Modes
97
112
6. design guidelines
119
119
6.1 Area Design Guidelines
- Building Heights and Setbacks
120
- Building Typologies
122
- Building Uses 124
- Street Frontage
125
6.2 Street Condition Case Studies
126
7.6 Next Steps 142
8.1 Introduction & Approach
145
9. appendix 2 - options
145
148
150
151
9.1 Character and Identity
152
- Future Character Options
153
9.2 Height, Massing and Density
154
- Development Parcels
154
- Development Density
154
- Core Area Density Scenarios
156
- 1. Buitenkant Street
126
- 2. Harrington Street
127
- 3. Harrington Square
128
- 4. New Hanover Street 129
9.3 Parking
158
9.4 Land Use Scenarios
160
7. catalytic projects and initiatives
131
7.1 Temporary Interventions
133
7.2 Infrastructure 135
7.3 Development Interventions
137
7.4 Public Space Interventions 139
7.5 Streetscape Improvements
141
10. list of figures (and picture credits)
165
the fringe | DRAFT urban design framework
VISION
Cape Town’s Fringe – on the eastern edge of the city – is being
planned as Africa’s premier environment for design, media and
ICT innovation, creativity and entrepreneurship.
The driving idea behind the establishment of ‘The Fringe’
is that of co-location of emerging innovative designers and
design/media/ICT companies, with a range of “quadruple helix
partners” – government, academia, business and civil society.
Small design, media and ICT businesses, incubators and
enterprise support, as well as some “catalytic” new technology
based companies and private design schools will be key tenants.
Around these will be “third spaces” – resturants, bars, cafes
and other relevant facilities. An impact assessment suggests
that this clustering will accelerate the normal economic growth
patterns, and proposes that over R1.3 billion of growth could be
stimulated in the economy and more than 3,500 jobs created
within 20 years, should the state invest in the project.
As a design precinct, The Fringe is a space of research and
experimentation for the province as a whole - one that happens
to be rooted in a particular place. This place is not chosen at
random – it is close to a university with a strong design faculty,
includes government owned land and property, is close to the
city’s key public transport node, and is safe and clean as a
result of the establishment of a local improvement district. The
Fringe will build on, and help to entrench, a natural process of
creative clustering already happening; and that is happening
here for very particular reasons that relate to opportunity,
integrity and character.
The area now emerging as The Fringe has been a fault-line in
the city since Cape Town’s early development – originally the
boundary between Dutch town and country, and later between
the regular commercial city grid and the vibrant, cosmopolitan
working class residential area of District 6, absorbing
immigrants from India, China, Europe, Russia and elsewhere in
Africa. The District 6 clearances increased the marginal status
of this area – it became a zone of transition between the city
and a place of mourning.
The Fringe will become the premier African environment
for design, media and ICT innovation, creativity and
entrepreneurship: to showcase design, media and ICT
excellence, incubate emerging talent, and enable new
innovations to develop
Fig V.1 Barrack Street in The Fringe
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the fringe | DRAFT urban design framework
The Fringe is emerging as a place of positive transition –
between a renewed District 61 and the city. While strongly
rooted in its past, The Fringe will embrace the 21st Century,
bringing together innovation and creativity, linking the Cape
Peninsula University of Technology to the city, incubating
emerging talent, and showcasing design, media and ICT
excellence.
It is the task of this urban design framework to identify the
enabling spatial framework within which the development of The
Fringe will take place. However, it is vital to understand firstly
that the spatial interventions must and will be complemented by
investment in non-spatial enabling functions, such as business
development, relationship building, network building, etc - these
aspects have already begun and will continue to be led by the
Fringe Management team and its partners.
As a Cape Catalyst project of the Western Cape Government,
The Fringe project seeks to be one of a number of key
economic infrastructure projects in the province to enable
competitiveness in the global arena by developing specific
sectors of the economy.
It is critical that this urban design framework recognises those
many intangible characteristics that are a key ingredient of a
thriving precinct of creative energy, and does not inadvertently
erode these in the name of regeneration. This framework
therefore seeks to establish robust yet flexible guidance for the
future spatial development of the precinct, development that
will enhance the area and facilitate its emerging role.
The guidance in this framework seeks to create an environment
that creative industries will seek out, and in which they will
thrive. It will serve as a guide to property owners in the
future development of their properties; and to the State in
the development of its properties and land, and the provision
of services. To achieve the vision of The Fringe, the urban
design framework sets out a number of important spatial
characteristics that will aid future development.
In contrast to the discontinuity of the existing urban
environment, The Fringe is envisioned as a place of continuity,
in which the new residential neighbourhoods of District 6 are
linked to the city centre by a network of streets and squares
lined with characterful buildings at a human scale. Special
places will be created for people to linger, meet, talk and
rest. Streets will be designed to create comfortable routes
for pedestrians, not just as conduits for fast moving vehicles;
1 see NMA with Lucien Le Grange Architects and Urban Planners: District
6 Development Framework, for City of Cape Town and Western Cape
Government; July 2010
iv |
with wide pavements, trees and canopies to provide shade,
and shops, studios and workshops lining the busier pedestrian
routes. Existing buildings will be preserved and put to new uses
where needed. New buildings will continue the patterns of
scale, texture, and colour that are established already in The
Fringe and where appropriate enable a greater densification of
this part of the city. Parking will be discouraged in the centre
and displaced to the edges of the area and more space created
for pedestrians and non-motorised transport.
Finally, as important as its role as a design precinct is,
development in The Fringe will also re-establish its vital role
as the place where District 6 meets the city. The Fringe will
therefore be a part of re-establishing District 6 - not just
spatially but in terms of the spirit of place. District 6 was
fundamentally associated with the vitality, creativity and
productivity of its people: The Fringe will reintroduce this role,
in a manner that looks to the future, through industries that are
an intrinsic part of Cape Town’s role in the 21st Century. Rather
than simply seeking to reproduce the past, the project seeks
to create a productive edge for District Six and the Central
City, providing opportunities for economic growth and social
revitalization for both these areas and the city as a whole.
This is a process that has already begun - slowly, organically,
much change has already taken place. The images on the
opposite page illustrate some of those people and places that
have already contributed to the process of change.
the fringe | DRAFT urban design framework
Fig. V.2 SA Heritage Resources Agency
Fig.V.3 Fugard Theatre
Fig. V.4 Dias Tavern
Fig. V.5 East City boxing club
Fig. V.6 Cape Town Fashion Council
Fig. V.7 Cape Town Central Library
Fig. V.8 Oh! pop up cafe and pancake house
Fig. V.9 Libra Vision sound studios
Fig. V.10 CPUT design students
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the fringe | DRAFT urban design framework
Fig. 1.1 The Fringe now: Charly’s Bakery
Fig. 1.6 Timeline showing the study development process
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Fig, 1.2 The Fringe now: CPUT Design
Fig. 1.3 The Fringe now: Woodheads
the fringe | DRAFT urban design framework
1. introduction
1.1 document purpose
The Cape Town Partnership, as part of its management role on
The Fringe Design District, commissioned the preparation of this
Urban Design Framework for The Fringe.
The designation of The Fringe as Cape Town’s Innovation
District, and the implementation of pro-active programmes to
develop this, provides an overall framework to guide the efforts
of existing stakeholders as well as inward investment by existing
and new property owners. At the same time, this focus on The
Fringe will contribute to the identity of the newly revitalising
District 6, helping to shape a unique character for this area with
its proud but troubled history.
Fig. 1.4 The Fringe now: Graffiti in The Fringe
Fig, 1.5 The Fringe now: Cafe culture in The Fringe
The preparation of an Urban Design Framework will help
to make concrete the ideas that have shaped The Fringe –
setting out in spatial terms what the aspirations for this area
really mean. The framework will guide future development
and re-development in the area, as well as infrastructure,
environmental, spatial and marketing projects and initiatives by
the public sector.
The Fringe Urban Design Framework examines the existing
context as well as precedent from elsewhere; defines
development principles; sets out the future structure of spaces,
places and the connections between them; and identifies
specific projects for implementation. The document establishes
the spatial parameters for future development, re-development
and re-use of existing buildings and spaces in the area.
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the fringe | DRAFT urban design framework
The framework will begin to address many of the structural
challenges of the Fringe, such as:
-- its perceptual disconnection from other parts of the city
caused by the Castle of Good Hope, The Parade and Cape
Town Station on one hand, and the Company Gardens and
parliamentary precinct on the other;
-- blight caused by historically designated road reserves; and
-- land still to be developed for the District Six framework.
While it is beyond the remit of this document to resolve
land ownership and land claim issues, the approach in this
document to some of these challenges is to turn constraints
into opportunities (such as the Castle), to set out clearly the
parameters for future development to plug into (such as at
the railway lines and station), and to create a coherent overall
framework that all levels of government can sign up to.
1.2Process
The development of an urban design framework for The Fringe
has involved a collaborative process between The Cape Town
Partnership, City of Cape Town and a number of stakeholders
and consultants.
The design process was initiated with a design charette in
February 2011, which brought together a large group of
delegates from the City of Cape Town (CoCT), the Western Cape
Government (WCG), Cape Town Partnership (CTP), University
of Cape Town (UCT), Cape Peninsula University of Technology
(CPUT), property consultants and architects, for a day and a
half at the Cape Town City Hall to work through the key issues
and sketch out focus areas for development. The purpose of the
charette was to develop thinking around future urban design
work, architectural interventions and other urban changes into
distinct elements and tangible projects.
Following the design charette, the Cape Town Partnership,
in collaboration with the City of Cape Town, prepared a brief
for the development of an urban design framework, and
commissioned a study to start in June 2011. This document is
the result of that study.
The study followed a step by step methodology, over
four stages, to enable a clear structure to be given to the
development of the study, and the production of a robust Urban
Design Framework for The Fringe. The four stage methodology
is set out on the next page.
Fig. 1.5 The distribution of creative industries in Cape Town’s central city (source, Gene Lohrentz, Geocentric; 2010 survey
2|
the fringe | DRAFT urban design framework
Stage 1.
The study began by examining firstly the existing
planning and development context, including:
-- urban morphology (scale, grain and height),
-- heritage assets,
-- land use,
-- transport and movement routes,
-- public realm, and
-- open space, land ownership and zoning scheme
In parallel, the study examined development precedent from
elsewhere, to establish constraints, opportunities and directions
for the framework plan.
Stage 2.Secondly, the study examined a number of
scenarios and options for the future spatial development of
the area, focussing in particular on character and identity, land
use, built form, density, and parking (a summary of this work is
included in at Appendix) 2.
Stage 3.In the third stage, the study developed a draft
framework plan as a series of layers, including character, built
form, movement, and open space.
Stage 4.Finally the framework’s layers were distilled into
an overall framework plan, and guidelines developed for future
development in the area.
At each stage of the study process, interactive workshops
were held with the broad client / consultant team to achieve
consensus on the accuracy and appropriateness of the work
developed, and to provide further detailed direction for the
subsequent stages.
1.3Background
In 2010 a proposal for the development of a design precinct
in the City’s Eastern sector was made by virtue of the East
City Design Initiative (ECDI)1. This proposal was based on the
recommendations made in a feasibility study for a Design
Precinct in the City, undertaken by Mthente Research and
Consulting Services.
The 2010 proposal calls for the location of the Design Precinct in
the eastern sector of the City, also referred to as the East City
Precinct, with linkages to the Woodstock/Salt River area that
also displays and shares similar design-related characteristics.
The proposal identifies the need for the establishment of a
1East City Design Initiative, February 2010: a proposal for the development
of a design precinct in the Cape Town Central City’s East City
Fig. 1.8 The East City Design Initiative: study area definition
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the fringe | DRAFT urban design framework
stakeholder group, referred to as the East City Development
Initiative (ECDI). This stakeholder group consisted of the
following role players:
-- Creative Cape Town/Cape Town Partnership
-- The Faculty of Informatics and Design (Cape Peninsula
University of Technology)
-- The Cape Town Fashion Council
-- The Cape Craft and Design Institute
-- Interactive Africa/Design Indaba
-- The Loeries Awards
The ECDI proposed that the Design Precinct should include
all businesses affiliated with the creative industries, including
design.
For the Design Precinct Concept to be implemented a 2 phase
development model was proposed. The first phase, extending
over a period of 18 months from January 2010 till June 2011,
includes 3 steps.
(i) Formalisation of the Design Precinct:
-- securing government’s support for the idea;
-- appointing the Cape Town Partnership to drive the process
through establishing an interim formal structure for
continuous dialogue, including working groups, stakeholder
forums, community engagement, research, governance and
spatial development;
-- conducting audits and surveys to appraise the needs of the
design fraternity, as well as an audit of the current location
of businesses within this sector and their attitudes to the
proposal;
-- promoting discussion forums and engagement between the
creative sector, industry representatives and government by
virtue of seminars and network sessions;
-- developing a business plan;
-- developing a Brand (identity and name for the Precinct);
-- developing a ‘Master Plan’;
-- defining the appropriate management structure that will
ensure operational success; and
-- initiating the deproclamation process of road reserves along
Canterbury street towards the Design Precinct.
4|
(ii) Location and relocation of enterprises and organisations:
-- encouraging the preservation and restoration of existing
architecturally significant landmarks such as the Granary,
Castle, and City Hall.
(iii) Implementation of projects:
-- in an attempt to promote the idea of formalising a Design
Precinct in Cape Town the bid application for Cape Town as
the World Design Capital of 2014 included details hereof,
which proved to be successful with Cape Town winning this
award.
Phase 2 entails a 3 year set up period extending from June 2011
till July 2015, with ongoing development from July 2015 onwards.
This 3 year setup period entails the following:
-- development of a detailed project plan;
-- developing detail on the formalisation of an entity to drive the
precinct;
-- investigation on the feasibility of acquiring spaces to be
included in this precinct;
-- development of steps to implement the master plan for the
spatial development of the area as formulated in phase 1;
-- consideration of measures on how to link the Good Hope
Centre to the Design Precinct;
-- consideration of measures to include the Castle as a cultural
space;
-- provision of mentorship programmes;
-- provision of assistance in particular to emerging
entrepreneurs; and
-- consideration of existing under-utilised spaces and the
development of new spaces for exhibition purposes on a
permanent basis.
The development of this Urban Design Framework for The Fringe
is a fundamental component of the project implementation,
setting out the spatial characteristics and development
parameters to guide the spatial development of the project as it
unfolds.
Fig. 1.9 The East City Design Initiative initial concept
the fringe | DRAFT urban design framework
2. context
2.1 Study Area
The definition of boundaries for an urban design framework
is always problematic. The primary interest of any urban
design framework is the shaping of the public realm – which by
definition extends infinitely in each direction. Moreover, cities,
and city quarters, are not discrete elements and have no fixed
boundaries themselves to which an urban design framework can
respond.
The study boundary was tested and refined during the first stage
of this study, and a strategy of nested boundaries developed to
overcome the issue identified above.
There are four different boundary areas for this study, as shown
in Figure 2.1.1 Study Area Boundaries:
1.The Fringe Core Area
2.The Fringe local context area
3. The Fringe wider influence area
4.Broad planning context area
The Fringe Core area is a T shape extending from Roeland
Street to the Castle of Good Hope between Buitenkant and
Canterbury Streets, and from the City Hall to CPUT between
Caledon and Darling Streets. This area is examined in the
greatest detail and is the primary area to which design
guidelines apply.
The Fringe local context area includes The Parade, Castle, Good
Hope Centre, lower District 6, the eastern part of the Central
Business District (CBD) up to Plein Street, and parts of lower
Gardens. This is the principal area of examination of baseline
issues and study context, in particular with respect to specific
urban block development patterns and local street movement
patterns.
Fig. 2.1.1 Study Area Boundaries: Plan
The wider influence area includes the District 6 Development
Framework1 area, lower Gardens, the Company Gardens, Cape
Town Station, the railway lines up to Woodstock Station, and the
western end of Woodstock. This area is of interest in terms of
broad cultural, economic, development and movement patterns.
The broad planning context area is equivalent to the study
area for the Central City Development Strategy’s (CCDS)
Development Guidelines for Land Use Management (DGLUM)2,
and defines the planning context for this study.
Fig. 2.1.2
Study Area: view from the south
Fig. 2.1.3
Study Area: view from the north
Fig. 2.1.4
Study Area: view from the west
1NM & Associates planners and designers, with Lucien Le Grange Architects
and Urban Planners: District 6 Development Framework, Draft, July 2010
2 City Think Space: Development Guidelines for Land Use Management, a
component of the Central City Development Strategy, Final Report, January
2011
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the fringe | DRAFT urban design framework
2.2 planning CONTEXT
The Fringe Urban Design Framework is intended to have
the status of development guidelines and is proposed to
become part of the City of Cape Town’s policy driven Land
Use Management System, sitting alongside the Cape Town
Spatial Development Framework (SDF) and the Central City
Development Strategy (CCDS) and associated Development
Guidelines for Land Use Management (DGLUM).
The CCDS was commissioned to establish spatial coherence and
to strengthen the Central City as the economic, administrative
and historical core of the Cape Metropolitan Area. The area
covered by the CCDS extends to the Port of Cape Town in the
north, Gardens in the south, Salt River in the east and Green
Point in the west. There are a number of aspects covered in
the CCDS that are of particular relevance for this urban design
framework, including character area definition, density and
building heights, and development guidelines.
The CCDS identifies the development rights for the central city,
which are established through the City of Cape Town’s Spatial
Development Framework, including permissible development
quanta, land uses and building heights.
CCDS 20 Neighbourhoods
The intention of the CCDS is to enhance the urban fabric
by being sensitive to the users of the Central City through
a consideration of what their needs are in different parts of
it. While this is the overall intent, the CCDS has analysed the
Central City through several different layers. In doing so, it
has identified 20 precincts or ‘neighbourhoods’ across the
central city area, defining these based on their character,
role and history in the city (see Figure 2.2.1 Central City 20
Neighbourhoods).
Fig. 2.2.1 Central City 20 Neighbourhoods
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the fringe | DRAFT urban design framework
CCDS Character Areas
The Fringe study area’s wider area of influence (see 2.1 above)
extends over 7 of these 20 neighbourhoods, while the core
area falls entirely within the East City precinct. This precinct
is considered to be of important cultural significance based on
the fact that it is located between District 6 and the Central
Business District (CBD). The historic land use mix has seen
industrial, warehousing, office, religious institutions, commercial
and cultural uses being located here. Consequently, the CCDS
recommends that this character be retained and enhanced
through the attraction of appropriate institutional and industrial
uses, residential densification and affordable housing. Although
affordable housing is not an historic land use in the eastern part
of the CBD, this recommendation is likely to be in deference to
the District 6 redevelopment needs.
The CCDS identifies 14 distinct character areas across the
Central City (Figure 2.2.2 CCDS Character Areas). These are
areas of “common urban form, grain, land use and activity”
each with their own characteristics, issues and opportunities,
within which decisions with respect to development and
redevelopment will be informed. To help define these character
areas, the CCDS identifies the criteria or conditions which need
to be present and which define the typical conditions of each of
the character areas.
Fig. 2.2.2 CCDS Character Areas
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the fringe | DRAFT urban design framework
CCDS Typical conditions
The CCDS identifies a comprehensive set of typical conditions
(Figure 2.2.3 CCDS Typical Conditions) that represent
“commonly occurring conditions that give rise to complexities
in development decision-making”. It argues that land use
management questions and issues of development arise at the
interface between the different character areas; and these are
usually associated with changing development rights.
On the CCDS Typical Conditions plan (Figure 2.2.3) the bulk of
The Fringe Core Study Area and local context area is identified
as falling in typical conditions G1 and G2. For areas covered by
typical condition G1, any new development should recognise
this part of the city as an institutional, civic and industrial
precinct with a largely low-rise and historic fabric, while for
typical conditions G2 new development falls into an area with
medium to tall mixed use development with a public transport
focus.
The CCDS has prepared a set of guidelines for this area based
on the character area analysis. These guidelines are intended
to help decision-makers in assessing property development
applications so decisions promote development that meets the
objectives of the CCDS in this area. The overall objectives of
the Development Guidelines are to “protect the views of Table
Mountain” and to “retain the heights in keeping with the lowrise, fine grained historical fabric and institutional buildings.”
Thus recommendations are made with respect to both the
existing Zoning Scheme as well as the proposed Integrated
Zoning Scheme (IZS), currently under review, and are discussed
in more detail below.
CCDS Development Guidelines
Fig. 2.2.3 CCDS Typical Conditions
The intent behind the proposals made within the CCDS is to
guide those features which “impact on the public environment
and the overall performance of the Central City for the public”.
In this regard, it aims to provide guidance to those features of
the built environment such as building heights and frontages,
street design, views and land use mix. These are set out in
Figure 2.2.4 CCDS Development Intent (for the DGLUM study
area only).
The CCDS height proposals cover The Fringe Core Area
and most of the local context area, as well as the District 6
Development Framework area. In this part of the city there are
two specific height proposals being made:
(continues opposite page)
8|
the fringe | DRAFT urban design framework
-- firstly, the CCDS proposes generally intensified development
of medium height (8 to 10 storeys) for the Darling Street /
New Hanover Street (Keizersgracht as renamed in the District
6 Development Framework) and Longmarket Street axis,
CPUT, and areas on or west of Tennant Street; and
-- secondly, the CCDS proposes higher density development of
between 11 and 15 storeys along Buitenkant street (south of
Longmarket Street) and either side of Tennant Street between
New Hanover Street and Sir Lowry Road (consistent with the
intention for higher density development along transport
corridors, see Section 5 of the CCDS DGLUM).
It should be noted that these development proposals were made
in a period of policy flux; while the Integrated Zoning Scheme
was in the process of being completed, and other developments
such as the IRT still in the development process. The CCDS
therefore provided a series of development guidelines, which
took a number of factors into consideration, including existing
development rights attached to properties as a result of their
zoning. Consequently, the details of actual building heights that
would apply to a particular property would be subject to the
application of the parameters in the Development Guidelines
Tables for the East City Area1.
This table makes far-reaching proposals including adjustments
to the permitted bulk, building lines and permitted uses
on ground and first floors. Other important development
considerations would be the provisions of the new Integrated
Zoning Scheme and heritage regulations.
In view of the fact that the Integrated Zoning Scheme will be
introduced once it has been approved by the WCG, the CCDS
recommends that an overlay zone for the CBD be amended to
reconsider building heights, parking ratios and parking provision
on the ground floor of buildings. An important recommendation
is the opportunity to restrict vehicular access and parking
requirements within heritage areas such as The Fringe. Parking
is already a significant issue in The Fringe, discussed in Section
2.5 below, and will become even more so with additional
development. Any potential to reduce the future parking
requirement in the area should be welcomed.
With respect to bulk and height, the proposal is for the IZS
to be amended to create a more nuanced approach through
additional categories based on heights rather than on proposed
land use.
1 City Thinkspace: CCDS Development Guidelines for Land Use Management,
Final Report for City of Cape Town Urban Design Branch, January 2011. See
Section 6 Typical Condition Guideline Tables: Typical Condition G1, page 72;
Typical Condition G2, page 75.
Fig, 2.2.4 CCDS Development Intent for the DGLUM study area (DGLUM, Figure 26)
|9
the fringe | DRAFT urban design framework
Development rights: land use and bulk
With respect to The Fringe, most of the core and local context
area is zoned for general commercial uses, or municipal and
general business uses closer to The Parade, with the exception
of the area to the east of Canterbury Street and south of
Caledon Street, where the prevailing land use zoning is for
residential or community uses (see Figure 2.2.6 CTZS Land Use
Zoning for the core study area). As indicated above, general
commercial zoning permits a wide range of general uses,
including business, industrial, retail and residential uses; while
general business includes business, retail and residential uses.
The permissible development quanta (or bulk rights) are
determined by floor area ratios (FAR); i.e. the permissible
quantum of development is calculated as a factor of the total
site area. Floor area ratios in The Fringe fall into four bands (see
Figure 2.2.5 CTZS Floor Area Ratio for the core study area):
-- Along Buitenkant Street, Roeland Street and to the north and
west of these; FAR of 7 – 7.99
-- Along Harrington Street, western side of Canterbury Street,
and south of Sir Lowry Road; FAR of 5 – 5.99
Fig. 2.2.5 CTZS Floor Area Ratio for the core study area
Fig. 2.2.6 CTZS Land Use Zoning for the core study area
-- Eastern side of Canterbury Street and along Keizersgracht;
FAR of 3 – 3.99
-- South of Caledon Street and east of Canterbury Street; FAR of
0.5 – 1.99
These bands are represented diagrammatically at Figure 2.2.7
Development rights: building height
Permissible building heights in the current Cape Town Zoning
Scheme (CTZS) are illustrated in Figure 2.2.8 Current Cape Town
Zoning Scheme (CTZS) permissible building heights for the core
study area, and diagrammatically in Figure 2.2.10. Permissible
heights in the study area fall into 3 bands, closely matching the
bands for FAR, as follows:
CCDS Development Guidelines (Cont.)
These are intended to promote an “intense mixed fine grain with
a heritage character”, hence a bulk of 6 would have a maximum
building height of 35m, bulk of 7 would have a maximum height
of 40m, stepping up to a maximum bulk of 11 with maximum
building height of 60m. None of these are linked to land use
types. The IZS also provides for Urban Conservation Areas,
which the CCDS proposes should allow for Urban Design and
Heritage issues to be addressed.
Fig. 2.2.7 Floor Area Ratio bands represented diagrammatically
10 |
-- Along Buitenkant Street, Roeland Street and to the north and
west of these; maximum height of 60 metres or 20 storeys
-- Along Harrington Street, western side of Canterbury Street,
and south of Sir Lowry Road; maximum height of 25 metres or
8 storeys
-- The area south of Keizersgracht and east of Canterbury
Street, and the northern side of Keizersgracht; maximum
height of 22 metres or 7 storeys.
the fringe | DRAFT urban design framework
The CCDS identifies two issues of relevance to the current
height zoning scheme; firstly that the maximum permissible
height of 60 metres can only be achieved in the centre of
most city blocks due to the setbacks required at lower levels,
which relate to the width of the adjacent streets. The second
issue is the potential discrepancy between allowable height
and allowable bulk in certain instances – in these instances
development to the full permissible height will allow for full
permissible bulk plus additional non-bulk qualifying floor area
such as parking.
Both issues are of general concern in the city. The former
is likely to result in the assembly of individual sites across a
city block to achieve a contiguous development site, with a
consequent loss of grain and character. The latter is likely to
result in construction of above ground street facing parking
podiums – these are generally unattractive and result in a loss
of character and activity on the street, as is the case in much of
Loop Street south of Wale Street.
The CCDS defines alternative guidance for building heights in
the central city, as illustrated at Figure 2.2.9, and discussed
above under Development Guidelines.
Fig. 2.2.8 Current Cape Town Zoning Scheme (CTZS) permissible building
heights for the core study area
Fig. 2.2.9 CCDS proposed permissible building heights for the core study area
PLanning context - conclusions
The proposed modifications to the current height zoning scheme
have specific relevance to The Fringe as follows (see Fig. 2.2.9):
-- a very high rise zone (15 to 20 storeys) west of Buitenkant
Street between Roeland and Barrack Streets
-- high rise development (11 to 15 storeys) between Barrack and
Longmarket Streets, and between Buitenkant and Harrington
Streets, as well as the triangle between Tennant Street,
Keizersgracht and Sir Lowry Road
-- Intensified development (8 to 10 storeys) over the remainder
of the study area.
The issues of building height and parking rights are key
concerns for development in The Fringe. The existing character
of the area plays a crucial part in realising its current and
envisaged role, as a centre for creativity, innovation and design.
This UDF makes particular recommendations for dealing with
these issues, which are discussed in detail in Chapters 5 and 6.
Most existing buildings in the study area are between 3 and
7 storeys and therefore substantially below the permissible
building heights in either the existing CTZS or proposed CCDS
height zoning, while also being substantially under-developed
in terms of permissible bulk rights (FAR). In addition, many
of these buildings are over 60 years old, do not suit current
standard commercial floor space requirements and would
be ready for re-development based on current zoning rights.
However, if these rights were exercised, the resulting urban
fabric would resemble much of the rest of the CBD, erasing the
character of the East City and the Fringe in particular.
Importantly, it is precisely those building and environmental
characteristics that make the area unappealing for general
business uses that render it suitable for the types of uses that
are envisaged for this area in terms of the overall vision for The
Fringe – i.e. creative industries and innovation. The CCDS itself
proposes that land uses for The Fringe include a range that
builds on past and present uses whilst discouraging “unsuitable
industrial” uses (CCDS Development Guidelines Tables). It is the
role of this urban design framework to find a balance between
the need for new and re-development, adaptive re-use, and
retention of the area’s essential characteristics.
Fig. 2.2.10 CTZS permissible height bands represented diagrammatically
| 11
the fringe | DRAFT urban design framework
2.3 development context
There are several existing development proposals in the Fringe
wider influence area, which if or when implemented will have
an impact on proposals for The Fringe. These development
proposals have widely different levels of commitment, ranging
from those where development has commenced (such as the
proposals for the development of District 6) to those that are
at this stage relatively speculative (such as the development at
Cape Town Station). The location and extent of the proposals
described below is illustrated on Figure 2.3.1 Development
Proposals.
2
The Development projects, proposals and opportunities
discussed here are:
3
5
1. District 6 redevelopment
4
6
7
9
12
10
3. The Grand Parade revitalisation
4. The Castle of Good Hope
11
16
2. Cape Town Station renewal and development
5. Cape Town City Hall
6. The Good Hope Centre
17 8
7. The Old Granary complex
8
13
14
1
15
8. Government Projects: Government Garage redevelopment
9. Government Projects: Banqueting Hall
10. Woodstock Arts and Gallery District: The District
11. Woodstock Arts and Gallery District: Buchanan Square
12. Woodstock Arts and Gallery District: The Palms
13. Woodstock Arts and Gallery District: The Boulevard
14. CPUT consolidation and expansion
1.
District 6 redevelopment
9.
2.
Cape Town Station
10. The District
3.
The Grand Parade
11. Buchanan Square
4.
The Castle of Good Hope
12. The Palms
5.
Cape Town City Hall
13. The Boulevard
6.
The Good Hope Centre
14. CPUT
7.
The Granary
15. Wembley Square
8.
Government Garage
development
16. Six
Fig. 2.3.1 Development Proposals
12 |
Banqueting Hall
17. Eurocape development
15. Other private sector development: Wembley Square
16. Other private sector development: Six
17. Other private sector development: Eurocape Development
the fringe | DRAFT urban design framework
1. District 6 Development Framework
The approach taken in the District 6 Development Framework
is to look beyond the past and to simultaneously implement
other aspects of the human settlements policy. Consequently,
the needs of the 1500 claimants become one part of the 4500
housing opportunities required in terms of the brief. The others
include those on the housing waiting list (500), social housing
(1000), market driven housing (1500) and other opportunities
(1000), presumably a mix of various delivery instruments. Taken
together, it is possible to house approximately 20 000 people in
5000 housing units. Since there are only 40ha in the core focus
area, the Framework incorporates a broader 150ha contextual
area which includes The Fringe area up to Buitenkant Street.
There is therefore a significant overlap between the District 6
Development Plan and The Fringe. This is especially pertinent
since some of the 5000 units to be provided are in various parts
of The Fringe core and local context areas, especially along
Tennant, Buitenkant, Longmarket and Canterbury Streets. These
amount to several thousand square metres of mostly middle to
low income housing that will have an influence on the character
of The Fringe. This will require careful consideration to ensure
that the influence is positive, and that the proposals in this urban
design framework are compatible with the proposals of the
District 6 Development Framework.
A key proposal of the development framework is the reintroduction of the historic grid and the westward extension of
New Hanover Street (a renamed and restructured Keizersgracht)
as an activity street towards the CBD through The Fringe. Since
these are human scale interventions, there is some resonance
with the proposals emanating from the CCDS and the proposals
could impact positively in the redevelopment of The Fringe,
especially since there are new proposals for a day hospital,
commercial uses, mixed uses in Harrington Street, 2 to 4 storied
buildings and basement parking.
Of fundamental importance, is that the District 6 Development
Framework sets out the parameters for the re-creation of
District 6 as an inner city residential District, focussing on
provision of housing and associated amenities in well-structured
neighbourhoods. The Fringe Urban Design Framework in contrast
has as its core focus the development of a thriving commercial
district. While on the surface this appears to contradict the
requirements of the District 6 Development Framework, in fact
the two are potentially compatible for the following reasons:
(continued overleaf)
Fig. 2.3.2 District 6 Development Master Plan
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the fringe | DRAFT urban design framework
2. Cape Town Station
Cape Town Station is the busiest railway station on the
metropolitan rail network. It is located on erf 148638 and lies in
extent of 366,313m² and is zoned as railway in terms of the Cape
Town Zoning Scheme.
Cape Town Station is an interchange for many other modes
of public transport apart from rail, such as long distance bus
services, mini-bus taxi’s, commuter buses, metered taxis.
The station is an important link to other civic and culturally
significant uses in the city centre, such as the Civic Centre,
the Grand Parade, the Castle, the City Hall and also the
redevelopment of District Six. Development at the Station has
the potential to unlock opportunities for retail, informal trading,
as well as office, educational, and cultural uses.
Intersite Property Management Services (a division of the
Passenger Rail Agency of South Africa PRASA, and now known
as Corporate Real Estate Services (PRASA CRES)) commissioned
a comprehensive study of how Cape Town Station could be
redeveloped to meet the needs of Cape Town up to 2030. Whilst
some of the recommendations were adopted in preparation for
the 2010 Football World Cup, the overall concept has neither
been approved nor has further work been done on it since 2009.
However, there are ongoing discussions about development
at the station. In this respect, the value of the Vision 2030
proposals is in their presentation of a set of ideas to challenge
existing perceptions of possibility in the city, and the role that
the station might play in realising such possibility.
The proposals for revitalisation of Cape Town Station therefore
extend beyond the boundaries of erf 148638 and the
opportunities which such a project holds would have a significant
impact across the CBD.
Fig. 2.3.3 Cape Town Station - proposed retail precinct on the station upper deck
-- the District 6 Development Framework does include
commercial uses, and commercial uses were a fundamental
component of historic District 6
-- The Fringe will stitch District 6 back into the city centre,
providing opportunities for good public spaces and enterprise
development.
-- the incorporation of some residential use into The Fringe will
add to the vitality of the commercial area
It is the task of this urban design framework to carefully manage
the integration between the intent of the District 6 Development
Framework and this framework’s own requirements.
-- the District 6 Development Framework proposals largely
cover vacant sites, whereas The Fringe Urban Design
Framework will also consider existing development
-- The Fringe core area covers only a small part of the District 6
Development Framework area; and
14 |
Figure 2.3.2 illustrates the proposed District 6 Development
Framework.
The station has undergone an extensive facelift in preparation
for the 2010 Soccer World Cup, the better to accommodate the
influx of local and international visitors travelling to and from
the Green Point Soccer Stadium; however, this is merely a small
fraction of what is envisaged in the 2030 Vision.
The Vision is still in consultative phase and the various
recommendations summarised here are therefore only indicative
of the station’s potential. The recommendations are based on
extensive investigations of the site, adjacent properties, and the
relationship between them. These studies indicate a number of
challenges and opportunities, including:
-- lack of spatial integration between Station Forecourt and
immediate context, particularly for transport functions;
the fringe | DRAFT urban design framework
-- the need to improve and redefine the interfaces between the
main station concourse and the immediate surrounding edge
conditions (Station forecourt, Old Marine Drive, etc.);
-- the need to acknowledge and reinforce that role of Cape Town
Station as a landmark; and
-- the improvement of the Station Forecourt and integration of
it with surrounding public spaces (such as The Grand Parade
the Old Marine Concourse) to mutually reinforce each other as
important public spaces in the City context.
The Vision 2030 proposals identify four precincts, which are:
-- Station Forecourt Precinct, including the existing forecourt
and its spatial extension across Strand and Adderley Streets
to the neighbouring building edges;
-- Strand Street Precinct, along the southern edge of the station
building, across Strand Street and onto The Grand Parade;
-- Old Marine Drive precinct extends along the northern edge
of the station building, across the leased parking area to the
Civic Centre edge and Paul Sauer Building; and
-- Station Deck Precinct includes the entire station deck and its
connections across and down to ground level.
The proposals in the 2030 vision include both substantial airrights development (over the existing station deck and railway
lines, and significant interventions around the station’s edges.
The principal proposed interventions around the station’s edges,
for each of the four precincts, are summarised below. The
proposals for air-rights development are not examined here.
The primary recommendation for the Station Forecourt Precinct
is to redesign the forecourt space so that it becomes a quality
multifunctional space that extends across Strand and Adderley
streets. This should include:
-- improvements to linkages and interfaces between the
forecourt and concourse;
-- relocation of existing offices, ticketing booths and potentially
the market;
-- improved interface with inner city transport infrastructure;
-- provision of underground parking;
-- improvements to lighting and incorporation of public art; and
-- new multi-storey mixed use development with office space,
tourist facilities, educational facilities and a science centre.
The primary objective of interventions along the Strand Street
Precinct is to improve the relationship of the station to The
Grand Parade and integration of rail and bus facilities, including:
from Parliament to the Civic Centre. Any structural alterations
therefore require approval from Heritage Western Cape.
-- re-allocation of road space away from private vehicles to
pedestrians, public transport and emergency vehicles;
At present, The Parade serves as a multi-functional space for the
residents of Cape Town. It accommodates trading activities with
markets on Wednesdays and Saturdays, public parking facilities,
and special events such as the fan park created during the 2010
Soccer World Cup. It also acts as the start/finish point of various
road races. There is high pedestrian usage due to the adjacent
public transport interchanges - the bus terminus and Cape Town
Station.
-- Improved signage and infrastructure
-- relocation of the Golden Acre bus facility and parking decks
-- improved pedestrian crossings to the station and station
deck, including the pedestrian bridges;
-- create continuous pedestrian-friendly edges with active
facades along the Golden Acre and station building.
The focus of interventions at the Old Marine Drive Precinct is to
improve access to the station, integrate it with the surrounding
built environment including the civic centre, and to develop
improved ancilliary transport facilities, especially new long
distance bus terminal and airport rail facilities.
On the Station Deck Precinct, proposed interventions include
improvements to access (especially for disabled people), taxi
rank and parking, trading facilities, traffic movement and trafficrelated issues, lighting and security.
The ideas set out in the 2030 Vision demonstrate how the station
could be incorporated into the city fabric through the integration
of the various multi-modal transport facilities, the formalisation
of micro-enterprises whilst providing for larger order commercial
uses, and the provision of transport appropriate land use
mixes. If implemented, these proposals would bring cityscale improvements which would increase the exposure and
development opportunities in The Fringe over time, in particular
through eroding the current severance caused by the station
and railway lines and thus linking the East City with the eastern
foreshore. Since the proposals currently have no formal status,
despite being developed through extensive public participation,
they remain at the level of speculative concepts only.
3. Grand Parade Revitalisation:
Conceptual Development Framework (CDF)
The Grand Parade is South Africa’s oldest public space and is
bound by Darling, Buitenkant and Plein Streets and the Golden
Arrow bus terminus. The Parade, registered as erf 4651 is zoned
as public open space in terms of the Cape Town Zoning scheme
and is 28494m² in extent. The Grand Parade is a declared
Provincial Heritage Site at the historic heart of the City, with
some of the City’s most historic and iconic buildings on its
periphery and is at the core of a civic spine of sites leading
The Parade is easily accessible and, with its proximity to public
transport interchanges and major city landmarks such as the
Castle and City Hall, its substantial size, and its historical status;
it should function as the premier public space in the city.
In recognition of this, the City of Cape Town and Cape Town
Partnership commissioned a study to “address the generally rundown state of the Parade so as to meet the needs of its many
users and create a high quality public space that is to the benefit
of all in the City”.
The CDF proposes a phased strategy for revitalisation of The
Grand Parade, of which phases 1 and 2 have already been
implemented in preparation for the 2010 Soccer World Cup.
Phase 3 proposes remedial and/or maintenance work, the extent
of which will be dependent on the continuing use of the Grand
Parade as an eventing venue.
Phase 4 of the revitalisation strategy is earmarked for post 2012,
and entails a number of processes and projects, including:
-- location, and removal or consolidation of underground
services;
-- redesign or relocation of the Golden Arrow Bus terminus;
-- demolition of existing traders’ structures and re-paving of
this area, and construction of new traders’ facilities along the
edge of Lower Plein Street;
-- demolition of existing Texies building and relocation of
existing tenants;
-- demolition of existing ablution blocks; and,
-- landscaping of Castle and Darling Street edges with trees.
PHASE 5 focuses mainly on redeveloping the area currently
accommodating the Golden Arrow Bus terminus; improving
its accessibility from, and linkages with, the improvements of
previous phases, and improving it aesthetically. No time frame
has been attached to the implementation of phase 5 due to the
| 15
the fringe | DRAFT urban design framework
4. THE CASTLE OF GOOD HOPE
The Castle of Good Hope is one of South Africa’s most important
landmarks. It is located on erf 5010, is zoned for government
usage and extends over more than 77,000m². The Castle enjoys
Grade 1 Provincial Heritage status and due to its national
significance is expected to be proclaimed a National Heritage
Site.
The Castle is managed by the Castle Control Board, on behalf
of the Minister of Defence. The Castle Control Board was
established in terms of the Castle Management Act (207/1993)
and is required to deal with the aspirations and concerns of all
stakeholders.
At present, the Castle is still used by the South African National
Defence Force, but is also in regular use for major and minor
events, cultural or otherwise, such as the Cape Town Military
Tattoo and the International Military Chief of Chaplains
Conference, as well as exhibitions and expo’s. The Castle has
also grown in popularity as a venue for film and fashion shoots.
In terms of the future use of the Castle no serious development
or upgrading is envisaged apart from basic maintenance work.
The Castle will continue to act as a venue for hosting big events
and it is the intention of the Castle Control Board to continue to
promote the tourism potential of this culturally significant site1.
As a cultural site and building of great significance, the
retention and enhancement of cultural and creative uses at the
Castle will be an important component of a collection of cultural
and creative functions in and around The Fringe.
Fig. 2.3.4 Grand Parade Revitalisation - master plan by ARG Architects and Planners
scale and cost, and requirement for a joint venture with a private
developer. Phase 5 proposed improvements include:
-- construction of a new transport interchange/multi-purpose
market building in the same location as the current Golden
arrow bus Terminus;
-- removal or consolidation of the existing vehicular routes to
the bus terminus;
-- construction of new traders structure including new ablution
facilities;
-- extension of The Parade paving up to the bus terminus; and
-- construction of a new pedestrian bridge over Strand Street.
16 |
5. THE CAPE TOWN CITY HALL
In summary, the Conceptual Development Framework (CDF)
proposes that the Grand Parade continues to be a multi-use
public space, but in a more formalised way. In particular, the
development concept proposes that The Parade become a more
internally focussed space with its edges (such as the north
side abutting the bus terminus) attracting new investment
such as office and commercial developments. Darling Street is
proposed to be a processional street between Buitenkant and
Plein Streets, with limited traffic over this section. The impact of
these proposals on the IRT and surrounding traffic patterns is not
examined in the CDF. However, if Darling Street is terminated
at Buitenkant Street it is likely to increase the level of traffic
filtering through The Fringe.
The City Hall is located on Darling Street on the south side
of the Grand Parade, on unregistered state-owned erf 4942,
covering 4852m² in extent. It was built in 1905 by architects
Henry Austin Reid and Fred George Green in typical Victorian
style, and is a proclaimed provincial heritage site with grade 2
status.
The City hall was for many years the home of the Cape
Philharmonic Orchestra (CPO) and the Cape Town Library
until 2009, when the library was relocated to the Old Drill Hall
adjacent to the City Hall. It remains the home for the CPO, and
in addition the ground floor of City Hall now accommodates
a municipal court for traffic fines, while the minor hall on the
ground floor is used for the monthly pension payout.
1Hart, David. Interview, 09 December 2011. The current and future use of
the Castle of Good Hope
the fringe | DRAFT urban design framework
The main auditorium is still actively used for concerts by the
CPO as well as by school ensembles, bands, and for other
music events. The City Hall includes an exhibition hall which
can accommodate cultural events, expo’s, conferences and
exhibitions.
City hall is currently in some disrepair internally. Due to its
heritage significance any form of restoration or upgrading must
be done in consultation with Heritage Western Cape, which will
seek the restoration of its once grandiose interiors. Importantly,
it has been acknowledged that the City Hall can provide
beneficial opportunities to the City, but that this requires an
appropriate strategy to be in place. Whatever future uses are
to be accommodated in City Hall should be appropriate: mindful
of and complementary to its heritage and to the architectural
significance of this building.
A programme currently being driven by the Cape Town
Partnership in partnership with the Africa Centre and Cape Mic,
referred to as the Imagine City Hall Initiative, aims to revitalise
and rejuvenate the City Hall; to deliver a ‘Creative Mecca’
where Capetonians can support visual and performing art at a
dedicated venue, and simultaneously celebrate a piece of the
City’s heritage.
Fig. 2.3.5 The Castle of Good Hope
check in their luggage at the Good Hope Centre, and are then
transported via a shuttle to the cruiseliner.
The Imagine City Hall initiative seeks to position the City Hall as
a fundamental component of, and complement to, an emerging
creative and innovation district in The Fringe.
Apart from basic maintenance to the building (and plans
to upgrade the roof) there are no immediate plans for
refurbishment or redevelopment the exterior of the Good Hope
Centre2. However, proposals have previously been put forward
for substantial upgrading of the centre to improve its operation,
capacity, and appearance (see Figure 2.9.5 at the end of this
chapter)3. The proposals include public space upgrades to
the Castle precinct, which are supported in this urban design
framework. Any such redevelopment would complement, and be
enhanced by, the development of The Fringe as a creative and
innovation precinct.
6. THE GOOD HOPE CENTRE
7. THE OLD GRANARY COMPLEX
Given the long standing relationship with the CPO, the music
industry will remain the key performing art in this revitalisation
strategy, but the long term vision is that it will become a melting
pot for all forms of art (music and visual arts, as well as creative
industries such as films, photography, etc.).
The Good Hope Centre is located on the corner of Sir Lowry
Road and Christian Barnard Street, on erf 5018 (portion 1 and 2)
with a site extent of 23021m². It is zoned for public open space
purposes in terms of the Cape Town Zoning Scheme.
The Good Hope Centre currently accommodates the offices
of City of Cape Town officials from the Sports and Recreation
department. These offices are located in the basement area
of the building. The exhibition space is regularly in use for
concerts, conferences, Expo’s, Indaba’s, and indoor sports
(including international weight-lifting competitions); and
occasionally is the check-in point for passengers going on
passenger cruiseliners. In these instances, the passengers
Fig. 2.3.6 Cape Town City Hall
The Old Granary Complex is located across 4 individual erven
(4949, 4950, 4948 and 4947, Cape Town). The complex has
previously been home to several different civic uses, and
has consequently gone by various names, including: The Old
Granary, The Old Customs House, Old Post Office, and Caledon
Street Police Court.
Erven 4949 and 4950 are located on Harrington Street and
are zoned for Commercial 4 in terms of the Cape Town Zoning
Scheme. The latter two erven (4948 and 4947) are located on
Buitenkant Street and zoned for Commercial 5.
Fig. 2.3.7 Good Hope Centre
2 Smith, Anton ( Principal Facilities Officer, Sports and Recreation
department, City of Cape Town): Interview, 09 December 2011
3 ACG Architects and ESP Afrika: Good Hope Centre proposed
redevelopment, proposals published 2009
| 17
the fringe | DRAFT urban design framework
Despite its clear heritage status, the building has never been
declared a national monument. Attempts have been made
to have it provisionally declared as a national monument
but there is no record of this process ever being finalised.
However, because the Granary building complex is older
than 60 years it is protected under Section 34 of the National
Heritage Resources Act (25/1999) which broadly states that any
demolition to a building fabric older than 60 years requires a
permit from the relevant heritage authority.
At present, the building is empty and is not fit for occupation.
Extensive restoration work (in consultation with Heritage
Western Cape) will be required before any use or activity can be
accommodated here.
Recommendations contained in a Heritage Impact Statement4
for the Granary include the discouragement of any form
of redevelopment, particularly of the external fabric. The
statement identifies the heritage and architectural significance
of these buildings as of such value that it outweighs any
development potential, irrespective of (underutilised) zoning
rights. Any form of development should be limited to the repair
and preservation of these buildings, particularly to the external
façade. The most recent restoration work to the Granary
includes the waterproofing of the entire building.
With respect to the future use of this building, suggestions have
been made for the City of Cape Town to advertise the space
and finalise a lease agreement with a tenant whose activity is
mindful of the heritage and architectural significance of the
building. The potential for re-use of The Old Granary Complex
for an innovation hub type use, is still being explored.
Fig. 2.3.8 The Granary
The Old Granary Complex makes a substantial contribution
to the architectural character of The Fringe, and it would be
beneficial to the development of The Fringe for a use to be
found for the building that complements the objectives of The
Fringe.
8 & 9. Government projects
The Western Cape Government Department of Public Works
and Transport has identified several precincts in the broader
metropolitan area where it owns large land parcels that could be
used for urban regeneration. In the CBD and its fringes these
include the Artscape Theatre area, Somerset Hospital, Prestwich
Street, and the Government Garage near Parliament. This
4 CS Design Architects and Heritage Consultants, undated. The Old
Granary Complex 11 Buitenkant Street Cape Town. Heritage Statement and
Conservation Guidelines.
18 |
last is likely to have the greatest impact on The Fringe, and is
currently being considered for redevelopment. The Government
Garage redevelopment is adjacent to a major private sector
development proposed by Eurocape (discussed below, and
pictured at Figure 2.3.9).
At the same time, the National Department of Public Works has
already embarked on a 2 phase development concept in the
vicinity of Parliament. The first phase entails the demolition
of existing buildings between Roeland and Commercial Streets
at the Plein Street end, and provision of surface parking in the
short term. While this is in use work will start on the second
phase which is the provision of Parliament-related offices and a
banqueting hall. These buildings are expected to become part of
the Parliamentary Precinct through underground links.
A common objective of these developments is to increase
the arterial and processional role of Roeland Street. The
redevelopment of this area by the public sector demonstrates
confidence in the city in general as well as in the present
location of Parliament. This confidence and investment will
have a knock-on effect on (especially vacant) land in those
neighbouring parts of the city such as The Fringe. This implies
that land values are likely to increase dramatically and will have
an impact on the extent to which the objectives of The Fringe
will be met. It also implies therefore, that the public sector,
through appropriate tiers of government, should aim to control
a sufficient quantity of land and/or existing built space in The
Fringe as rapidly as possible, to enable those objectives to be
met.
10, 11, 12 & 13. WOODSTOCK ARTS AND
gallery district
Woodstock is one of Cape Town’s oldest suburbs. It is located
approximately 2.5 km east of the CBD and lies nestled between
District Six and Salt River.
Woodstock has 3 defining linear structuring elements, namely,
Albert Road, Victoria/Main Road and Nelson Mandela Boulevard.
Albert and Victoria/Main Roads, the two corridors, accommodate
the commercial and retail activities of Woodstock. Albert Road
provides the link between the CBD and Voortrekker Road which
connects the CBD with the northern suburbs. Similarly, Victoria/
Main Road provides the link between the CBD and the southern
suburbs.
These two corridors together with Nelson Mandela Boulevard,
divide Woodstock into four sub-areas or precincts. Each of these
precincts has its own unique character. The southernmost
the fringe | DRAFT urban design framework
precinct, located on the lower slopes of Devil’s Peak between
De Waal Drive and Nelson Mandela Boulevard, is defined by the
residential neighbourhoods of University Estate and Walmer
Estate. The northernmost precinct, located between Victoria/
Main and Albert Roads, is commonly referred to as ‘Lower
Woodstock’ due to the topographical difference in level to the
other sub areas. The area located between Nelson Mandela
Boulevard and Victoria/Main road is commonly referred to as
‘Upper Woodstock’.
In previous years Woodstock had developed a reputation
for being an unsafe, crime-ridden suburb synonymous with
unsavoury activities. Buildings were subjected to vandalism
and neglect, with a high presence of homeless people. Prior to
the downturn in the clothing and textile industry Woodstock
accommodated many of the factories and warehouses related to
these industries. However, globalisation of trade, coupled with
the financial crisis of the last 5 years, has resulted in most of
these industries closing down - leaving many of the factory and
warehouse buildings unoccupied.
Since 2000, Woodstock has been the subject of renewed interest
from investors due to the rehabilitation and revitalisation
measures being implemented by both the public and private
sectors to resurrect this suburb. It is still in the midst of this
urban transformation process: in Lower Woodstock property
developers are typically converting old, unoccupied warehouses
into contemporary apartments; while in Upper Woodstock the
typical old Victorian houses are being renovated. The residential
areas of University Estate and Walmer Estate have seen an influx
of young professionals moving into the area in order to reside
closer to the CBD (place of work).
Substantial redevelopment has taken place in some areas, most
notable being The Boulevard, a prestigious office development
with financial/insurance sector tenants, including Medscheme,
Alexander Forbes, Zurich and Swiss Re.
In 2008, three prestigious art galleries relocated to Woodstock,
in particular to the Fairweather and Buchanan Buildings,
including the Goodman and Stevenson Galleries. This move
has had a huge impact on this sector in general and the area in
particular, which has now been dubbed the “Art District”.
14. Cape peninsula university of
technology (CPUT)
CPUT is in the process of a strategic review of the institution’s
facilities and operations, currently spread over 5 campuses in
central Cape Town and Bellville. As an outcome of that process,
a decision has been taken to consolidate CPUT’s Design and
Informatics, and Business, Faculties in the West Campus (i.e. the
District 6 / Cape Town CBD campus). This presents a significant
opportunity for The Fringe.
The future development and / consolidation plans of the CPUT
District 6 campus, and especially for the area west of Tennant
Street5, could play a key role in the realisation of the aims of
The Fringe.
15, 16 & 17. other private sector
development
Alongside all the specific development proposals identified
above, there is ongoing private sector interest and development
in the local and wider context areas. Three developments are of
particular interest: Wembley Square and Six.
Fig. 2.3.9 Eurocape Development (DHK Architects)
Wembley Square is a substantial mixed use development in
Lower Gardens, just to the south of The Fringe. It includes
largely exclusive / luxury residential accommodation, as well as
workspace, retail, and leisure uses. Phase 3 of Wembley Square
is currently under construction.
The Six Development on Sir Lowry Road, is also a substantial
mixed use development comprising largely residential
accommodation as well as workspace, retail, and leisure uses.
The accommodation is targeted at the more affordable end of
the market, including students.
On Roeland Street, Eurocape has proposed a 10,000 m2 mixeduse development with a predominance of inner-city type housing
for young professionals (Figure 2.3.9).
Further private sector development is likely in the area, and
the development of an urban design framework for The Fringe,
alongside the District 6 Development Framework, will help to
stimulate development interest in the area.
Fig. 2.3.10 Woodstock regeneration - some of the new (re)developments that
are transforming Woodstock into an Art District
5This area, not marked on Figure 2.3.1, is currently largely unoccupied,
largely in public ownership (see Land Ownership below), and forms part of The
Fringe core area. It is currently used by CPUT for two small-scale facilities, and
parking.
| 19
the fringe | DRAFT urban design framework
Fig. 2.4.1 Map of the early Dutch settlement in Cape Town, 1660 - the map includes the original Castle of Good Hope,
sited on what is now the Parade
1656
1790
Fig. 2.4.3 Historical growth of Cape Town from 1656 to the present day
20 |
1818
Fig. 2.4.2 1750 Bellin Map of Cape Town, showing the Castle and Parade
1862
1878
1926
Today
the fringe | DRAFT urban design framework
2.4 Historic CONTEXT1
The Fringe core Area links two distinct parts of Cape Town:
the eastern boundary of the historical inner core of the city at
Buitenkant Street; and the early nineteenth century extensions
to the east of the city extending south-east from Buitenkant
Street to Canterbury Street, and to District Six.
There were similar extensions elsewhere on the periphery
of Cape Town in the first decades of the nineteenth century,
following the post emancipation need for housing, and the
growth of trade. Such areas were divided into numbered
administrative districts, the one to the south east was known by
1867 as District Six.
Routes accessing Cape Town from the east were from the Main
Road (later Sir Lowry Road) and an upper route linking the farms
of the upper slopes (later Roeland Street). Streams running from
the mountain slopes were canalised, including the Capelsloot,
which was situated in the area known as Cantebury Street, and
which fed the moat of the Castle; and the Vaarschrivier, which
ran down the current Plein Street and fed the moat of the early
fort on the Grand Parade. While the rigid grid of the city centre
was contained within the flat valley floor, extensions outwards
towards the low hills of Table Mountain and Devil’s Peak resulted
in the distortion of the grid, as road systems and development
responded to the topography of the area and the cadastral
boundaries of the existing farms.
Fig. 2.4.5 Development of the settlement at Table Bay, 1786 (from the
Geschiedkundige Atlas van Nederland)
The structured grid of historic Cape Town, its streets, water
courses, public open spaces, institutional buildings and
residential areas was superimposed upon on an even earlier use
pattern which extended to the pre-colonial past.
For many thousands of years the land between the mountain
and the sea in the vicinity of Cape Town was a rich hunting
ground for small bands of hunter-gatherers. Stone Age tools
have been discovered in the vicinity of the Grand Parade
indicating a long history of pre-colonial use. The environmental
conditions - perennial streams and the flat, well-watered land
- so attractive to later colonial settlement; encouraged use by
the Khoi (“Khoekoen”), who visited the area on a seasonal basis
bringing vast herds of cattle and flocks of sheep with them in
the summer months. The herders’ seasonal settlements are
known to have been situated in the vicinity of the Grand Parade
and large numbers of pastoralists were recorded as having
camped in the vicinity of the old fort on the Parade together
with their flocks and herds.
1Most of this chapter was prepared by Melanie Atwell, with
acknowledgements to: The District Six Museum, Hands Off District Six, No
Matter Where We Are, We Are Here Publication
Fig. 2.4.4 Bellin Map of Cape Town (and Table Bay), 1764
Colonial and post colonial use patterns in the vicinity of The
Fringe area have altered over time and reflect the history of
military, residential, institutional, commercial and recently creative and professional design - uses. Uses and form have
shifted and developed in response to historical dynamics.
Fig. 2.4.6 Early Cape Town with the Parade and Castle clearly visible, circa 1820
| 21
the fringe | DRAFT urban design framework
Historical development of the Fringe
1780-1840
By 1780 there was still no urban development outside the
eastern city limit as defined by Buitenkant Street. There was
the Castle on the city water edge, and a raised area between
the Capelsloot and Buitenkant near the Castle was reserved for
public executions.
With the slow growth of trade which followed the British
Occupation in 1806, warehouses extended south up Buitenkant
Street towards Roeland Street (see Figure 2.4.6 on the previous
page). The most significant was the Custom’s House, which faced
Caledon Square, the smaller Parade ground. The building was
converted after a short period to a Granary (by which name it is
still known today, and remains a landmark building in the area),
and later to a women’s prison.
By the late 19th century, warehouses lined both sides of
Buitenkant Street. Later warehouses include the Sacks Futeran
buildings at Buitenkant Street, which existed before 1859 as a
3 bay 2 storey warehouse; and the Sacks Futeran building at
15 Buitenkant Street (both annexes to the District Six Museum)
which was built on the site of an earlier Congregation Church2.
A number of mid and late nineteenth century buildings also still
remain in Harrington Street, together with their service lanes.
Other buildings in Buitenkant Street contain core mid, or even
early mid, nineteenth century warehouses. The District Six
Museum at 25 Buitenkant Street, established in 1994, is situated
in a Methodist Church building which was also originally a
warehouse.
Fig. 2.4.7 Cape Town in 1850
Industrial development and warehousing was also present in
Longmarket Street from the early nineteenth century, although
most industrial and manufacturing activities developed by the
1880’s. The area was important as it was situated in the vicinity
of the Castle and at the city entrance. The “Plate Glass building”
on the corner of Darling and Buitenkant Streets, was converted
from a very early warehouse to a saddlery, and it subsequently
became a flour mill in 1895. There was a saw mill at 70
Longmarket Street also dating from the late eighteenth century,
and a red brick gabled flour mill at 68 Longmarket Street.
2The Fugard Theatre in Caledon Street is the remaining part of the Church
and was built in about 1898 to house the Sunday School.
22 |
the fringe | DRAFT urban design framework
Changes to the Fringe area 1840-1940
The presence of the Barracks and a link to the commercial
activities of Cape Town as a port city in the eighteenth and
nineteenth centuries had a profound impact of the development
of the eastern part of the City including The Fringe area.
Taverns, warehouses, and industrial and commercial uses
replaced high quality residential environments within the area
extending from the Keizergracht (Darling Street) to Roeland
Street - including Commercial and Barrack Streets then called
Boom and Zieke Dwars Streets respectively.
Within the same area, the demand for low cost rental housing,
particularly for emancipated slaves (after 1838), the urban poor
and working class immigrants resulted in the infill of existing
spaces and lanes for dense row rental housing developed by
speculators.
By the twentieth century the lanes were gradually acquired
for commercial purposes, the sites consolidated and larger
buildings erected creating the characteristic mixed areas of
Commercial, Barrack Street and Roeland Streets with the civic
and public buildings facing on to the Grand Parade.
The first building to occupy Caledon Square was the Drill Hall
(now the City Library), followed by the Cape Town Technical
College in 1926. The central open market was used for the Site
of the City Hall in 1904, and finally the derelict Barracks were
torn down and replaced by the Caledon Square Police Station
and the Magistrates Courts between 1920 and 1923.
The Grand Parade and the City Hall, which contained the
City administration at the turn of the century, became the
destination point for protests and marches, beginning in 1901
with the first City protest against forced removals – in this case
the removal of black residents from District Six to Ndabeni.
In 1960 a PAC march led by a young Phillip Nkosana, marched
from Langa to Caledon Square, bringing protests against the
apartheid pass laws to the police centre itself.
Many early marches, both ceremonial and protest-related,
originated in District Six and bound their way down Hanover
Street to the Grand Parade.
Fig. 2.4.8 Cape Town in 1884, with The Fringe and District 6 wrapping around the Castle on the lower slopes of Devil’s Peak
| 23
the fringe | DRAFT urban design framework
The further growth and destruction of
District Six 1840-1970
The lanes and working class environments of Cape Town,
notably those in the east of the city, were characterised by
a cultural diversity of households including Irish, Chinese,
Africans, Cape Muslims, and Jewish immigrants. Residential
integration was a working class dynamic and one which
characterised the social environment of District Six until its
destruction in the 1960’s and ‘70’s.
By the 1840’s, the city’s residential expansion jumped the
Buitenkant/Harrington Street boundary to the east of the city,
as it did to the west in the Bo-Kaap, in response to demand
for housing particularly for the urban poor. The area was first
known as Kanaladorp and after 1867, District Six. Settlement
extended eastwards and south eastwards from Harrington and
Canterbury Streets up towards the lower slopes of Devil’s Peak,
incorporating the small farms and houses there already (see
Figure 2.4.8). Dense, mass housing, based on English prototype
row housing, was built in District Six, followed by churches,
mosques, schools, hotels, taverns and cinemas.
What began as dense speculative housing developed into a tight
integrated city space, where streets assumed significance as
open spaces; due to space limitations, much of the social life of
the community was lived in the street.
Subdivision of sites and development began as early as the
1830’s. However it was between 1840 and 1890 that the
development of most mass housing and urban structure took
place. Hanover Street was the major activity street along which
economic and social activities were centred. Residents lived in
crowded conditions and services were initially basic. Residents
were poor but the community remained a dynamic one. On
either side of Hanover Street were corner shops, schools,
mosques, cinemas and bath houses. A cross route to Hanover
Street was along Caledon Street, where the famous British
Bioscope was situated, and where Minstrel troops would leave
to march through the city. The proximity to the city centre, the
density of the population, the compact nature of development
and the regularity and conformity of the architecture, mostly
built within 50 years, ensured a vibrant and close knit, but poor,
community.
Fig. 2.4.9 The Foundations for the Technikon Buildings surrounding St Mark’s
24 |
Post war modern movement planning proposed slum clearance
and re-planning schemes - including the destruction of District
Six, notably for the construction of a freeway. The idea was
revived by the Apartheid Government for racial and strategic
purposes as part of the implementation of the Group Areas Act
the fringe | DRAFT urban design framework
41 of 1950. In 1966 District Six was declared a White Group
Area and by 1968 forced removals of residents had begun.
The community was dispersed to the Cape Flats, the houses
demolished, the area renamed and new roads constructed over
the old historic grid system. Only the churches and mosques
remained, including the landmark St Marks around which is
clustered the city campus of the Cape Peninsula University of
Technology (CPUT) - see Figure 2.4.9.
In The Fringe core area houses and businesses were destroyed;
and a significant historic Church – The Presbyterian Holy Trinity
Church (Figure 2.4.10), built in 1848 – was demolished in 1970,
after the loss of its congregation to Group Areas removals. The
site of this church lies in what is now Harrington Square. Further
demolitions occurred in 1970 between Primrose and Canterbury
Streets for the building of an electricity sub station and a
roadway (Figures 2.4.11 and 2.4.12).
An initiative to develop low cost apartment buildings as part of
a City sponsored urban regeneration programme and response
to “slum clearance” in District Six failed, and the flats were
demolished. The Bloemhof Flats were constructed in the 1930’s
on a site in Constitution Street. The Flats maintained the District
Six tradition of cultural vitality and its residents were among the
last to leave. A further loss was The City Mission on Constitution
Street. It was a branch of the City Slum Mission and provided
assistance to the poor of District Six and District One. It was
demolished as part of the Group Areas Act.
There are a number of remaining buildings of interest in
Canterbury Street, including the red brick workshop built in
1895 (Figure 2.4.11), and the building now known as Charly’s
Bakery, as well as others closer to the Roeland Street edge. For
over a century the building now occupied by Charly’s Bakery
housed the M Beinkinstadt Booksellers (shown on the map in
Figure 2.4.13), established in 1901 by Moshe Beinkinstadt to
serve the Jewish community in District Six. A significant struggle
landmark is the post war Stakesby Lewis Hostel on the corner of
Canterbury and Commercial Streets, the birthplace of the Anti
Coloured Affairs Department movement.
Due to public outrage and voluble objections, notably the
“Hands Off District Six” campaign formed in the 1980’s,
it became impossible for civic authorities to achieve the
wholesale redevelopment of the remnants of District Six. Some
development took place in the form of residential blocks, the
Government sponsored Cape Technikon (now CPUT), and a
number of isolated commercial developments.
Fig. 2.4.10 Holy Trinity Church District Six, cnr Harrington Canterbury and Caledon Streets, one of the first churches in this part of District Six (now car park).
c1950. By this date it was already 120 years old
| 25
the fringe | DRAFT urban design framework
The District Six Museum Foundation was established in 1989
followed by the District Six Museum in 1994 at the old Methodist
Church Hall. It was established to keep the memories of District
Six alive and to remember all those who suffered as a result of
the Group Areas Act. The church community centre became
a focal point for community activity in District Six and during
the forced removals it became a central point of resistance.
The District Six Beneficiary Trust was established in 1998 to
represent claimants and to resolve claims and options arising
from the forced removals of those who previously lived in
District Six. Current developments have resulted in a number
of claimants returning to District Six, although the numbers
remain small.
Fig. 2.4.11 Canterbury Street showing the workshop building c 1895 which remains on Canterbury Street today
26 |
Fig. 2.4.12 buildings in Primrose Street - demolished 1960
the fringe | DRAFT urban design framework
district 6 spatial patterns
In recognition of the District 6 heritage and to assist in
preserving the collective memory of its community, the entire
‘site of forced removal and living memory’ is currently proposed
to be listed as a Grade 1 Heritage Site under the National
Heritage Resources Act (Act 25 of 1999).
While the forced removals and subsequent destruction aimed
to erase District 6 entirely, many traces remain. The illustration
opposite shows the historic pattern of built form in the area (as
at 1948). Many of the original District 6 streets remain, with
their original names and on their original alignments, such as
Harrington, Canterbury, Constitution, Caledon and Longmarket
Streets. Others such as Tennant Street have been transformed
and although they still follow similar alignments bear little
relationship to the historic street. Many have disappeared
entirely, especially east of Tennant Street.
18
2
Other traces remain, some are physically present, others so
entrenched in community memory that their invisible presence
lingers on in their original locations. Figure 2.4.13 illustrates the
location of some of these traces on the historic plan, which are:
1
4
1. District Six Museum (Methodist mission established mid
1800’s)
5
6
2. Sacks Futeran (now Homecoming Centre and Fugard
Theatre)
3. Stakesby Lewis (now The Hostel)
4. Harrington Street (Jewish quarter of District 6)
3
5. Beinkinstadt Books (now Charly’s Bakery)
15
7
6. Peninsula Maternity Home
17
8
7. Vernon Terrace (Palm tree stands in what was once Vernon
Terrace, many others planted by pilgrims who brought
seeds from Mecca)
8. Bloemhof flats (now Skyways, built in the 1930’s for council
employees)
16
10
13
9
9. Parker’s corner shop (now a vacant site)
10. Harold Cressy School
12
11. Trafalgar High School
14
12. Ellesmere St. Mosque
13. St. Marks Church
14. Moravian Hill Chapel
11
15. Asperling St. Mosque
16. Johnson St. Mosque
17. Public wash house
18. Morning market
Fig. 2.4.13 Map showing built form (in black) and street pattern (blue lines) of District 6 at 1948, overlaid on a current aerial photograph
| 27
the fringe | DRAFT urban design framework
The illustration opposite overlays the District 6 1948 street
structure (in blue lines) on the existing urban condition. This
enables a clear comparison to be made between the two - and
indicates how substantially the street pattern has been erased
to the east of Tennant Street, not least by the building of the
CPUT campus.
West of Tennant Street however, much of the historic structure
remains. While this urban design framework recognises that
District 6 as it once existed will not return, it is an aspiration
in the framework that some part of the spirit of District 6 as
a place is captured in the future development of The Fringe.
The possibility of recognising those parts of the built fabric of
District 6 that still exist, and restoring some parts that have
disappeared, provides a key informant to the articulation of this
urban design framework.
18
2
The numbered historic traces, as per figure 2.4.13 are:
1.
2.Sacks Futeran (now Homecoming Centre and Fugard
Theatre)
1
4
3.Stakesby Lewis (now The Hostel)
5
6
4.Harrington Street (Jewish quarter of District 6)
16
5.Beinkinstadt Books (now Charly’s Bakery)
3
17
8
10
6.
Peninsula Maternity Home
7.
Vernon Terrace (Palm tree stands in what was once Vernon
Terrace, many others planted by pilgrims who brought
seeds from Mecca)
8.
Bloemhof flats (now Skyways, built in the 1930’s for council
employees)
9.
Parker’s corner shop (now a vacant site)
15
7
13
9
10.Harold Cressy School
11.Trafalgar High School
12.Ellesmere St. Mosque
12
11
Fig. 2.4.14 Map illustrating the 1948 District 6 street structure (blue lines) superimposed on the existing street structure
28 |
District Six Museum (Methodist mission established mid
1800’s)
14
13.St. Marks Church
14.Moravian Hill Chapel
15. Asperling St. Mosque
16. Johnson St. Mosque
17. Public wash house
18. Morning market
the fringe | DRAFT urban design framework
2.5 physical & spaTial CONTEXT
The set of plans on this and the following pages describe the
current physical and spatial conditions in the local context area.
URBAN GRAIN AND FABRIC
The first plan describes the extent of built and unbuilt space
(Figure 2.5.1 Figure Ground), and illustrates how The Fringe lies
at the transition from the densely built up urban environment
of the eastern CBD to the broken and fractured landscape that
is District 6 (see Figures 2.5.2 and 2.5.3). In the eastern CBD
(on the western side of the plan), the arrangement of buildings
strongly defines the public space of the street, while in the
District 6 area (on the eastern side) the city’s streets become
roads passing through a landscape increasingly composed of
gap sites and vacant city blocks.
Many of the city blocks in the eastern CBD house single large
buildings (such as the City Hall), where the urban fabric can
be described as ‘coarse grain’. Buitenkant Street marks a
transition, where the city blocks on the eastern side of this
street generally house a number of smaller buildings, giving
the area a fine grain character. Just two blocks away, on the
eastern side of Canterbury Street, this fine grain urban fabric
gives way to the loose, very coarsely grained environment
that remains following the clearances in District 6. Here,
the urban fabric is comprised of empty sites and large
homogeneous developments.
Fig. 2.5.2 Formal city blocks
Fig. 2.5.3 Fragmented development
Fig. 2.5.1 Figure Ground
| 29
the fringe | DRAFT urban design framework
TOPOGRAPHY
There is a substantial change in level across The Fringe Core
area, as illustrated in Figure 2.5.4 Topography. The highest part
of the core area at Roeland Street is approximately 25m above
sea level, falling to 10m above sea level at Darling Street – a
fall of about 15m, or the equivalent of 4 to 5 storeys. If the
local context area is considered, the fall is more dramatic, with
the highest point of this area being about 50m above sea level
giving a fall of 40m across the area. The steepest level change
occurs in the vicinity of Primrose and Canterbury Streets at
Longmarket Street, as indicated by the close proximity of the
15m and 20m contours, in the adjacent map.
The changes in level are illustrated in Figures 2.5.5 to 2.5.7.
Fig. 2.5.5 Primrose / Canterbury
Streets
Fig. 2.5.4 Topography
30 |
Fig. 2.5.6 Longmarket Street
Fig. 2.5.7 Gradual level change along Harrington Street
the fringe | DRAFT urban design framework
VIEWS AND VISTAS
Most of the central city has views of Table Mountain, and
this area is no exception, with the buildings on Canterbury,
Harrington and Buitenkant Streets framing vistas of the
Mountain to the south. In addition, Longmarket Street frames
a vista of Signal Hill, while Roeland Street frames Parliament
with Signal Hill as a backdrop. Looking north, Harrington
and Canterbury Streets both frame views of The Castle, and
Canterbury street frames a view of the Garden’s Centre Tower.
All of these views and vistas are important orientating devices
and add to the area’s character and identity. However the
most spectacular view in the area is the panorama of Table
Mountain and Devil’s Peak from Harrington Square – this is one
of few areas within the central city from which this view can be
appreciated in its entirety (another being The Parade). Views are
identified in Figure 2.5.13 Views, and illustrated in the images
below.
Fig. 2.5.8 Gardens Centre view
Fig. 2.5.9 Longmarket Street vista
Fig. 2.5.10 “Leerdam” bastion from
Harrington St.
Fig. 2.5.11 “Oranje” bastion from
Canterbury St.
Fig. 2.5.12 Table Mountain and Devil’s Peak from Harrington Square
Fig. 2.5.13 Views
| 31
the fringe | DRAFT urban design framework
OPEN SPACE
A substantial portion of the study area is made up of open
space, as illustrated in Figure 2.5.14 Open Space. Most of this
is vacant development land, having remained unbuilt since the
clearance of District 6, as well as some areas of road reserve.
Much of the vacant land is used for car parking, whether in
formal parking lots such as Harrington Square, or informally
(see Figure 2.5.17 below).
There are some areas of designated open space, most notably
The Parade, and the grounds of The Castle (including the moat
and earth berms). These areas have city-wide, and national,
significance, and are scaled accordingly. With the exception
of the pedestrianised area of Longmarket Street behind the
Library, there is a lack of any formal public space in the area
at a local neighbourhood scale – in contrast to other areas of
the central city, which is generally better endowed with public
spaces such as Greenmarket Square and Church Square.
The alignment of Canterbury Street follows one of the many
fresh water streams that ran off Table Mountain into the sea,
prior to the city being built over them. The stream is still
present, albeit in a conduit buried beneath the surface of the
street.
Fig. 2.5.15 Open Space - The Grand
Parade
Fig. 2.5.14 Open Space
32 |
Fig. 2.5.16 Open Space - The Castle
Fig. 2.5.17 Open Space used as a parking lot
the fringe | DRAFT urban design framework
NOTABLE ARCHITECTURE
The District 6 clearances not only removed people and
communities, but sought also to erase all trace, including the
buildings they inhabited, and the streets on which these stood.
As a result there is little of architectural value that remains east
of Canterbury Street, however the reverse is true of the area
between Canterbury and Buitenkant Streets.
By reducing the Fringe Core area to a completely marginal
space on the eastern edge of the city, the clearances had
the unintended effect of preserving much of its existing
architecture. The Fringe Core area has a rich and diverse
collection of buildings from different eras in the history of
Cape Town, including Dutch, Victorian, Art Deco, and Twentieth
Century Modern. These are identified in Figure 2.2.20 Notable
Architecture. A more detailed discussion on the architecture of
the area follows in Section 2.6 Character.
Importantly, while few of these buildings are worthy of individual
heritage recognition, many of them are older than 60 years thus requiring a heritage impact assessment before any (re)
development in terms of the National Heritage Resources Act and all of them contribute to the overall character of the area.
Fig. 2.5.18 Victorian architecture on
Buitenkant Street
Fig. 2.5.19 The Dutch Reformed
Church on Buitenkant Street
Fig. 2.5.20 Notable Architecture
| 33
the fringe | DRAFT urban design framework
ACTIVITIES and Land use
Figure 2.5.21 Activities identifies the uses and activities that
occupy the existing buildings in the area, including where those
uses help to create street based activity, e.g. shops, building
entrances, etc. (active frontage).
Canterbury Street marks a clear transition from an area in
which commercial activities are dominant, to one in which
residential uses predominate. Also notable is the distinct lack
of active frontage in the area, with the limited exception of
Buitenkant Street.
Fig. 2.5.21 Activities
34 |
Fig. 2.5.22 Active frontage on
Buitenkant Street
Fig. 2.5.23 Active frontage on
Buitenkant Street
Fig. 2.5.24 Inactive frontage on
Harrington Street
Fig. 2.5.25 Inactive frontage corner
Caledon & Harrington Streets
the fringe | DRAFT urban design framework
east city creative industries
The Fringe is already home to a wide range of creative
industries. Figure 2.5.30 identifies the locations of many of
the creative industry businesses based in the East City, and
illustrates how there is a concentration in The Fringe core area
between Buitenkant and Canterbury Streets.
Fig. 2.5.26 The Fringe is already a
design district
Fig. 2.5.27 StudioMas Architects on
Constitution Street
Fig. 2.5.28 Furnspace on Harrington
Street
Fig. 2.5.29 CCDI on Harrington Street
Fig. 2.5.30 East City Creative Industries
| 35
the fringe | DRAFT urban design framework
STREET FACING HOSPITALITY
Figure 2.5.21 on the previous page examines the predominant
land uses in The Fringe core area, and street level active
frontage. A finer grain analysis at street level indicates that the
majority of active frontage and street facing uses in the area
are hospitality uses - restaurants, cafe’s, entertainment (such
as bars and nightclubs), and hotels; as well as supermarkets and
bottle/liquor stores, etc.
There appears to be a disproportionate concentration of these
uses in The Fringe core area. Figures 2.5.32 to 2.5.35 illustrate
some examples.
Fig. 2.5.31 Street facing hospitality
36 |
Fig. 2.5.32 Dias Tavern
Fig. 2.5.33 Charly’s Bakery & Castle
Hotel
Fig. 2.5.34 The Field Office
Fig. 2.5.35 Oh! Cafe
the fringe | DRAFT urban design framework
residential densities
The Fringe core area and local context area has a wide range
of accommodation types, from star-rated luxury hotels (Best
Western Cape Suites and Townhouse hotel) to backpackers
lodges (Castle Hotel, Castle Inn and Goodwill Lodge) as well as
many self-catering apartments such as the Square, Hip Hop
Plaza, Perspectives, Four Seasons, Skyways, Vernon Terraces,
Wolroy, Centreville and the Temple House. In addition, there are
also two residential apartments specifically for the army (Castle
Court) and police (Tafelberghof).
Recent analysis by the Cape Town Partnership1 suggests that
there are approximately 1500 units housing around 3000
to 3400 people in the area (excluding transient groups such
as students and visitors). The residential student population
is estimated at 500 - 750 people. Figure 2.5.40 identifies
the existing distribution of residential accommodation, and
illustrates how it is concentrated in the southeast segment of
the local context area.
1 Cape Town Partnership: Residential and Hospitality snapshot in the East
City Area, date unknown
Fig. 2.5.36 CPUT student residence
City Edge
Fig. 2.5.37 Tafelberghof police flats
Fig. 2.5.38 Vernon Terraces
residential estate
Fig. 2.5.39 Skyways flats
Fig. 2.5.40 East City existing residential areas
| 37
the fringe | DRAFT urban design framework
ACCESS and Movement: Vehicular
There is good strategic vehicular access to the study area
from the N2 Nelson Mandela Boulevard (via Strand Street and
Christiaan Barnard Street), De Waal Drive (via Roeland Street)
and the M4 Main Road / Sir Lowry Road, which passes along the
northern edge of the core area via Darling Street. Buitenkant
and Tennant Streets provide good local vehicular access and
connections to north and south, Keizersgracht and Constitution
street to the east, and Albertus / Spin Street to the west.
Despite these connections, and the continuity provided by the
urban grid, the area feels relatively disconnected from other
parts of the city, due to the discontinuity of many of the streets
in the core and context area, e.g.:
-- Commercial Street, although 400m long (equivalent to 6 city
blocks in the centre of town), is made up of only 3 city blocks
between Plein and Canterbury Streets, with two cross streets
at Buitenkant and Harrington Streets;
-- Barrack Street runs only between Plein and Harrington
Streets
-- The Constitution / Albertus / Spin Street axis is made up of
three disjointed sections – while Constitution Street is a good
connection to the west, it is discontinuous with Albertus
Street, which is only 3 blocks long and discontinuous again
with Spin Street (also only 3 blocks long);
-- Corporation and Parade Streets are only 4 blocks long, and
run between Barrack Street and The Parade;
-- Primrose Street is only 3 blocks long (between Darling and
Constitution Streets);
-- Kent, Bloemhof and Mount Streets are each only 1 block long;
and
-- Harrington Street, while it appears to link Darling Street to
Vredehoek Avenue via Maynard and Upper Maynard Streets
(when viewed on a map); is in reality discontinuous at Roeland
Street due to the lack of vehicular or pedestrian crossing.
The discontinuity of the area’s streets is a significant factor
in the relatively low levels of movement through it, both
vehicular and pedestrian. With the exception of Buitenkant and
perimeter streets, most vehicular traffic through the area is
commuter traffic, either inbound along Constitution / Albertus
Street, or outbound along Caledon Street; and/or is related to
the substantial areas of (commuter) parking along Canterbury
Street.
Fig. 2.5.41 Vehicular movement
38 |
Figure 2.5.41 illustrates existing vehicular movement patterns.
the fringe | DRAFT urban design framework
Integrated Rapid Transit System
There are good strategic public transport links from other parts
of Cape Town to the study area, via the railway, bus and taxi
stations; however, local access to public transport is currently
limited, with the exception of minibus taxis running along
Buitenkant and Darling Streets.
The implementation of the Integrated Rapid Transit System
will change this significantly, with a number of IRT routes
proposed to run past and through the area, including a trunk
route from the southern suburbs along the M4, and feeder
routes from the eastern city bowl and Woodstock, along
Buitenkant, Keizersgracht and Tennant Streets. These routes will
substantially increase the area’s public transport accessibility,
and may enable a reduction in parking requirements without
prejudicing its (re)development potential (see Parking below).
Figure 2.5.44 illustrates the proposed IRT movement routes and
stops.
Fig. 2.5.42 MyCiti integrated rapid
transit bus service
Fig. 2.5.43 IRT - Preliminary planning
Fig. 2.5.44 Integrated Rapid Transit (IRT)
| 39
the fringe | DRAFT urban design framework
Pedestrian Movement
The principal pedestrian movement across the area from
southeast to northwest and vice versa. This includes commuter
drivers to city workplaces, who park in the various formal and
informal parking areas along Canterbury Street; commuter
passengers from the rail, bus and taxi stations, walking to
jobs in the eastern CBD, The Fringe, and Lower Gardens; and
students at CPUT walking through the area to and from the
railway and bus stations. Buitenkant Street is the only street
in the area with any significant pedestrian movement on the
southwest / northeast axis.
The pedestrian environment in The Fringe is generally
unattractive, with narrow pavements (often in poor condition),
limited street facing activity, and limited protection from sun or
rain (except by taller buildings on narrow streets, and the street
trees on Albertus Street).
Figure 2.5.45 illustrates the existing pedestrian movement
patterns.
Fig. 2.5.45 Pedestrian movement
40 |
Fig. 2.5.46 Buitenkant Street pedestrian crossing
the fringe | DRAFT urban design framework
Parking
The Fringe currently serves as a parking reservoir for the
eastern end of the city, with substantial areas of surface level
public parking. These include:
-- formal parking areas, such as Harrington Square;
-- informal lots such as the areas around Fruit & Veg City
between Canterbury Street and Drury Lane; and
-- on-street parking.
Despite the large areas of parking, the Arup study of February
20112 indicated a substantial shortage of parking in the area to
serve existing uses. As the existing areas of formal and informal
parking are developed, it is likely that strategies will be required
to replace this parking, accommodate the requirements of
further development and make up for current shortfalls; unless
there is a significant change in parking demand. For more
detail, please refer to the Arup report.
2 ARUP: ‘The Fringe’ Design Initiative - Transport Strategies, Issue 1 |
February 2011
Fig. 2.5.47 Formal parking lots
Fig. 2.5.48 Informal parking
Fig, 2.5.49 Parking
| 41
the fringe | DRAFT urban design framework
2.6 land ownership
Public Ownership
The adjacent maps (Figures 2.6.1 Public Land ownership and
2.6.3 Private Land Ownership) indicate that while the most of
the land is in private ownership, a substantial proportion is in
public ownership. This includes over 5 hectares of vacant land
in the core parts of The Fringe owned by the City of Cape Town,
albeit that the bulk of this (3.7ha) comprises Harrington Square.
Most of the rest is part of the Canterbury Road Reserve, which
has been set aside for future road widening. However, this
road reserve is currently in the process of being deproclaimed,
which will allow the sites concerned to be brought forward for
development as proposed through the District 6 Development
Framework.
The City of Cape Town also owns iconic buildings such as the
Granary building on Buitenkant Street and has tried on several
occasions to use it for different uses, most recently for ICTrelated uses.
Other publicly owned properties of significance in The
Fringe include the vacant 4000 m2 site at the intersection
of Constitution and Tennant Streets as well as the former
maternity hospital abutting Primose, Caledon and Mount
Streets, currently occupied by Artscape. Both properties are
owned by the Western Cape Government. These properties
should be considered as unavailable for redevelopment for
Fringe related uses because of other planning and development
considerations, in particular those of the District 6 Development
Framework.
By far the largest public sector land owner is the National
Department of Public Works (DPW), which owns several
hectares of land in The Fringe Core Area, as well as substantial
additional parcels in the local context area. Some of these
properties are developed with buildings of historic value,
occupied by tenants that do not maximise the potential of
these buildings. Cape Town Partnership has commissioned two
studies to identify the extent to which some of these buildings
could be used to meet the objectives of The Fringe – The Design
Warehouse and Design Garage on Longmarket Street are two
such concepts1. There is a wide range of uses on DPW owned
sites and although some are vacant, the District 6 Development
Framework has earmarked them as potential sites on which to
locate some of the 5000 units provided for in the framework
plan.
1See Chapter 7 Projects & Initiatives for detail and illustrations of these two
proposals by Rennie Scurr Adendorff Architects
Fig. 2.6.1 Public land ownership
42 |
the fringe | DRAFT urban design framework
Private Ownership
Most of the land in The Fringe is privately owned, some of
in generational ownership where the cost of ownership is
relatively low as a result. Thus, it is often in the interests of
land owners to hold on to properties for much longer than usual
before taking redevelopment decisions and this has resulted
in a pattern of fragmented land ownership, with many of the
commercial spaces occupied by low rent tenants. These
properties are located mainly along the three main streets in
The Fringe: Buitenkant, Harrington and Canterbury Streets.
This form of ownership is particularly important as it lowers the
barriers to entry for smaller and more marginal businesses as
can be seen by the large number of creative industry related
uses that are already taking place such as the incubator and
shared office spaces in Harrington Street. There is a coexistence of the nascent creative industry type uses with low
rent type uses.
The most significant suite of privately owned properties is
that occupying the block bound by Harrington, Albertus and
Buitenkant streets. This is the largest site in single, private
ownership in The Fringe; and offers a high potential for reuse
and (re)development to provide an anchor centre of media and
innovation alongside a future Harrington Square. However, it
is likely that this and other private development opportunities
in the area will only come forward once the owners have a
stronger indication of how public sector investment will be
targeted.
Fig 2.6.2 The buildings and sites on Harrington Street between Albertus and
Caledon Streets, opposite Harrington Square
Fig. 2.6.3 Private land ownership
| 43
the fringe | DRAFT urban design framework
Fig. 2.6.4 Combined land ownership
44 |
the fringe | DRAFT urban design framework
2.7 character
Character is one of the key determinants of a distinctive
place. An area’s character is generally a function of a number
of different factors, including uses and activities, scale of
streets, block size, building massing and setbacks, public realm
treatments, vegetation, and architecture. The character of The
Fringe, as it is identified in the CCDS, was touched on in Section
2.5 above - in this section it is considered in terms of its urban
fabric (creating distinct character areas), and its distinctive
architecture.
CHARACTER AREAS
A detailed examination of the local context and core areas of
The Fringe identifies a number of different local character areas
across it, these are illustrated at Figure 2.7.1 Existing Character
Areas, and in the images on the page opposite this map. The
map identifies 5 character areas that are of significance to this
study.
1. Cultural Arc:
On the northern side of the local context area is an arc of major
cultural places and spaces, including The Parade, Castle of Good
Hope, and Good Hope Centre. Although these are currently
disparate entities, with no clear links, they offer the potential
for the development of a major cultural precinct.
2. Civic and Institution
To the west of Buitenkant Street is the CBD grid, mostly
with taller buildings housing commercial uses, with limited
setbacks from pavement. The 8 block precinct that makes up
this character area (bound by Darling, Corporation, Barrack
and Buitenkant Streets), is a variation to this, in which the city
blocks are occupied mostly by grand institutional buildings,
generally of 3 to 5 storeys.
3. City Edge:
The Fringe straddles an area in which the urban character
of the CBD gives way to the more suburban character of the
residential areas of District 6 (past, present and future), east
of Canterbury Street. The central core of The Fringe, between
Buitenkant and Canterbury Streets, is an area in which the grid,
scale and use of the CBD morphs into that of the residential
areas to the east.
Fig. 2.7 The Fringe has a gritty character (Cape Town Harley Davidson Club)
In this strip, the city grid becomes discontinuous, building scale
reduces, and some buildings begin to be setback. This area
contains a distinctive, fine-grained urban fabric - hence the
designation on the plan in Figure 2.7.1 on the following page.
| 45
the fringe | DRAFT urban design framework
4. Lower District 6
The built up areas in this part of the study area are generally
residential, low to medium rise, and with buildings set back
from pavements, but this character area also includes
extensive vacant areas - hence the designation on the map as
‘fragmented and discontinuous built environment’.
5.CPUT
Although outside the local context area, the campus of Cape
Peninsula University of Technology (CPUT) has an important
influence on the character of the surrounding areas, and is
therefore identified here. The buildings of CPUT combine
to create a largely inward facing environment, with limited
access and permeability to outsiders. The buildings have an
institutional appearance, and to not engage with the street
edge, generally leaving substantial swathes of open space
(either parking or landscape) around the edges of the character
area.
Although outside the parameters of this study, links between
the CPUT campus and the surrounding environment will be
critical to the social success of future development in the area.
Development in The Fringe will need to respond to and allow for
future links with CPUT.
ARCHITECTURAL character
The architecture of The Fringe also distinguishes it from other
parts of the CBD, with a diversity of buildings from different
architectural eras. The Modern Movement1 in architecture is
particularly well represented, as Figure 2.7.19 and the images
on the following pages illustrate. With their rational / functional
approach to design, lack of traditional ornamentation, and
emphasis on horizontal and vertical lines, these buildings create
a distinctive architectural character for this part of Cape Town,
that is quite unique across the city. Moreover, this is a character
that resonates with the ‘design community’, and should strongly
inform proposals for future (re)development within The Fringe.
The functional appearance of many of these buildings is not
simply an aesthetic concern. In most cases, it is reflective of
an internal spatial layout with well lit, relatively high volume,
and open plan; internal space that is highly adaptable. It is
this characteristic that lends itself to the occupation of these
buildings by businesses in the creative industries, with their
ever changing spatial requirements reflecting the dynamic
business models many of them operate under.
Fig. 2.7.1 Existing Character Areas
46 |
1The Modern Movement here includes Art Deco, and is generally taken to
refer to the interwar period, i.e. buildings from the 1920’s and 30’s. However,
the influence of the Modern Movement is clearly seen in later buildings In Cape
Town, including some of those produced into the 1950’s,
the fringe | DRAFT urban design framework
A detailed survey of these buildings would assist with identifying
the most important / defining characteristics that should inform
the architecture of future buildings in The Fringe, as well as the
extent to which any of these buildings could be altered or added
to.
Victorian Architecture is also well represented in The Fringe,
with a wide range of buildings from this era including City
Hall, the Charly’s Bakery building on Harrington Square and
the Tafelberg Dutch Reformed Church on Buitenkant Street
(all pictured in Figures 2.7.24 to 2.7.26 on the following pages).
These buildings represent a wide range of building types, scales
and functions, and do not form a coherent architectural group.
While several of these buildings make important individual
contributions to the area’s character, they do not necessarily do
so as a whole.
Fig. 2.7.2 Castle of Good Hope - a key component of the Cultural Arc
An exception to this general observation would be the Victorian
warehouse buildings, such as the Sacks Futeran complex on
Buitenkant and Caledon Streets (recently converted to house
the Fugard Theatre and programmes of the District 6 Museum.
Architecture from the Dutch period has largely vanished from
the area; the only notable exception being The Castle of Good
Hope. Also noteworthy is the Granary Complex. Although this
building echoes the Cape Dutch style, is in fact a Georgian
building, having been built in 1814 as the Cape Colony’s
Customs House, after the British takeover of the Cape in 1806.
Both of these two buildings play important, though quite
different, roles in the character of The Fringe. The Castle
contributes to the cultural and historic identity of the area, as
well as creating a clear spatial boundary and gateway condition
on the northern side of The Fringe. The Granary’s scale,
relationship to the street, and distinctive facade contributes
to the aesthetic quality of the environment, as well as marking
very clearly the historic ‘urbanity’ of this area - with the urban
grid itself dating from the Dutch settlement.
Fig. 2.7.3 Fine grained urban fabric in City Edge
Fig. 2.7.4 entrance to College of Cape Town, in the Civic and
Institution precinct
Fig. 2.7.5 The fragmented landscape of Lower District 6
Fig. 2.7.6 The inward facing CPUT campus
The location of buildings of Modern, Dutch and Georgian, and of
Victorian, architecture is illustrated in Figures 2.7.19, 2.7.20 and
2.7.27 respectively, on the following pages.
| 47
the fringe | DRAFT urban design framework
1
27 Caledon Street
2
51 Buitenkant Street
Fig. 2.7.7 to 2.7.18 Modern Movement
buildings in The Fringe
33
86 Commercial Street
48 |
4
Excelsior House, 80 Harrington Street
5
84 Harrington Street
6
6
9 Caledon Street
7
Furnspace, 73 Harrington Street
8
Dias Tavern, 15 Caledon Street
9
Albar Discount Store, cnr Buitenkant and Isaacs Streets
the fringe | DRAFT urban design framework
10
J&B House, 10 Keizersgracht
6
9
8
1
10
11
4
75 Harrington Street
5
11
7
2
12
3
12
107 Harrington Street
Fig. 2.7.19 The Fringe: Modern Movement buildings
| 49
the fringe | DRAFT urban design framework
2
1
1
3
The Granary
2
The Castle of Good Hope
3
Fig. 2.7.20 The Fringe: location of historic Dutch and Georgian buildings
50 |
Figs. 2.7.21 to 2.7.23 Dutch and Georgian buildings in The Fringe
Castle moats and berms
the fringe | DRAFT urban design framework
1
1
City Hall
2
Charly’s Bakery
3
2
3
NG Kerk Tafelberg
Fig. 2.7.27 The Fringe: location of Victorian buildings
Figs 2.7.24 to 2.7.26 typical Victorian buildings in The Fringe
| 51
the fringe | DRAFT urban design framework
2.8 constraints
The constraints to the (re)development of The Fringe to
achieve its objectives fall into 3 broad areas: strategic spatial
constraints; land, in terms of occupation, ownership, and
designations; and perceptual constraints.
Strategic spatial constraints
The location of The Fringe in Cape Town’s East City is in itself a
major constraint to development and change. This part of the
city is spatially disconnected from the rest of the CBD on its
north and west sides. To the north is Cape Town Station and the
railway lines, which create a physical barrier between this part
of the city and the city’s foreshore and port. This is exacerbated
by the Castle and Grand Parade, which reinforce that barrier
through disrupting the urban activity of the regular street grid.
Similarly on the west side, the Parliamentary Precinct and
Company Gardens disconnect the eastern area of the city from
the central CBD around Greenmarket Square, and from the
upper CBD south of Wale Street. There has been substantial
development activity in many of the other parts of the CBD in
the last two decades, and the disconnection of the eastern area
of the city from these areas is partly why this activity has failed
to spill over into this area.
Land – occupation, ownership and
designations
The Fringe includes a number of substantial institutional
landowners / occupiers – including Caledon Square Police
Station, the College of Cape Town, City Hall, Central Library,
Magistrates Courts, and the Universal Church. These institutions
and the buildings they occupy are unlikely to change in the
foreseeable future. Most of these are grouped along Lower
Buitenkant Street and its intersection with The Parade, and
create a precinct in which there is limited opportunity for the
type(s) of creative, innovative and entrepreneurial activity that
will characterise The Fringe.
Fig. 2.8.1 Constraints
52 |
Elsewhere, there are large areas of land in single (state)
ownership. These land parcels are not available for incremental
change, nor are they responsive to market forces, and will
take concerted and coordinated action to bring them under
development to achieve the objectives of The Fringe. The study
area includes areas of contested land ownership, in particular
those parts of District 6 that are subject to land claims, which
will delay any development until these are resolved, and
which will have a significant influence on the type and form of
development.
the fringe | DRAFT urban design framework
The District 6 Development Framework itself is a constraint,
in that it has already established development parameters for
large parts of the area, including substantial housing quanta,
but has not considered how District 6 is integrated into the
urban area immediately to the west (ie west of Canterbury
Street), which will be the core of The Fringe.
The area’s wealth of architectural character, while contributing
significantly to its identity and environmental quality,
nevertheless is a significant constraint to development and
change. Many of the buildings are more than 60 years old,
and will therefore be subject to a heritage impact assessment
(under the National Heritage Resources Act) before any (re)
development can take place on the sites which they occupy. In
addition, there is one site of archaeological significance and a
number of potential sites of archaeological significance, all of
which will require further investigation before development can
take place.
Perceptions
The Fringe has for decades been viewed as a marginal location
in the city. Large parts of it are made up of vacant land. This
hinders the achievement of a coherent precinct, and contributes
to perceptions of The Fringe being a marginal, undesirable
area. The lack of street facing activity across most of the area
similarly contributes to this perception, as does the presence
of a large number of homeless people, attracted both by the
possibility of making what homes they can on the vacant land
and the opportunity for at least one decent meal a day at The
Service Dining Rooms.
Fig. 2.8.2 Strategic spatial constraints
Fig. 2.8.3 Occupation, ownership and designations
The Fringe is perceived to have a high crime rate, due perhaps
to the poor lighting and presence of homeless people, but this
perception is not borne out by crime statistics, which suggest
the area is relatively safe.
Alcoholism is also perceived to be an issue in the area, perhaps
because of the presence of many taverns - including a bottle
store purportedly selling alcohol to inebriated homeless
people. This has been identified by several local businesses as a
significant problem, which ‘lowers the tone’ of the area.
These factors all contribute to a lack of confidence amongst
existing landowners or potential investors.
Fig. 2.8.4 Perceptions
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the fringe | DRAFT urban design framework
2.9 opportunities
There are three broad categories of opportunity in The Fringe
and its surroundings, which are: re-positioning; re-structuring;
and development.
Re-positioning
Probably the most significant constraint to achieving the
objectives of The Fringe is the current perception of the East
City generally and The Fringe specifically as a marginal location.
Clearly, this will need to be addressed at a fundamental level
if any real change is to take place. There are a number of
opportunities, some already underway, for bringing this about,
including existing development proposals, the expansion of the
IRT, the presence of CPUT, definition of a cultural precinct, and
the area’s character and architecture.
The current development proposals in the surrounding area
have been identified in Section 2.3 above. While some of them
are more speculative than others, the combined effect of these
will be to generate significantly more development interest in
the area than has previously been the case. The development
of a Parliamentary banqueting hall and offices will consolidate
the Parliamentary precinct in the East City, and substantially
enhance the western edge of The Fringe. Redevelopment of
the Government Garage site will bring a wider mix of uses into
the area, including denser inner-city housing, and will improve
the permeability of the wider area. Ongoing implementation of
the Grand Parade redevelopment will uplift the environmental
quality of the area, and contribute to a potentially larger cultural
precinct (discussed below). The reclamation and redevelopment
of District 6 will bring much of the vacant sites on the eastern
side of The Fringe back into use, while substantially increasing
the residential population on this side of the city, so generating
demand for goods and services, and pedestrian movement.
Lastly, the Station 2030 scheme, will largely speculative, will
in the short term contribute to the debate and expand the
perceptions of what is possible in the city, and in the longer
term may reconnect the East City and The Fringe to the
northern parts of the CBD (the Foreshore) and the port area.
The extension of the IRT, with a proposed trunk route from
the southern suburbs along Sir Lowry Road (M4) and Darling
Street into the CBD, as well as feeder routes from Vredehoek
and Gardens down Buitenkant Street, and from Woodstock
and District 6 down Keizersgracht, will significantly change
the accessibility of the East City from other areas, and create
strong links between the East City and the CBD. Importantly, the
Fig. 2.9.1 Opportunities
54 |
the fringe | DRAFT urban design framework
IRT will help to literally ‘put The Fringe on the map’ – and the
naming of IRT stations in the area should reflect the identity of
The Fringe wherever possible.
The Cape Peninsula University of Technology (CPUT) is located
immediately to the west of the study area, and is a key partner
in the East City Design Initiative – from which The Fringe has
emerged. CPUT is a progressive academic institution, with
exciting initiatives in design, innovation and technology. The
presence of this major academic institution, and the potential
to create enterprise through spin-off of university research, is a
significant factor in re-positioning the area.
On the northern edge of the study area is a collection of major
civic and cultural institutions, including City Hall, the Grand
Parade, the Castle of Good Hope, and the Good Hope Centre; as
well as the Cape Town Central Library. There is currently a loose
relationship between The Parade and City Hall, and between
The Parade and the Castle, but little if any link between City
Hall and the Castle, and no links to speak of between the Good
Hope Centre and any of the others. There is an opportunity to
create a substantial cultural precinct by linking the four primary
places together, both physically and organisationally, to create
a shared platform for major (and minor) events. This could
be enhanced through expansion of the Good Hope Centre to
make better use of its site (in the medium term); development
of additional cultural facilities on the site of the existing bus
station and/or between the Castle and the Good Hope Centre
(medium to long term); and by linking this precinct to the
Artscape precinct through development over the railway station
and railway tracks (long term).
Fig. 2.9.2 Re-positioning
Fig. 2.9.3 Re-structuring
The architecture and the general character of the area have
been discussed in Section 2.7 above. There is a particular
‘grittiness’ to the area, a function of the semi-industrial uses
and functional buildings that make up much of it’s activity and
fabric. This is complemented by an existing tenant base drawn
from the creative, cultural and hospitality industries (many of
which are unique and/or unconventional), including Dias Tavern,
Charly’s Bakery, Castle Hotel, Field office, Oh! Cafe, Harley
Davidson Club, Cape Town Fashion Council, and Cape Craft &
Design Institute (to name but a few). These existing tenants
have done much already to reposition the area as a centre of
creativity and innovation, and their efforts should be recognised
and built on.
Fig. 2.9.4 Development
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Re-structuring
While the large number of vacant sites in the area are a
significant constraint, as we identified above, they are also one
of the area’s greatest opportunities. The lack of development
across so much of the area provides an opportunity for some
restructuring, in terms of movement and connectivity, provision
of public space, and streetscape definition.
There are particular opportunities for the reintroduction of
some parts of the original street grid of District 6 that have
been lost through the process of clearance and erasure. This
would not only be of benefit to pedestrian movement through
the area, but would make a small contribution to recognition
of the area’s past identity. The opportunities exist mostly in
the area between Caledon Street and Sir Lowry Road, east of
Canterbury Street, with additional localised elements in the
south-eastern quadrant of the local context area. There are
also opportunities to re-open previously closed lanes, such as
that between Harrington and Canterbury Streets at the end of
Barrack Street.
In combination with the enhancements to the pedestrian
movement network achieved through the reintroduction of
the historic street grid, there are opportunities for provision
of a network of public spaces. These include the potential to
remove car parking from the surface of Harrington Square, to
create a substantial public space at the heart of The Fringe, as
well as opportunities for new public spaces along the extended
Longmarket Street.
One of the most significant opportunities for restructuring
to create new public space and contribute to the identity of
The Fringe is at the junction of Sir Lowry Road with Darling
Street. What is currently a major traffic through route could be
reconfigured, with the integration of an IRT station, to create a
primary public space serving as the entrance to The Fringe from
the north and east.
Development
There are broadly 3 types of development opportunity
available in The Fringe – new development on vacant sites,
redevelopment of existing buildings, and conversions of existing
buildings to new uses.
Figure 2.9.1 Opportunities identifies both vacant sites suitable
for development and potential redevelopment sites. With
respect to the latter, this assessment is based on a broad
brush analysis of intensity of existing use relative to potential
development rights, suitability of existing use relative to Fringe
objectives, and contribution of building character to Fringe
character (more information is given in Appendix 2).
Most of the development opportunities identified in Figure 2.9.4
lie in the area to the east of Canterbury Street, and as such
are likely to be realised in the medium to long term. This is due
to their being subject to the parameters set out in the District
6 Development Framework (and the land restitution process),
and in more marginal locations than those sites to the west of
Canterbury Street.
Fig. 2.9.5 ESP Afrika’s proposed renewal of the Good Hope Centre by ACG Architects: rejuvenation of the Good Hope Centre would contribute to
the consolidation of a Cultural Precinct around The Parade and Castle of Good Hope
56 |
The development sites on either side of Longmarket Street,
between Primrose and Tennant Streets, have been identified as
a future design, research and development campus, including
enterprise development, associated with CPUT (a ‘Design Park’).
While this is likely to take some years to come to fruition, it
would be a major factor in cementing The Fringe as the principal
location for design, media and ICT in Cape Town (and more
widely), as well as linking the East City with District 6 and
Woodstock.
In the short term the greatest opportunities for change lie in
the adaptive re-use of existing buildings. These have not been
specifically identified in this study, but most lie in the area
between Buitenkant and Canterbury Streets, and many such
conversions have already taken place in the area, already
contributing to its emerging identity.
Finally, it would be a major failing not to recognise that probably
the greatest opportunity for achieving the objectives of The
Fringe lies in capitalising on those changes that have already
taken place, and the people that have led them. Figures V.2 to
V.16 in the Vision section of this document illustrated some of
those people and places that have already contributed to the
process of change and re-positioning.
the fringe | DRAFT urban design framework
2.10context: conclusions
1.
The building and environmental characteristics
that make The Fringe unappealing for general
business uses are a large part of what
make it suitable for the types of uses that
are envisaged – i.e. creative industries and
innovation.
2.
The CCDS proposes that land uses for The
Fringe include a range that builds on past and
present uses whilst discouraging “unsuitable
industrial” uses (CCDS Development Guidelines
Tables); It is the role of this urban design
framework to find a balance between the
need for new and re-development, adaptive
re-use, and retention of the area’s essential
characteristics.
3.
4.
5.
6.
7.
The combined effect of the current
development proposals in the surrounding
area - whether speculative or definitive - will
be to generate significantly more development
interest in the area than has previously been
the case.
Further private sector development is likely
in the area, and the development of an urban
design framework for The Fringe, alongside the
District 6 Development Framework, will help to
stimulate development interest.
The future development and / consolidation
plans of the CPUT District 6 campus, and
especially for the area west of Tennant Street,
could play a key role in the realisation of the
aims of The Fringe.
The Fringe core area has a distinctive spatial
and physical character, which is largely a
product of its fine grained urban fabric. It
will be important to preserve and enhance
this urban fabric through future change and
development.
There are particular opportunities for the
reintroduction of some parts of the original
street grid of District 6 that have been lost
through the process of clearance and erasure.
This would not only be of benefit to pedestrian
movement through the area, but would make a
small contribution to recognition of the area’s
past identity. The possibility of recognising
those parts of the built fabric of District 6 that
still exist, and restoring some parts that have
disappeared, provides a key informant to the
articulation of this urban design framework.
8.
9.
here is a significant change in level across the
T
area. Buildings could take advantage of these
slopes, through for example providing entries
to different functions on different levels, and/or
in the manner in which they provide screened
parking.
The Parade and Harrington Square both
provide panoramic views of Table Mountain.
Development around Harrington Square in
particular should preserve and respond to
these.
10. A
part from the two squares mentioned above,
there is a limited public space network, which
should be addressed through provision of new
public spaces within new development.
11. Water has played an important role in the area
historically - reintroducing water to the area in
some way could be a meaningful addition to the
public realm.
12. The Fringe is a repository of historic
architecture, which contributes to the unique
character of the core area. The scale, massing
and articulation of the existing buildings could
inform design guidance for future development
to respond to.
13. U
ses at ground floor are currently largely not
contributing to life and activity in the street.
There is potential to enliven the area’s streets
through introducing activity at ground floors,
in both new and existing buildings.
14. The discontinuity of the area’s streets
contributes to the relatively low levels of
movement through The Fringe. Increased
permeability and continuity, with new uses and
activities, could contribute to increased levels
of pedestrian movement
15. The implementation of the IRTS will
substantially improve access to, from and
around the area. The location of IRT stops can
have a significant impact on the vitality of
specific places, and even entire streets, and
must be carefully considered.
16. Parking is a major land use in the area, is in
high demand, and contributes significantly to
the levels of movement in the area especially
in the morning and evening peak. Relocation of
existing parking areas will need to be carefully
considered to reduce their negative impacts
and retain their positive impacts.
17. On the northern side of the local context area
is an arc of major cultural places and spaces,
including The Parade, Castle of Good Hope,
and Good Hope Centre. Although these are
currently disparate entities, with no clear links,
they offer the potential for the development of
a major cultural precinct.
18. The location of The Fringe in Cape Town’s East
City is both a challenge and an opportunity this part of the city is spatially disconnected
from the rest of the CBD, and the city’s
foreshore and port, and has for decades been
viewed as a marginal location in the city.
19. There is a particular ‘grittiness’ to the area,
from its semi-industrial uses and functional
buildings complemented by an existing tenant
base drawn from the creative, cultural and
hospitality industries. These existing tenants
have done much already to reposition the area
as a centre of creativity and innovation, and
their efforts should be recognised and built on.
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58 |
the fringe | DRAFT urban design framework
3. precedent studies
One of the principal aims behind the preparation of this urban
design framework for The Fringe is to enable it to become a
distinctive place within the broader fabric of the central city.
The key purpose then in examining precedents from elsewhere,
is to understand what makes a great place or precinct: what are
the characteristics that will help The Fringe to succeed?
The examination of precedent in this study has considered three
spatial, and one temporal, scale(s):
-- neighbourhood or precinct
-- the street
-- public realm detailing
-- temporary activities, functions and events
Fig. 3.1 The urban precinct: an aerial
view of Bloomsbury in London.
Fig, 3.2 Street: Las Ramblas in
Barcelona.
In this chapter we explore issues
of permeability, scale and grain,
variation, public space and
character; through an examination
of:
Section 3.2 explores the street,
in terms of scale and definition,
activity, management, and
pedestrian priority; by looking
at:
-- 22@Barcelona
-- Broadway Market (London)
-- Soho, London
-- Marchmont Street (London)
-- University Park, MIT, Boston
(Massachusetts)
-- Las Ramblas (Barcelona)
-- Design London Precinct (including
Royal College of Art and Imperial
College), London
-- MaRS Centre, Toronto, Canada
-- New Road, Brighton (England).
Fig, 3.3 Detailing the public
realm: New Road in Brighton,
UK.
Fig, 3.4 Temporary activities:
a street musician in Broadway
Market, London.
In Section 3.3 we explore
the role of branding, street
furniture, public art, and
surface texture; with examples
drawn from a wide range of
places, including:
Temporary activities includes
markets, pop-up venues,
performers and events, and
pavement extensions; with
precedents examined from:
-- Brighton, UK
-- Bristol, UK
-- Brussels, Belgium
-- Sydney
-- New York
-- Tokyo
-- Vancouver
-- Roanoke, USA
-- London
-- Cape Town
-- Johannesburg
-- Melbourne
-- Oakland
-- New York
-- Barcelona
-- San Francisco
-- Mexico City
-- Hong Kong
-- Paris
-- Karlsruhe.
-- Melbourne
-- Zaragoza
-- Madrid
-- Copenhagen
-- Bratislava
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3.1 Urban Neighbourhood / Precinct
Previous work1 has identified several successful creative and
design precincts or districts in other cities around the world,
all of which have some resonance for the development of The
Fringe. The Kaiser Associates work has identified quantitative
and economic factors that are of relevance to The Fringe - this
study on the other hand considers spatial qualities, as well as
aspects of branding and identity.
At a spatial level, we have examined the characteristics of the
urban grid, sizes of blocks, width of streets, heights of streetfacing buildings, and the level / type of street facing activity;
as well as the role of public space and the precinct’s overall
character, identity and branding. In particular, we have sought
to derive lessons for the definition of new development along
the Longmarket Street spine – the potential design, research
and development campus potentially associated with CPUT, and
known as the Design Park. We have examined 5 precincts in
some detail:
-- 22@Barcelona
-- Soho in London
Fig. 3.1.1 Aerial view of The Fringe, with the future Design Park
highlighted.
Fig. 3.1.2 Aerial view of 22@Barcelona, with The Fringe Design Park outline for
scale comparison
-- University Park, MIT, in Boston Massachusetts
-- Design London Precinct (including Royal College of Art and
Imperial College), London
-- MaRS Centre, Toronto, Canada
22@Barcelona in Barcelona, Spain is a major regeneration
programme on the north eastern side of the city, aiming to
transform this previously industrial area to become a new hub
of innovation and creativity for the city. The regeneration area
encompasses 115 city blocks, over 200 hectares, and is planned
to deliver some 4 million m2 of floor area, of which 80% will be
for production activity – generating some 150,000 new jobs.
Soho is one of the oldest areas of London (UK), and has always
had a marginal, edgy character, being located between the two
centres of power in London, the City of London (financial), and
the City of Westminster (political). In the late twentieth century
the area had a fairly sordid reputation, being home to theatres,
sex shops, bars and nightclubs. Since the 1980’s a process of
organic renewal has seen it emerge as a centre of advertising,
film, and music industries, especially post production, driven in
particular by the provision of internet connectivity.
Fig. 3.1.3 Aerial view of Soho, London, with The Fringe Design Park outline for
scale comparison
60 |
Fig. 3.1.4 Aerial view of University Park, MIT, with The Fringe Design Park
outline for scale comparison
1 in particular - Kaiser Associates: The Fringe Initiative - Draft business case
and plan, June 2011
the fringe | DRAFT urban design framework
urban precinct key characteristics
University Park at the Massachusetts Institute of Technology, in
Cambridge (Boston, USA) is a mixed use regeneration project
jointly developed by MIT, the City of Cambridge and a private
development company (Forest City Enterprises). Spread over
around 15 city blocks on 27 acres (11 hectares), it includes
220,000 m2 of floor space, most of which is bio-tech research
facilities and offices (in ten buildings).
Barcelona:
Design London was a partnership between three major
academic institutions, all located in close proximity in
London, UK: Royal College of Art, Imperial College’s Faculty
of Engineering, and Imperial College Business School. Design
London itself occupied a single building, but the potential for
collaboration between business, technical and design teaching
that this represented was applicable to the entire extended
campus occupied by the three partnering institutions and is
referred to here as the “Design London Precinct”.
urban grid
regular permeable street grid
block size
120m x 120m
street width
20m street space, 5m pavements, 10m carriageway
building height
average 8 storeys, range 2-15
activity & grain
medium to fine grain activity streets
Soho:
The MaRS Centre in Toronto, Canada is a science and
technology business incubation hub affiliated to the University
of Toronto. The facility provides 65,000 m2 of built space in a
single building complex, occupying half a city superblock.
urban grid
irregular permeable street grid
block size
variable, generally small scale: ranging from 40m x
40m up to 90m x 135m, average around 50 x 90m
street width
variable: ranging from 15m with narrow pavements
to pedestrian lanes less than 5m wide
building height
average 5 storeys, range 2 –18
activity & grain
dense network of very fine grain activity streets
University Park, MIT:
Fig. 3.1.5 Aerial view of the Design London Precinct, with The Fringe Design
Park outline for scale comparison
urban grid
permeable urban campus
block size
variable: ranging from 60m x 60m to 60m x 85m
street width
variable: ranging from 10m to 20m wide, with 2m to
3m pavements
building height
generally 5 storeys with some up to 10 storeys
activity & grain
urban institutional environment, with limited street
activity, but centred around a landscaped park
Design London Precinct:
urban grid
permeable urban campus
block size
permeable superblock 350m x 180m
street width
surrounding street space 25m with wide pavements
building height
generally 6 storeys
activity & grain
institutional environment, with limited street
activity
MaRS Centre:
urban grid
impermeable (part) superblock
block size
superblock 240m x 240m
street width
no internal streets, surrounding street space ranges
from 20m with 4m pavements, to 50m with 7m
pavements
building height
range from 3 to 16 storeys
activity & grain
monolithic urban institutional environment, with no
direct street activity, except building access
Fig. 3.1.6 Aerial view of the MaRS Centre, Toronto, with The Fringe Design Park
outline for scale comparison
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the fringe | DRAFT urban design framework
Permeability
The ability for people to move freely through and around
the precinct on foot is common to almost all the precedents
reviewed. High levels of permeability encourage pedestrian
movement through and around the area, which in turn
encourages street-facing ground level activity in surrounding
buildings, including shops, cafe’s and restaurants. These
activities and the pedestrian movement they respond to
become mutually reinforcing elements, and contribute
substantially to the character of an area, helping to make it
vibrant and attractive.
High levels of permeability are found in 22@Barcelona, which
has a highly regular permeable street grid; in Soho London,
which has a very irregular but permeable street grid; and at
University Park, MIT, which is a permeable grid based urban
campus. The Design London precinct has limited permeability,
particularly for non-students, and as a consequence is largely
inward focussed with limited street facing activity. MaRS is an
impermeable superblock, except to those that have privileged
access - i.e. those that work there.
Fig. 3.1.7 The 22@Barcelona precinct has a regular permeable
grid, with very little variation in block form and size
Fig. 3.1.8 Soho has a permeable, irregular grid, with much
variation in block size and form
A high level of permeability is a consequence of a grid based
street network - whether regular such as
22@Barcelona or University Park, MIT, or irregular such as in
Soho - with multiple connections to surrounding areas.
Urban scale and grain
The scale and grain of a precinct play a key role in defining
its character and sense of place. It includes a number of
characteristics, in particular building height, block size, plot size
and street width. In Soho London, there is great variation in all
of these factors, while in Barcelona there is almost no variation
except in building height. MIT University Park has some
variation, but is more regular than Soho. The Design London
precinct is a collection of buildings spread over two superblocks,
while MaRS is a single building mass with some articulation of
height and building fronts.
Most of the precedents (with the exception of MaRS) share a
moderate scale of building and space - buildings are generally
between 5 and 8 storeys, streets generally 10 to 20m wide,
and the street frontage in each block is generally made up of
two or more building facades. These factors create rhythm
and variation in the urban landscape - important factors in
determining character, and differentiating one place from the
next.
Fig. 3.1.9 The Design London campus has limited permeability, especially in the
southern part which is occupied by Imperial College
62 |
Fig. 3.1.10 University Park, MIT, is laid out on a regular
permeable grid
the fringe | DRAFT urban design framework
Variation in street space
22@Barcelona is characterised by a regular urban grid of
equally sized square blocks, and a street network of regular
20m wide street spaces. While there is some variation in the
treatment along these street spaces, there is potential for
monotony in the high degree of regularity. In contrast, Soho’s
structure is an irregular grid. Although streets are generally
roughly parallel, there is great variation in the length and width
of individual streets, and the distances between them. These
variations create local differentiation, increasing complexity and
aiding legibility for people moving through and around the area.
These factors contribute substantially to the unique character
that defines Soho.
Public space
Fig. 3.1.11 Greek Street in Soho
demonstrating the fine grain of the
street frontage
Fig. 3.1.12 The skyline of 22@
Barcelona showing the great
variation in building height and type
Fig. 3.1.13 Institutional buildings
at Imperial College in the Design
London precinct
Fig. 3.1.14 Institutional (modern)
buildings at MIT’s University Park
Urban precincts are identified as much by the public spaces
they contain, as by their structure of streets and buildings.
Public spaces play a dual role - both functional, creating an
open relief from the density of the urban environment; and
contributing to the character and identity of an area, acting as a
landmark around which a precinct is defined.
In 22@Barcelona, the master plan for redevelopment of
previously industrial land for innovation and creative industries
has set aside 10% of the usable land area for new public spaces
and green areas. MIT’s University Park, while much smaller, has
a single open space at its centre. The Design London precinct
is located adjacent to London’s Hyde Park and Kensington
Gardens, providing vast areas of open space on the precinct’s
doorstep - nevertheless, the precinct contains a network of local
public (or semi-public) spaces linked to the movement routes
through it.
Soho has two distinctive public spaces - Golden Square and
Soho Square - the latter in particular playing a key role in
defining the area’s identity.
The common factor that enables these spaces to contribute
to the function, character and identity of their respective
precincts is scale. For a public space to function as part of
a neighbourhood or precinct, it should fit within the general
structure of streets and blocks - the public spaces in 22@
Barcelona, the Design London precinct, Soho and MIT University
Park are of a similar size, or smaller, than the average city block.
Fig. 3.1.15 The grand entrance to
MaRS institutional building complex
Fig. 3.1.16 22@Barcelona master plan of proposed public space and green areas
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Urban character
‘Urban character’ is a relatively intangible quality - something
that it’s easy to recognise, less easy to describe, and difficult to
attribute to any particular characteristic. It’s also a key factor in
the success of places like Soho, or 22@Barcelona. These places
have a certain ‘gritty quality’ - a place based authenticity that is
lacking in many other places.
To a large extent, this authenticity can be attributed to the
continual change and adaptation of the urban environment.
Instead of constant redevelopment, many buildings are retained
and adapted for re-use, with new buildings carefully inserted
into the existing urban fabric. Many new buildings are strikingly
contemporary in design, yet conform to the general parameters
of scale and street definition established by earlier buildings.
Fig. 3.1.17 Soho Square, at the eastern end of
Soho, has a lively, informal character - it’s well
used in summer, especially at lunch time and in the
evenings; acting as a lively heart to the precinct.
Fig. 3.1.18 At the western end of Soho, Golden
Square is quieter and more formal in character
Fig. 3.1.20 Old and new buildings juxtaposed in 22@Barcelona
64 |
Fig. 3.1.19 The public space at the heart of
University Park, MIT is less well used than those
in Soho - perhaps a reflection of the area’s
institutional character
Fig. 3.1.21 The Broadwick Development in Soho (designed
by Richard Rogers Partnership) sits comfortably amongst
Soho’s Georgian streets and buildings
In Soho the process of adaptive re-use has been relatively
organic, reinforced through planning controls and heritage
protection. In Barcelona, the development plan has consciously
aimed to “promote a model of urban diversity in which the
new buildings and public spaces stand alongside the historical
vestiges and other elements representing the industrial
past of the District, creating an environment of the greatest
cultural value in which tradition and innovation converge”2.
This approach has recognised that while many of the buildings
and elements left over from the area’s industrial past do not
in themselves merit heritage designation, as a collective they
make a significant contribution to the identity of the precinct,
and to the city’s heritage.
2Barcelona City Council - 22@Barcelona, State of Execution, Barcelona,
December 2008 http://www.22barcelona.com/documentacio/22estate_of_
execution_2S_08_eng.pdf
the fringe | DRAFT urban design framework
3.2 The Street
The street is the primary urban element. As multi-functional
urban space, it: provides the structure of the local and wider
urban environment; creates the potential for movement and
access to and through areas in the city; is a focus of activity;
and functions as public space.
To inform the development of The Fringe, we have examined
the characteristics that make a street a great place, particularly
for pedestrians, rather than simply a means to service buildings
and allow access for vehicles. We have considered the qualities
of four distinctive urban streets, all of which have been the
focus of recent renewal:
-- Broadway Market (London)
-- Marchmont Street (London)
-- Las Ramblas (Barcelona)
-- New Road, Brighton (England).
Broadway Market is a historic market street in Hackney, east
London (UK). In Mediaeval times it served cattle drovers taking
their beasts to Smithfield Market in London’s centre, and by
the 20th century had become a vibrant local high street. In
the latter half of the century it fell into severe decline, barely
functional and with many boarded up premises, apart from four
pubs, a betting shop, laundromat, and newsagent.
Fig. 3.2.1 Broadway Market
Fig. 3.2.2 Marchmont Street
Marchmont Street is a local shopping street in Bloomsbury,
central London. It includes restaurants, bookshops, health store,
clothing, pubs, newsagents, etc.; serving local community needs
and creating a lively community heart.
Las Ramblas in Barcelona is quite different from the two
London examples – it is substantially longer and wider - a major
processional street, and a primary urban element in Barcelona.
It comprises a central pedestrian avenue flanked by trees, with
a single lane of traffic on either side, linking Plaza de Catalunya
with the Port.
New Road in Brighton has recently been transformed from a
busy, untidy but important local street in Brighton; into a grand
public space befitting the major attractions that are situated
on it, including the Theatre Royal, the Pavilion Theatre, and the
Royal Pavilion Gardens.
Fig. 3.2.3 New Road, Brighton
Fig. 3.2.4 Las Ramblas
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Scale and definition
There is a strong relationship between the scale of a street, its
function, and how it’s used. Of the four streets examined here,
three are market / shopping streets, while the fourth has an
additional ceremonial / processional function.
The three shopping streets - Broadway Market, New Road and
Marchmont Street - all have quite an intimate scale, being 10
to 15m wide with domestic scale buildings of 2 to 4 storeys
alongside. Although Broadway Market and Marchmont Street
are relatively long, at 800m and 620m respectively, the core
shopping stretch of each street is only 250m long. New Road is
350m long and includes significant destinations along its length,
such as a library and park.
Las Ramblas in contrast has a much grander scale - at 1200m
long, 30 to 35m wide, and lined by grandiose buildings of 5 to 6
storeys, or 20 to 25m high.
Fig. 3.2.5 The extents of Broadway Market, from London Fields in the North to
Hackney Road in the south. The core retail area runs between London Fields
and the canal.
Fig. 3.2.6 Marchmont Street runs from Euston Road in the north to Bernard
Street in the south. The street is bisected by Tavistock Place, and the core
retail area runs from just north of this to halfway between Tavistock Place and
Bernard Street
All these streets share a very strongly defined street space,
with buildings forming a continuous ‘street wall’ at the back
of pavement, or with no more than a metre setback from the
pavement edge. The buildings shape the space of the street,
and the height of the buildings has a close relationship to the
width of the street space - with building height ranging between
two-thirds of, and equal to, the width of the street.
Street activity
What happens in a street is as important, if not more so, than
its spatial definition. Street activity is generated by creating
multiple destinations along streets, and by making them
attractive - through traffic management, paving, tree planting,
public art, events, and street furniture. All four of the streets
reviewed here have multiple narrow shopfronts along the
length of their core shopping area - those on Broadway Market,
Marchmont Street and New Road generally about 5m wide, with
those on Las Ramblas varying from 2m upwards. Marchmont
Street has two major parallel streets one block away on either
side (Judd Street and Woburn Place), neither of which have
much retail space or pedestrian activity.
The key to the success of these streets however, is the
temporary activities that take place on them. Broadway Market
has been rejuvenated through introducing a local Saturday
farmers market, trading in local fresh produce, artisan
foods, and locally made crafts and clothing. Las Ramblas has
numerous kiosks, flower sellers, and performing artists along
its length. New Road creates spaces for outdoor cafe seating,
Fig. 3.2.7 Las Ramblas in Barcelona, which extends from Plaça de Catalunya in
the north to the port in the south
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Fig. 3.2.8 New Road in Brighton, which extends over two extended blocks from
North Road (in the north) to North Street (in the south) - the shared surface
covers just the southern block
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casual seating along benches, and cyclists. Marchmont Street
hosts an annual street party and parade.
The temporary activities reinforce the street’s identity, attract
people, and strengthen the street as a retail trading destination
- all key factors in the long term success of these streets.
Active management
Streets, like neighbourhoods, go through cycles of growth
and decline. While this is an organic economic process, active
management can help to reduce or prevent decline, and
resuscitate streets that have declined.
At Broadway Market, the local council (Hackney Council), who
were also the principal landlords of most of the retail premises,
introduced the local Saturday farmers market about 10 years
ago. The market has generated huge interest across London,
and become an international visitor destination as well as
catering for locals. As a result, many new shops have opened
along the street: including clothes boutiques, a record shop,
coffee shops, a fishmonger, restaurants, flower shop, estate
agents, a deli, etc. While Saturday still sees more activity than
the rest of the week put together, the street now functions
as an effective local high street for the rest of the week, and
has helped to generate substantial investment interest in the
surrounding area.
Fig. 3.2.9 The repaving of New Road facilitates a great deal
of pedestrian activity
Fig. 3.2.10 Marchmont Street’s annual carnival and street party, which sees the street closed to
traffic
Marchmont Street has been revitalised through active
management by the Marchmont Association. The association
organises the annual street party and parade, and leads and
orchestrates various campaigns including improving the trading
environment, cleaner streets, community safety, etc.
At New Road, Brighton and Hove Council commissioned an
urban design team to create a pedestrianised environment. The
resulting shared surface landscape is a major intervention that
has transformed the fortunes of this formerly run-down side
street, creating an attractive destination during the day and into
the evening.
Fig. 3.2.11 A stall at the market that accompanies
Marchmont Street’s annual carnival
Fig. 3.2.12 Broadway Market, although it started off as a fresh produce market, has attracted a
wide range of stall holders.
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Prioritising pedestrians
Attracting pedestrians is fundamental to creating an active,
successful street. For each of the streets reviewed active
measures have been taken to create a more comfortable
environment for pedestrians, while reducing the priority of
vehicular traffic.
On Las Ramblas most of the street space is given over to
pedestrians: a wide central tree-lined pedestrian promenade
is flanked by a single lane of traffic on either side (one in each
direction), with pavements outside of these. In New Road, the
entire surface has been paved in stone cobbled pavers, with no
traffic markings and no separation of vehicles from pedestrians
and cyclists: although vehicles are permitted, the street
clearly belongs to pedestrians. Like Las Ramblas, New Road
demonstrates the importance of prioritising pedestrians, while
still providing access for cars; and through this the possibility of
creating a major visitor destination.
Fig. 3.2.13 The central pedestrian spine of Las Ramblas
Fig. 3.2.14 One of the narrow traffic lanes on either side of Las Ramblas’s
pedestrian spine
Broadway Market is closed to vehicular traffic on Saturdays
when the market takes place; this and its resurfacing in brick
cobble has emphasised the role of pedestrians over vehicles. At
Marchmont Street, pavements have been widened and repaved,
and trees planted.
Old Compton Street, in Soho, London is officially open for traffic
at all times, but it has become unofficially pedestrianised due to
the many shops, restaurants and bars that open onto it, and the
high volumes of pedestrian traffic.
While the physical solution is different in each case, all have
had similar outcomes in terms of improving the pedestrian
(and cycling) environment, reducing traffic flow and speed, and
attracting people to use or visit the street.
Fig. 3.2.15 The paved surface on New Road, which is shared by pedestrians,
cyclists and (occasionally) cars
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Fig. 3.2.16 Old Compton Street in Soho, which has become effectively
pedestrianised through use
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3.3 DETAILING the public realm
The detailing of the public realm is not just about street
furniture, surfaces and signage: it is intrinsic to defining local
identity. In this review, we’ve considered some of the places
reviewed above, as well as drawn widely on others for particular
lessons on urban detailing.
Create awareness through branding
Contemporary society has become highly brand conscious: at
a simple level a brand is the name or symbol that distinguishes
one product from another, and the term has evolved to
encompass identity, whether of company, product, service or
place. A good brand encapsulates, or defines, the product /
place’s ‘personality’. Branding can be extended to the detailing
of the physical environment to entrench its identity and aid
legibility.
New Road, Brighton is in Brighton’s North Laine shopping area
- a ‘cosmopolitan mix of unusual, often unique and sometimes
downright wacky shops and watering holes’3. Most of the shops
are small scale, owner operated; and the precinct is managed
by the North Laine Traders Association in collaboration with
Brighton and Hove Council. The area has a distinct identity,
which is reinforced by signage and branding on everything from
maps to shopping bags.
At a city-wide scale, Bristol has developed its Legible City
concept, which aims ‘to improve people’s understanding and
experience of the city through the implementation of identity,
information and transportation projects’4. The unique set of
signs, information panels, and printed walking maps have
encouraged people to explore the city on foot, and reinforced
Bristol’s identity as a contemporary, creative city.
3www.northlaine.co.uk
4www.bristollegiblecity.info
Figs. 3.3.1 to 3.3.7 illustrate the branding of North Laine in Brighton, on
shopping bags, street signs, street maps, and their website
Figs. 3.3.8 to 3.3.10 illustrate Bristol’s Legible City project, with street
maps, street signs, and even a new font developed specially for the
project
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Reduce street clutter
Our streetscapes tend to be littered with a multitude of
signs and other functional elements, such as litter bins,
bollards, and railings. While all of these play an important
role, the distribution of signage and street furniture tends
to be uncoordinated, creating a confusing, complex visual
environment. Much of it is aimed at drivers, and little thought
is generally given to using street furniture to improve the
pedestrian environment.
Intelligently designed and coordinated street furniture can play
more vital, and multiple, roles in the urban environment. The
arrangement of planting and benches can be used to define
local places to pause and rest, such as Belgian artist/designer
Lucile Soufflet’s circular and tree-hugging benches in Brussels
and Mons.
In Sydney, the introduction of drinking fountains aims to reduce
the waste generated by the bottled water industry, and still
quench the thirst of weary pedestrians, through bringing fresh
filtered water to the streets.
Fig. 3.3.12 This initiative to supply filtered water on the
streets of Sydney aims to reduce wasteful use of plastic
water bottles
In New York the Metropolitan Transportation Authority is dealing
with potential flooding of the ventilation shafts to the subway
system by rolling out a series of multi-purpose street furniture
prototypes, which combine an elevated ventilation shaft grille
with seating and bike racks.
Fig. 3.3.13 Combination seating, bike rack and subway
ventilation shaft in New York
Fig. 3.3.14 Creative bench-making: innovative street
furniture in Roppongi Hills, Tokyo
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Fig. 3.3.11 Lucile Soufflet’s circular, tree-hugging benches help to define a local
square - as well as providing a place to rest
Fig. 3.3.15 A new twist on an old theme - bike
rack in Vancouver, Canada
Street furniture can also be used to emphasise the
distinctiveness of a particular precinct - in particular through a
creative approach to street furniture design. At its best, street
furniture almost becomes public art, such as the new cycle
racks being installed in Vancouver and Toronto. These are massproduced and don’t quite qualify as art pieces, but public art
nevertheless has significant role to play in the public realm, as
we discuss on the pages that follow.
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Incorporate public art
Public art has been a feature of the public realm for centuries,
traditionally in a commemorative or simply decorative role.
But there are many other ways that public art can be used in a
productive and meaningful way in the public realm.
Navigation:
As part of Bristol’s Legible City programme, public art and
public realm consultancy Working pArts [sic] commissioned an
600m long epic city poem from Ralph Hoyte. Called ‘WalkieTalkie’, it was a temporary public art and language project
written in 2004. In collaboration with concept artist Colin
Pearce, the poem was stuck onto the fabric of the city in
conjunction with the installation of Bristol’s new pedestrian
signage system.
Interpretation:
Figs. 3.3.16 to 3.3.18 Ralph Hoyte’s epic city poem “Walkie Talkie” was pasted into the fabric of Bristol, as
a temporary installation during the launch of the Legible City navigation system of city maps and signs
Walkie Talkie’s secondary role was interpretive, as was
the design of a site specific intervention at White Hart
Dock in Lambeth, by Handspring Design. The intervention
commemorates the original use of the long redundant dock
on the south bank of The Thames, creating a set of sculptural
arches and sheltered benches evoking boat structures.
Functional:
Like Handspring Design’s wooden benches at White Hart Dock,
many elements of street furniture can become sculptures in
their own right. In Roanoke (USA), Knowhow Shop LA built a
cycle rack shaped like a giant comb, handcrafted out of timber
with powder coated steel ‘hair’. The design is both functional
and thought provoking, as the designers state “The bike rack
places itself within a history of social satire and asks us drivers
to notice those who are smaller, and more fragile than cars
and yet share our infrastructure”5. Benches and seating are
commonly created as elements of public art, as shown in the
examples from Mexico City, Hong Kong, Paris and Karlsruhe.
5http://knowhowshopla.tumblr.com/bikerack
Figs. 3.3.19 & 3.3.20 Handspring Design developed
this installation of decorative arches and benches
at White Hart Dock, with the boat shapes
referencing the dock’s original use.
Fig. 3.3.21 A bike rack elevated to the status of art - and satire Knowhow Shop’s comb bicycle rack in Roanoke, USA
Fig. 3.3.22 ‘Stuhlhockerbank’ is a creative approach to public seating that is ironic, as
well as creating new opportunities for people to engage in public space
Fig. 3.3.23 to 3.3.25 Why should a bench just be for sitting on? Creative approaches to making benches from Paris (Spaghetti wall bench by Pablo Reinoso), Mexico
City (one of a series of quirky benches on Reforma Avenue) and Hong Kong (the urban adapter series design by Rocker Lange Architects, in which site specific
benches are created using a computer model and then constructed from wooden profiles).
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Subversive:
There is a considerable body of public art that is subversive, or
at least begins as subversive activity. This work is generally not
commissioned but self-initiated, and includes most graffiti as
well as sculptural work by artists such as Madrid based Spy. The
best subversive public art is both humorous and provocative inspiring questioning and thoughtful responses in the viewer.
Cape Town has its own well-established graffiti artists, many
producing accomplished and challenging wall art across the city
- including in The Fringe.
Fig. 3.3.26 Graffiti in The Fringe by
mak1one, depicting four decades of South
Africa’s history
These art forms can function both to entrench the character
of an area as a creative district, and attract people - such as
has happened in Melbourne where ‘street art’ has become
something of a tourist attraction.
Fig. 3.3.27 A tourist photographing graffiti in Melbourne,
Australia
Figs. 3.3.28 to 3.3.31 SpY is a Madrid based artist, who’s work has expanded from graffiti to urban interventions - generally involving humour: his ‘pencil’ on the Madrid M30 peripheral ring road disguises a
milestone, while his daisy made of lavatory seats disguises a street sign in Madrid. In Zaragoza, SpY created an installation in which a balloon seller appears to have fallen into the river under a bridge ...
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THE AFRICAN CONTEXT AND AESTHETIC
As Cape Town is an African city rooted in a set of aesthetic
traditions that draw on its diverse communities and histories, it
is important for a design and innovation precinct based in this
context to draw on relevant influences. In this way an image
can be projected that is both African and Capetonian while
reflecting a global link.
There is a thin line between pastiche and innovative work, but
examples from various contexts in South Africa show how this
can be done with authenticity and style. Street furniture, urban
branding, public art and memorialisation can all benefit from
the sensitive hand of local artists working in collaboration with
built environment professionals.
The Newtown precinct and other public work projects in
Johannesburg show the various ways this can be done, including
an innovative project using carved wooden heads as bollards.
These are made by and maintained by local crafters and each
is unique. The project in its execution therefore also creates an
ongoing revenue stream for artists.
Fig. 3.3.32 & 3.3.33 Carved African heads as bollards in Newtown, Johannesburg (general view, left and
detail, right)
Fig. 3.3.34 Public art as
memorialisation, Johannesburg.
The monumental Eland sculpture, at the entrance to
Braamfontein, by the internationally respected artist Clive Van
Rensburg, reflects not just a past dominated by wild animals,
but in its representation using busman paintings as its influence,
makes a strong connection with past inhabitants of the area
(and their artistic legacy).
A recent public art installation in The Fringe engages with
themes of recycling - both of discarded material and discarded
space - and demonstrates how contemporary art in The Fringe
may be both locally specific and globally engaged at the same
time.
In Johannesburg various architectural permanent public art
pieces, murals and directional projects draw on local influences
and contexts as well as local materials. A more ephemeral
sculpture project by District Six Museum in 1997, drawing
on local artists working in the barren landscape of District
Six, reflects not just a keen understanding of history and
local narratives, but also the natural conditions of the area –
especially the strong South Easter wind - in kinetic sculptures.
Fig. 3.3.35 Clive Van Rensburg’s Eland sculpture in
Braamfontein, Johannesburg
Fig. 3.3.36 An installation in The Fringe in September 2011
using recycled plastics to transform a derelict space
Fig. 3.3.37 & 3.3.38 District 6 sculpture festival, Cape Town, 1997: District Six lettering by Mustafa Maluka, and Wind
Sculpture by Kevin Brand
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lighting
Lighting has a significant role to play in determining
the character and/or quality of a place - and can have a
transformational function on spaces and places. Illustrated here
are a number of different ways in which lights contribute to or
transform spaces and places, including:
-- use of unique street lighting
-- lighting buildings
-- public space lighting schemes
-- lighting as public art
Fig. 3.3.39 & 3.3.40 Public way lighting at Zaragoza Expo, by Spanish firm Architectural Lighting
Solutions (left) and at Jinji Lake Suzhou China, (public space design by EDAW) (right)
Fig. 3.3.41 Osram Steles - seven video
screens located in front of Osram’s Munich
headquarters, display video art installations
pieces, changing on a regular basis
Conventional street lights play an important role in lighting the
urban environment, especially in terms of making spaces feel
safer for pedestrians at night. Street lighting can also be used to
strongly identify or differentiate a place, through diverting from
the usual street light typology and employing special lighting
elements, such as those illustrated in Figures 3.3.39 & 3.3.40.
In December 2007 Bristol’s city centre was the subject of
a lighting festival. Light Up Bristol involved a collaboration
between designers, artists and filmmakers, and turned some
of Bristol’s landmark buildings - such as the Council House and
Bristol Cathedral - into massive canvasses onto which lights and
films were projected (Figure 3.3.42).
The regeneration of Plaza de los Fueros Estella (Figure 3.3
43) involved an integrated landscape and public lighting
scheme designed by Spanish architect Jose Francisco Mangado
Beloqui. Alongside new hard landscape and street furniture
designed specifically for the space, the scheme included a
complementary lighting design for the entire environment,
including lighting up historic buildings, directional lighting to
emphasise the major axis, and ambient lighting around the
square.
Fig. 3.3.42 Light Up Bristol, light projection onto Bristol
Council House
White Noise/White Light was a temporary interactive sound
and light installation developed by Höweler + Yoon Architecture
LLP for the 2004 Athens Olympics, at the base of the Acropolis.
Semi-flexible fibre-optic strands responded to the movement
of pedestrians across the plaza space, emitting white light and
white noise, creating a place of refuge in the city.
When used innovatively, lighting not only provides a strong
sense of security but can also positively change perceptions of
places.
Fig. 3.3.43 Plaza de los Fueros Estella, Spain - lighting
design
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Fig. 3.3.44 White Noise/White Light at the base of The Acropolis for the 2004 Athens Olympics Andy
Ryan & Howeler & Yoon Architecture
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create surface texture
Our response to, and understanding of, place intuitively relates
to the textures of the vertical and horizontal surfaces. Vertical
surfaces are usually defined by the buildings themselves, and
are generally articulated by openings, shading devices, signage,
colour and materials. In contrast, the horizontal surfaces of the
public realm tend to have very little articulation, except that
required for traffic control - and in the urban environment are
composed largely of tarmac.
There is ample scope for definition and differentiation of space
by articulating the horizontal surface of the public realm.
Numerous examples exist of the creation of distinctive, well
paved ‘shared surface’ environments (such as New Road,
Brighton - reviewed above). In France, public squares are
commonly paved in a sandy gravel, which is both practical and
comfortable. In the UK and USA, designers are emulating the
French approach, but using a resin based bonding agent to
create a surface with a similar robustness to that of tarmac.
However, surface articulation and differentiation can be
developed creatively, cheaply and in a very colourful manner
simply using paint. In Copenhagen, paint has been used in an
experiment to redefine the street space of the Nørrebrogade,
one of the main entrance streets to Copenhagen’s inner city.
Various traffic models have been tested for cars, buses, bicycles
and pedestrians, including temporary installations for barriers,
seating and bus stops.
Fig. 3.3.45 Place Dauphin in Paris, like many Parisian squares, has a textured
gravel surface
Fig. 3.3.46 New Road in Brighton was repaved with stone of different colours
and textures, creating a patina across the street surface
In Bratislava a miserable bus terminus, housed underneath
a motorway flyover, was substantially remodelled simply by
painting large areas of the surface green. This was a private
initiative to transform public space that had been neglected
by the public authorities, but was undertaken using standard
road marking paint and incorporating road safety glass beads to
provide reflectivity and prevent vehicles slipping.
These last two examples are both temporary solutions to
surface texture articulation, and its potential to uplift the urban
environment. But temporary interventions are fundamental to
urban change, as we see on the following pages.
Figs. 3.3.47 & 3.3.48 Paint patterns were used in Copenhagen to redefine street space for
different uses - a dynamic, low budget experiment
Figs. 3.3.49 & 3.3.50 Bright green paint transforms this dingy
bus station in Bratislava
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3.4 Temporary Uses and interventions
International and local experience indicates that temporary
uses can play a significant role in urban change and renewal,
usually at a fraction of the cost of permanent interventions.
We have reviewed four different temporary use types, with
examples drawn from the UK, USA, South Africa and elsewhere.
Markets
In Cape Town, the success of markets such as the Biscuit Mill in
Woodstock, or Bay Harbour in Hout Bay, has demonstrated the
role markets can play in the regeneration of a local area. The
success of the ‘Neighbourgoods’ market at the Biscuit Mill has
been extended to a new venue in Braamfontein, Johannesburg,
as part of the ongoing regeneration of the area.
These markets are held in covered, and partially enclosed,
environments; however markets elsewhere are often held
in the street itself, which is closed to traffic for the market
period. London’s Broadway Market (reviewed above) is a prime
example of the revitalisation role a market can play - attracting
substantial visitor numbers from across the city.
The Fringe Handmade Market held in 2011 and 2012
demonstrates how a market can transform the space of
Harrington Square - bringing new life to the public space of the
Fringe.
Fig. 3.4.1 Broadway Market in London - the Saturday market has revitalised the street and local community
Fig. 3.4.2 Neighbourgoods Market at the Old
Biscuit Mill, Woodstock in Cape Town
‘Pop-up’ venues
An emerging trend internationally is for temporary cultural
venues to colonise spaces that have become vacant or are
temporarily under-utilised; or to generate interest in a place,
brand or event.
The 4 x m2 Gallery in London was developed by Quay2c, an
artist / architect collective in the UK, and was created to
promote the display of art in public spaces. The gallery takes
the form of a temporary, mobile pavilion, housing four 1m2
micro exhibition window spaces, one on each side of the
pavilion. The pavilion is designed to be moved from place to
place. While the primary intention of the gallery is to promote
art, its secondary effect is to dramatically change the public
perception of the place in which it is situated, creating a local
destination.
The Cineroleum was built in the (British) summer of 2010 for
London Design Week. It comprises a temporary cinema built
from recycled materials and elements, erected on a scaffold in a
disused petrol station forecourt in Clerkenwell, Central London.
Fig. 3.4.3 The new Neighbourgoods Market in
Braamfontein
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Fig. 3.4.4 The Fringe Handmade Market, 2012, in
Harrington Square
Fig. 3.4.5 & 3.4.6 4 x m2 Gallery in the forecourt
of Chelsea College of Art and Design, London
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The primary aim of this structure was to promote film, but like
the 4 x m2 Gallery, it had the secondary effect of substantially
altering public perception of what had been a dingy space on a
traffic choked road.
Other pop-ups include temporary structures such as containers
(notably US architect Adam Kalkin’s Illy pop-up cafe6); short
term shops in temporarily vacant premises (like the Foldaway
Bookshop created for London’s 2010 Festival of Architecture,
or the Arnsdorf pop-up clothes boutique in Melbourne, or our
very own Pop Shop inspired by the Design Indaba in the V&A
Waterfront last July); and dedicated shallow shop-fronts with
curated rotating exhibits. These last can take place on the
street-facing frontage of any building where the ground floor
occupying use doesn’t require shop-fronts, such as some of the
warehousing or manufacturing functions still present in The
Fringe. Curated pop-ups of this sort may be used to promote
creative businesses, in particular small-scale operators such as
fashion designers, creating an outlet for their work at costs far
below those involved in standard retail outlets.
Fig. 3.4.7 & 3.4.8 The Cineroleum - a temporary cinema in what had been a petrol station forecourt, during London’s Design Week in Clerkenwell, 2010
In December 2011, a concept by the name of ‘Popuphood’7 was
launched in downtown Oakland, California. This project creates
5 new shops in premises that had been unoccupied for over a
year - with the first 6 months rent free. The pop-up shops are
all within the same city block, and all are creative enterprises8
- so creating a critical mass of retail aimed at a similar market,
with mutual support, and a high level of publicity, from the
outset. This significantly increases the likelihood that they will
become sustainable within the 6 month rent free period - and
that this temporary project will become permanent.
Fig. 3.4.9 The Illy pop-up cafe created by Illy in collaboration
with Architect Adam Kalkin, uses a recycled shipping container
6 see http://www.dearcoffeeiloveyou.com/a-mobile-cafe-from-illy/
7 see http://www.popuphood.com/
8 each of the shops is curated or artisanal retail - i.e. selling goods that are
handmade, generally locally
Fig. 3.4.10 & 3.4.11 The Foldaway bookshop occupied a vacant shop for the period of
London’s 2010 Architecture Festival, with the entire shopfitting made out of cardboard
Fig. 3.4.12 & 3.4.13 This shop was created in Melbourne for the small Australian fashion
brand Arnsdorf, and was open for just 3 days
Fig. 3.4.14 Pop Shop in the V&A Waterfront, was
open for a couple of months in 2011
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Performers & events
Fig. 3.4.15 to 3.4.17 London’s festivals showcase creative talent across the city, from L to R: London Festival of Architecture 2008, London’s Largest Living Room,
by Studio Weave, Somerset House; London Design Festival 2011, V&A entrance extension, Amanda Levete Architects; London Fashion Week 2011, Mary Katrantzou
spring/summer collection.
Streets like Las Ramblas and Broadway Market (on market
day) become a magnet for outdoor performers - musicians,
jugglers, mime artists, etc. Street artists gravitate to areas
that are already attracting high numbers of people, especially
people enjoying leisure time (such as tourists on Las Ramblas,
or Saturday market visitors). In turn, they help to attract more
people, who will see the area as an entertainment hub instead
of simply a shopping or working precinct. In many places street
entertainers (buskers) are prevented from operating by local
trading bylaws: while these are well intended, there is scope
for allowing street entertainment in an area like The Fringe, in
conjunction with other supporting temporary uses.
Street entertainers tend to be self-organising, and have limited
overall impact; however large-scale regular or one-off events
can have a substantial impact on the city, or on particular areas
of it.
Cape Town’s Infecting The City / Spier Public Arts Festival each
February transforms areas of the central city into temporary
arts venues, bringing substantial numbers of visitors into
the city centre. London has its Fashion Week, Design Week,
Architecture Festival, and Frieze Art Fair (to name a few) - all of
which play a key role both in enhancing the cultural activities
of the city and in attracting visitors to different areas of the
city. Also in Cape Town, Creative Week Cape Town provides
opportunities for design themed events in public spaces.
There is every potential for The Fringe to play a key role in
hosting existing Cape Town cultural festivals and events - and
creating new ones for the city. This is already beginning to
happen - in 2011 Creative Week Cape Town was centred on The
Fringe.
Fig. 3.4.18 Frieze Art Fair in London is a huge draw, locally and
internationally
Fig. 3.4.19 Cape Town’s Infecting the City public arts festival
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Fig. 3.4.20 Street performers on Las Ramblas, Barcelona
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Kerbside
The international event known as Park(ing) day, which has
been operating since 2005 when the original intervention took
place in San Francisco, encourages the transformation of single
metered parking bays for a day. This initiative, which seeks to
reclaim part of the street space for people rather than cars, has
given rise to many longer term (but still temporary) kerbside
interventions on major traffic routes in cities in the USA, where
parts of the street (generally parking bays) are reclaimed for
uses such as cafe / restaurant seating, cycle parking, and miniparks.
The images demonstrate how small-scale interventions can
make a significant difference to the quality of spaces and
places; and that such interventions can be achieved with an
economy of means. More information on these interventions is
available at: http://parkingday.org/ and http://www.streetfilms.
org/category/public-space/
Fig. 3.4.21
Fig. 3.4.22
Fig. 3.4.23
Fig. 3.24
Fig. 3.4.25
Fig. 3.4.26
Fig. 3.4.27
Fig. 3.4.28
Fig. 3.4.29
The temporary use precedents on these pages illustrate how
limited resources can be used in a creative way to bring about
significant change in the quality and perception of a place.
Creativity is the essence of The Fringe - capturing this essence
in a series of temporary interventions could be a substantial
contribution to the definition and development of The Fringe as
a creative and innovation precinct.
Fig. 3.4.21 to 3.4.29 Kerbside parklets in San Francisco, Oakland and Cape Town (Centre bottom) occupy single parking bays - most are temporary interventions on
Park(ing) Day, but some are permanent additions to the streetscape.
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the fringe | DRAFT urban design framework
3.5 summary lessons for The Fringe
1.
2.
3.
A high level of permeability, with a fine grain
grid based network, will encourage activity on
the street and in the ground floors of adjacent
buildings.
Moderately scaled buildings and streets, with
articulation of building frontage, will create
rhythm and variation, and contribute to local
character.
Variation in street space, with an irregular
grid, will help to define a unique identity and
improve legibility.
4.
Appropriately scaled public space incorporated
into The Fringe will contribute to its function,
character and identity.
5.
Urban character plays a vital role in successful
places, and a key contribution to urban
character is made by adapting existing
buildings, streets and spaces for new uses.
6.
Successful streets are moderately wide, and
strongly defined by a ‘building wall’ along their
edges.
7.
A sustainable core shopping area in a local
shopping street is around 250m in length.
8.
Street activity is generated by creating
multiple destinations along streets, and by
making them attractive.
9.
Temporary activities - such as street markets,
pop-up venues, street performers and
events - reinforce identity, attract people,
can strengthen a trading destination and can
also suggest different ways to use the city,
providing clues for more permanent changes.
12. Branding a place, street or precinct will aid
legibility, entrench its identity and attract
people to work in and / or visit the area.
13. Street furniture should be aimed at pedestrians
- and should be multifunctional: defining place,
emphasising distinctiveness, and providing
comfort.
14. Public art can aid navigation, interpretation
and functionality - it should provoke humour
and thoughtfulness, and can contribute to local
identity.
15. Cape Town is an African city rooted in a set of
aesthetic traditions that draw on its diverse
communities and histories: it is important for
a design and innovation precinct based in this
context to draw on relevant influences.
16. When used innovatively, lighting not only
provides a strong sense of security but can also
positively change perceptions of places.
17. Articulation of horizontal surface textures with
materials and colour can aid spatial definition
and differentiation.
10. Prioritising pedestrians will attract people to
visit the street.
11. Active management of street spaces can help
to reduce or prevent decline, and resuscitate
streets that have declined.
Fig. 3.5.1 ‘Cafe Culture’, Soho London - creating an almost constant presence and activity on the
street
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4. objectives & principles
The development of The Fringe Urban Design Framework is
guided by a number of core objectives and principles. The
study’s objectives are rooted in the vision for The Fringe; and
the principles are derived from these.
The principles are informed by the work described in the
previous two chapters - Context (especially physical and spatial
context) and Precedent Studies.
Fig. 4.1.2 The Fringe
will be a commercial
environment,
embracing old and
new technologies
4.1Objectives
The objectives of The Fringe Urban Design Framework are to:
Facilitate innovation and creativity
The primary intention behind the designation and development
of The Fringe is to create an environment that will foster Cape
Town’s burgeoning creative and innovation industries: to establish
an environment that creative industries will seek out, and in
which they will thrive.
Fig. 4.1.3 The
District 6 Museum
has preserved the
memory of this
essential part of the
city
Focus on commercial activity
The Fringe will be primarily a commercial environment, in which
the focus will be on business activity: strategy, planning and
design; research and development; production; and retailing – in
particular for the core areas of design, media and ICT.
Embrace the heritage of District 6
Fig. 4.1.1 The Fringe will be a centre for innovation and creativity
Fig. 4.1.4 Place Beaubourg in Paris - a great lesson in
contemporary place making in the historic environment
Development in The Fringe should re-establish it as the place
where District 6 meets the city: both spatially and in terms of its
spirit of place; building on the area’s legacy and continuing its
traditions of community, distinctiveness and integrity; through
the development of an environment associated with vitality,
creativity and productivity.
Act local: think global
Development of The Fringe should create a precinct that is
recognisably a part of Cape Town, yet informed by best practice
from cities and towns around the world.
Facilitate an organic process of change
Fig. 4.1.5 Organic change: the Framework will
facilitate work by others ...
The Urban Design Framework should establish robust yet flexible
guidance for the future spatial development of The Fringe,
development that will enhance the area and facilitate its emerging
role, rather than seek to change and transform; to provide a
framework for property owners that will enable them to invest in
their property and surrounding public space, and bring forward
appropriate developments.
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4.2Principles
The Principles that underpin The Fringe Urban Design
Framework are to:
Work with existing character
Fig. 4.2.1 The Fringe has an intrinsic character to its buildings
and spaces, which makes it distinctive and should be preserved
The Fringe already has a distinctive character, to which its
buildings and historic architecture, activities, people, spaces
and places contribute: there is a grittiness to this character
which is intrinsic to its past and present, and will be intrinsic to
its future. The Fringe Urban Design Framework will work with
this existing character to entrench the precinct’s identity as a
distinctive urban quarter: built on retaining and extending its
businesses and people, adapting its buildings and places; and
enhancing the quality of its streets and public spaces.
Work with established urban patterns
Fig. 4.2.2 The Castle Bridge gateway at the junction of Darling
Street and Sir Lowry Road marks the juxtaposition of the
existing city grid with the historic traces of District 6
The clearance of District 6 sought erasure, yet many physical
traces still remain. These, and their juxtaposition with the
CBD grid, contribute to the distinctiveness of The Fringe. The
development of The Fringe will work with the existing and
historic urban patterns, to reinforce the area’s identity and
connection with its past.
Re-establish urban continuity
The Fringe has become a place on the urban edge, instead
of being integrated into a continuous urban environment.
Development in The Fringe will create a place of continuity,
in which the new neighbourhoods of District 6 are linked to
the city centre by a network of moderately scaled streets and
squares; lined with characterful buildings at a human scale,
creating a ‘building wall’ along their edges.
Fig. 4.2.3 Cape Town’s CBD has a network of continuous streets development of The Fringe should link it into this urban continuity
Fig. 4.2.4 Permeability will be essential to creating the active
environment that is envisaged in the vision for The Fringe
82 |
Establish a permeable network
The discontinuity of The Fringe’s street network contributes to
its relatively low levels of movement, and associated activity. A
high level of permeability, with a fine grain grid based network,
will encourage activity on the street and in the ground floors of
adjacent buildings. Development in The Fringe should increase
permeability and continuity alongside the introduction of new
uses and activities, to increase levels of pedestrian movement.
the fringe | DRAFT urban design framework
Deliver a pedestrian environment
The Fringe will become a place in which pedestrians take
precedence over cars. Streets will be designed to create
comfortable routes for pedestrians, not just as conduits for fast
moving vehicles; with wide pavements, trees and canopies to
provide shade; and shops, studios and workshops lining the
busier pedestrian routes. A comfortable pedestrian environment
will help to sustain shops, and facilitate interaction between the
creative and innovative people living and working in the area.
Fig. 4.2.5 Longmarket Street already provides a comfortable
pedestrian environment along part of its length - this should be
extended into the wider area of The Fringe
Integrate public transport with public
space
The implementation of the IRTS will substantially improve
access to, from and around The Fringe. IRT stops could generate
substantial pedestrian activity around them, and so have a
significant impact on the vitality of specific places, even entire
streets. The location of IRT routes and stops will be integrated
with the distribution and articulation of public space, so that
space is provided where it is needed, and the IRT helps to
activate public spaces.
Fig. 4.2.6 Kuyasa public transport interchange demonstrates the
potential to integrate public transport with public space
Extend the city’s public space network
The Fringe currently has limited provision of public space,
poor articulation of those that exist, and a lack of meaningful
connections between them. New development in The Fringe will
define existing public spaces more strongly, provide new public
spaces in new development areas, and strengthen connections
between these spaces and the existing city public space
network.
Fig. 4.2.7 New public spaces in The Fringe will be linked to
the city’s existing public space network, in particular by the
pedestrianised Longmarket Street axis
Facilitate a culture of street activity
There are very low levels of street activity in The Fringe
currently. New and re- development will enliven the area’s
streets through introducing activity at ground floors, in both
new and existing buildings, particularly on key streets and
spaces.
Fig. 4.2.8 Dancing in the streets, Ubuntu Festival,
Cape Town July 2011
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Fig. 5.1 The Fringe Framework Plan: illustrative view from the east
84 |
the fringe | DRAFT urban design framework
5. the framework
The Fringe Urban Design Framework establishes the spatial
parameters for future development, re-development and reuse of existing buildings in the area. It sets out the future
structure of spaces, places and the connections between them.
The complete framework plan is illustrated at Figure 5.6.1 The
Fringe|Urban Design Framework Plan (at the end of this chapter),
and is made up of a series of layers, each focussing on a specific
aspect of the future structure and its spatial implications. It is
integrated with Earthworks Landscape Architects Landscape
Framework to create The Fringe | Landscape and Urban Design
Framework Plan, illustrated at Figure 5.6.2.
The urban design framework layers, described and illustrated
on the following pages, are:
1. character
2. structure and legibility
3. movement systems
4. built form, and
5. open space system
Fig. 5.2 Early sketch of the emerging framework (August 2011)
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5.1 character
One of the over-arching principles identified in Chapter 4 above
is that the framework will work with the existing character
of the area; recognising that this is an important factor in
attracting creative industries to this area. This framework
proposes to retain the overall character of the area, in particular
the architectural & spatial qualities of the core streets, and the
grittiness of its scale and grain. The approach is to enrich the
area’s character by focussing on particular elements within it,
firstly through defining character areas, and secondly through
differentiating local character on a street by street basis.
Character areas
In Section 2.7 we identified a number of existing character areas
across The Fringe local context area. These character areas
were defined according to the differences between them in
terms of their activities and built fabric - the buildings, spaces,
and relationships between these. The existing character areas
are a starting point for the definition of new character areas,
each of which will become a specific precinct within The Fringe.
There are no rigid boundaries between these precincts; in fact it
is important that they are connected and overlap. The precincts
are:
1. Cultural Precinct:
The area defined in Chapter 2 as the Cultural Arc has the
potential to emerge as a fully fledged Cultural Precinct, which
will include the major cultural places and spaces of The Parade,
Castle of Good Hope, and Good Hope Centre.
2.Institutional Precinct
This character area was also identified in Chapter 2, and with
the new library in the Drill Hall and ongoing development at City
Hall will have a strong relationship with the Cultural Precinct to
the north.
3. Design Incubation Precinct
This area was defined as the ‘city edge’ in Chapter 2. With the
redevelopment of District 6 this will no longer be edge, but
transition, and will become the central focus area of The Fringe.
Although this area will see some significant change from its
existing condition, new development will reflect the scale and
grain of the existing urban fabric.
4.Gateway / Bridge Precinct
This precinct functions both as an entrance or threshold to The
Fringe from Sir Lowry / Main Road and a link to Woodstock and
its emerging arts quarter. It will include key mobility routes,
Fig. 5.1.1 Character areas
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the fringe | DRAFT urban design framework
public space and a parking reservoir. The name of this precinct
also refers to the historic name of this part of District 6 - Castle
Bridge.
5. Design Park
Like the precinct described above, this area is currently
part of what was defined in Chapter 2 as ‘Lower District 6’: a
fragmented and discontinuous environment. The extensive
vacant areas currently in this particular precinct will be
developed to become a key mixed use campus with a strong
institutional focus for design, research and innovation, linking
CPUT with the Design Incubation Precinct.
6. Constitution Street Neighbourhood Precinct
Also part of Chapter 2’s ‘Lower District 6’, this precinct will
be developed as a largely residential neighbourhood - the
westernmost of the new neighbourhoods being developed in
District 6. Its focus will be along Constitution Street, which links
The Fringe through this precinct to the more residential parts of
District 6 to the east.
Fig. 5.1.3 Meeting House Square is at the centre of Dublin’s creative
and cultural quarter - the regenerated Temple Bar precinct
Fig. 5.1.4 Manchester’s Piccadilly Gardens in the city centre is a great example
of a gateway public space, in which public transport (the Manchester tram
system) is fully integrated
Fig. 5.1.5 The Vanke Center in Shenzhen, China (Steven Holl Architects)
provides an example of a mixed use urban campus
Fig. 5.1.6 A residential street in Vancouver - an example of the possible future
of the Constitution Street Neighbourhood precinct
7. CPUT Campus Precinct
The CPUT Campus Precinct was defined in Chapter 2. It will
retain its coherence as a distinctive campus environment; it is
likely that CPUT will intensify development on this campus as
part of a strategy to consolidate its currently widespread estate.
This precinct is outside of the scope of this document, however
it is hoped that intensification will create a less inwardly
focussed environment, one with greater permeability, more
street facing buildings, and better integration with surrounding
development - as proposed in the District 6 Development
Framework.
Fig. 5.1.2 The City Hall on The Parade will be at the centre of a
new Cultural Precinct
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Character streets
While the definition of character areas is useful from a planning
and design point of view, people tend to be aware of character
within streets rather than across precincts. There are already
significant differences between the various streets in The
Fringe: the aim is to work with these differences so that each
street has its own particular status and character alongside the
differentiation between character precincts.
Buitenkant, Harrington and Canterbury streets are the primary
streets running through the area in a north-south direction.
Buitenkant currently functions as primary traffic artery,
with some small-scale retail at the southern end and major
institutional uses at the northern end, terminating in The Parade
and Castle. Harrington street is largely simply a service street,
and Canterbury Street is unformed due to the vacant sites along
its eastern side (for more detail, see Appendix 2).
This framework proposes that Buitenkant’s role as a
significant transport route should be recognised, but with
a change of emphasis to include the IRT and the increased
pedestrian movement that this will generate. There are limited
opportunities for development or structural change along this
street; however the framework proposes interventions to the
street itself to provide dedicated IRT facilities (where possible)
and pedestrian improvements such as wider pavements.
Harrington street will be the primary street within the area: no
longer simply a service street, but a focus for activity, including
cafes, shops, studios and offices. The activity of this street
will expand spatially to include Harrington Square, as well as
temporally to include activities such as markets and events. The
street will have a pedestrian focus, with the potential to close
some part(s) of it either permanently or on a temporary basis,
while other parts will have expanded space for pedestrians
either through wider pavements or shared surface.
Canterbury street has always been a ‘faultline’ in the city,
marking the transition between the city grid and that of District
6. Its unique status will be recognised through landscape,
creating a symbolic landscape of memory along its length,
linking a series of significant places and spaces from Castle
to Roeland Street, and including the resurrection of historic
watercourses. This street will no longer be a boundary but a
landscape that links District 6 with the city.
In the east-west direction, the primary streets are Darling /
New Hanover Street (Keizersgracht)1 and Longmarket Street.
Fig. 5.1.7 Character streets
88 |
1This framework accepts the proposal in the District 6 Development
Framework that Keizersgracht should be renamed New Hanover Street; it is
generally referred to as New Hanover Street from this point forward in the
framework
the fringe | DRAFT urban design framework
Caledon and Constitution Streets are locally important eastwest streets. Significant change is proposed to the existing
Keizersgracht in the District 6 Development Framework,
to create the newly named New Hanover Street, including
substantially reducing its width and creating a local activity
street at its western end. This framework endorses that
approach.
Longmarket street is one of the longest and most diverse
streets in the city – and at the city scale there is a focus on
this street as a pedestrian connector. This framework will build
on that to create a pedestrianised route at the eastern end,
linking CPUT into the city via The Fringe. Longmarket Street
will connect a series of public spaces along its length, including
Greenmarket Square near its western end and a series of new
public spaces delivered via this framework, at its eastern end.
Caledon street will be reinforced as a local neighbourhood
street, with a focus on residential uses at its eastern end, as
well as community uses, local shops and other complementary
uses.
Whereas New Hanover Street is a primary structuring element of
the District 6 Development Framework, and a link between upper
Woodstock and the CBD, Constitution Street is an important
local link between District 6 and the eastern CBD, via the Fringe.
There is scope to substantially reduce the width of this street,
especially at its western end, to reduce its traffic focus and
reinstate it as an important local linking street within District 6,
connecting its schools and parks, and with new development
creating new frontage to better define the street space. This
street also links a number of sites of memory in District 6, and
provides an opportunity to link these together by creating a
District 6 ‘neighbourhood street of memory’, which will intersect
with the landscape memory of Canterbury Street.
Fig. 5.1.8 Sketch of an emerging system of streets and public
spaces (August 2011)
Fig. 5.1.9 A sketch overlay for Harrington Street, suggesting a street market
along its length, and new uses bringing activity to Harrington Square
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5.2 structure & legibility
The area is currently characterised by a lack of structure: with
vacant plots and empty sites bisected by roads. Only at its
western end does it exhibit any conventional urban structure
of streets and blocks. This framework seeks to extend this
structure through the remainder of the area, to create a system
of urban streets defined by the built form.
The framework proposes the extension of the existing street
grid, and resurrection of parts of the ‘lost’ street grid, to
create a regular pattern of streets and blocks. In addition, the
framework will reinforce existing street frontage patterns in the
western half of the area and create new frontage to streets in
the eastern half, by requiring new development to be built to
the back of pavement (i.e. with limited or no setbacks at ground
floor and lower levels).
The framework recognises key axes and view corridors, and
defines a system of landmarks, gateways, thresholds, corridors
and nodes, as illustrated on Figure 5.2.1 Structure and legibility.
Axes and view corridors
Primary axes and view corridors include:
-- Strand Street, from lower Woodstock to the Grand Parade
-- Sir Lowry Road, from Woodstock and Main Road to The Fringe
-- Longmarket Street, connecting CPUT via the proposed Design
Park to The Fringe and the eastern CBD beyond; as well as
connecting a set of new public spaces with the existing city
public space network
-- New Hanover Street / Darling Street, from District 6 via The
Parade to Adderley Street
-- Caledon Street, from CPUT to the Institutional Precinct via
Harrington Square
-- Constitution Street, from District 6 to The Fringe and
Harrington Square
-- Buitenkant Street, fom Vredehoek and Gardens to The Parade
via The Fringe
-- Harrington Street, from Lower Gardens to the Castle via The
Fringe and Harrington Square
Fig. 5.2.1 Structure and legibility
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landmarks
Existing landmarks in the area include City Hall, the Castle and
the Good Hope Centre, all of which are of city-wide importance,
as well as the Granary, which is locally important. Future (re)
development should provide additional city-wide and local
landmarks that respond to the proposed structure and system
of axes, in particular at the junction of Canterbury and Darling
Streets, through future redevelopment of the bus station, and at
Harrington Square.
Gateways and thresholds
The principal future gateway is proposed at the junction of Sir
Lowry Road with Darling, New Hanover and Canterbury Streets.
Other local gateways and thresholds include the eastern end
of Caledon Street where a future entrance to CPUT could be
sited on Tennant Street, the junction of Canterbury and Roeland
Streets, the junction of Caledon and Buitenkant Streets, and the
intersection of Constitution and Canterbury Streets.
Corridors and Nodes
Harrington and New Hanover Streets are proposed as primary
corridors through The Fringe. Each of these has an associated
node:
-- at Harrington Square and along Harrington Street, and
-- on New Hanover Street between Tennant and Mount Streets.
These 2 nodes are both approximately 250m long, which
corresponds to the length of a sustainable core shopping area
identified through the precedent studies described in Chapter 3.
Fig. 5.2.2 Sketch of public space network, axes and corridors
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5.3 movement
Pedestrian movement
Pedestrian movement is critical to any area’s vitality,
contributing to liveliness, the safety of its streets, and the
success of local businesses. Future development in the area
will need to seek to increase rather than reduce pedestrian
movement, through creating an environment that promotes
walking. There are four main factors that should be addressed:
-- reasons to walk: destinations in and outside of the area, and
reducing options for vehicles
-- walking comfort: pavement surface, and protection from rain
and sun
-- walking interest: buildings with active frontage (such as
shops, workshops, studios) and vegetation such as mature
trees
-- walking safety: building frontage to back of pavement, clearly
defining the public realm and creating passive surveillance
Currently the main reasons for pedestrian movement through
the area are either commuters walking between parking and
the city, or CPUT students walking from the rail, bus and
taxi stations. Much of this foot traffic is through areas that
are uncomfortable, unattractive and potentially unsafe. The
urban design framework will increase pedestrian movement
by retaining substantial (commuter) parking, bringing new
uses and activities, and significantly improving the pedestrian
environment. Pedestrian improvements will include streetscape improvements and new built frontage to create solar and
rain protection, generate interest at ground level, and promote
safety. The principal proposed pedestrian movement routes are
illustrated in Figure 5.3.1 Proposed Pedestrian Movement.
Fig. 5.3.1 Proposed Pedestrian Movement
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Integrated Rapid Transit
The extension to the Integrated Rapid Transit (IRT) will bring
several routes through The Fringe. It is important that the
system’s routes, stations and stops are configured so as
to reinforce The Fringe objectives, including place-making
(identity), accessibility, pedestrian movement and parking. This
urban design framework largely endorses the proposed routes.
Of the two options currently being considered for the routing of
feeder routes from District 6 to Darling Street, the framework
favours bringing the feeder route via Sir Lowry Road and
Tennant Street, rather than along the stretch of New Hanover
Street between Tennant and Darling Streets.
The framework proposes that the trunk route IRT station on
Sir Lowry Road should be sited at the principal gateway to
The Fringe: the junction of Sir Lowry and Darling Streets; in
conjunction with a new public square - to create the new Castle
Bridge Gateway public space (see Section 5.5 below). On the
feeder routes, stops should be located on Tennant Street near
Longmarket Street (for CPUT), on Tennant between Constitution
and Roeland, and on Buitenkant between Albertus and
Caledon. As well as serving various parts of The Fringe, each
of these stations and stops will be very close to one of the four
public parking garages (see below) that are proposed by this
framework. The IRT routes and proposed stops are illustrated in
Figure 5.3.3 Proposed IRT routes and stops.
Fig. 5.3.2 MyCiti bus on Cape Town’s IRT network
Fig. 5.3.3 Proposed IRT routes and stops
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Vehicle movement
The Fringe is currently dominated by vehicles, whether for
movement or parking. Redevelopment of parking areas and
provision of new public parking facilities on the edge of the area
close to primary vehicular movement routes will substantially
reduce the impact of parking, while the provision of dedicated
IRT routes will reduce the road space available for incoming
city-bound traffic. To further assist with traffic reduction, this
framework:
-- endorses proposals that Darling Street should be closed to
vehicle traffic (except IRT) at The Parade between Buitenkant
and Plein Streets
-- proposes that the junction between Sir Lowry Road and
Darling Street should be reconfigured, with IRT following the
existing carriageway and other vehicles required to follow
a new alignment via Mount Street to the junction of New
Hanover and Darling Streets
-- recommends that consideration should be given to a primary
vehicle connection between Strand Street and Sir Lowry Road
between the N2 flyover and its onramp from Strand Street.
The proposed primary, secondary, and local vehicular
movement system is illustrated in Figure 5.3.4 Proposed
Vehicular Movement.
Fig. 5.3.4 Proposed Vehicular Movement
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Parking
There are currently approximately 4,000 parking spaces
available in the East City, made up of 1,550 on street parking
bays, 2,000 in formal parking lots (of which half are on The
Parade), and nearly 400 in informal lots. Calculations by Arup1
suggest that this existing parking provision is grossly inadequate
for the existing floor space in the area. Moreover, the
development proposed in this framework will result in at least
1,500 of the existing bays being lost through redevelopment of
vacant sites and Harrington Square.
The framework therefore proposes four public parking garages,
to:
-- replace the parking that will be lost;
-- ensure that this parking continues to generate pedestrian
movement through the area; and
-- provide additional parking to service new development,
especially development on smaller sites that might otherwise
not be viable.
The four proposed parking garages are illustrated in Figure 5.3.5
Proposed public parking garages, and include one multi-storey
car park (MSCP) on Gore and Van de Leur Streets (Sir Lowry
Triangle), and three underground parking garages at Roeland
Street (between Canterbury and Drury Streets), Tennant Street
(between Caledon and New Hanover Streets - Tennant North),
and Tennant Street / De Villiers Street, opposite Stirling Street
(Tennant South).
Each of these garages is located adjacent to, or one block away
from, an IRT stop or station, which will enable easy transfer
between private vehicles and the IRT system. Figure 5.3.11
illustrates the relationship of parking garages, IRT stops and
the walking distance between stops and garages. Each of these
proposed garages has a range of potential capacities depending
on the number of floors (below or above ground) and the extent
of coverage. The indicative capacity variation by floor is shown
in the table at Figure 5.3.6.
1 ARUP, ‘The Fringe’ Design Initiative: Transport Strategies – Report for Cape
Town Partnership, Issue 1 | February 2011 (DRAFT)
Fig. 5.3.5 Proposed public parking garages
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the fringe | DRAFT urban design framework
Site
Extent
min floors
No. bays
max floors
Sir Lowry Triangle
contained within Gore & Van de Leur Streets
4
Roeland Street
between Roeland, Canterbury, Bloemhof and Drury
Streets
ABOVE ground
420
8
ABOVE ground
830
1
BELOW
ground
400
3
BELOW
ground
1200
Tennant North
between Caledon St & New Hanover St as far as the
ACVV building
1
BELOW
ground
950
3
BELOW
ground
2850
Tennant South
between Constitution, Tennant & Mackenzie St, up
to the Engen fuel station
1
BELOW
ground
450
3
BELOW
ground
1200
Total potential bays
Figure 5.3.6 Table showing indicative capacity of proposed parking garages
2320
No. bays
6080
The four garages would provide anything between
approximately 2,300 bays (replacing the bays lost through
development), and over 6,000 bays, depending on the number
of floors developed. Additional capacity could be delivered
through extending Sir Lowry Triangle MSCP over Gore and Van
der Leur Streets, which would double capacity of this garage;
and/or developing additional basement levels on any of the
proposed garages.
Further work will be required to determine future parking
demand, and the most appropriate way of meeting that
demand, including the potential for waiving parking
requirements entirely. Where parking is provided on any
development in The Fringe, it should generally be provided
below ground only.
Where parking is provided in above ground structures, THESE
STRUCTURES SHOULD NOT BE VISIBLE FROM THE STREET and
should be concealed within or behind habitable parts of the
building.
Fig. 5.3.10 A parking garage in New York wrapped with habitable space on every
floor
Fig. 5.3.7 The Fringe is currently dominated by parking - new parking structures will be needed
to cater for current parking needs that will be displaced, as well as new parking demand
96 |
Fig. 5.3.8 & 5.3.9 This parking structure in San Jose integrates retail uses at the ground floor, and a banqueting suite (with terrace)
at the top floor; however it requires a layer of commercial activity along the front facade to minimise impact on the street.
the fringe | DRAFT urban design framework
Integration of transport modes
Cape Town’s transport system, like those in other South African
cities, has for many decades been dominated by private,
car based, transport. Cape Town does have a better public
transport system than most other cities in South Africa; and
much work is in progress to improve this.
The switch from a car dominated system to one that favours
other transport modes relies on a number of factors, which
include aspects relating both to the transport system itself
and to the built environment. The transport system will need
to provide convenience, comfort and security; which will
be addressed through the quality and frequency of (public)
transport services, and choice of routes. These aspects are a
function of good transport planning and fall outside of the scope
of this document.
The success of a public transport strategy is equally reliant
on broader factors, in particular how well different modes are
integrated, and how the built environment is shaped to support
these.
This urban design framework has examined how these factors
can be addressed in The Fringe, through for example:
-- creating comfortable walking routes through the area,
especially to and from parking garages and public transport
stops
-- aligning parking garages with IRT stops, to enable people to
easily change from car to MyCiti bus for their journeys within
the CBD
-- creating public spaces around major public transport
stops/ interchanges, to provide gathering space for people
embarking or disembarking from transport.
Fig. 5.3.11 Composite plan of IRT stops and 100m catchment areas, pedestrian routes, and parking garages
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5.4 BUILT FORM
The Fringe provides an opportunity for substantial new
development to cater for the requirements of industries in the
creative, media and innovation sector. Equally important, are
the many opportunities for re-use and refurbishment of existing
buildings to accommodate these industries, especially for the
many small and emerging enterprises that are prevalent in this
sector.
The refurbishment of existing buildings, and development of
new buildings in The Fringe should respond to the principles
defined in Chapter 4, and each of the framework layers
described above. The primary defining principle for all new
development is that it should work within and reinforce the
proposed system of blocks and streets, as an extension and
consolidation of the urban grid.
The refurbishment of existing buildings is often better
suited to the requirements of small and emerging creative
enterprises, due to the potentially lower rental requirements
of such buildings. Existing buildings also play a fundamental
role in defining the area’s character, and their retention and
refurbishment is essential to maintaining the existing character.
Lower rentals and established character are two of the factors
that have been vital in attracting creative and innovation
industries to The Fringe already, and it is important that
these factors are maintained: one of the lessons drawn from
the precedent studies discussed in Chapter 3 is that “urban
character plays a vital role in successful places, and a key
contribution to urban character is made by adapting existing
buildings, streets and spaces for new uses”. In response, it
is a key principal of this urban design framework that new
development in The Fringe should work with existing character
(see Chapter 4 above).
It is therefore a key requirement of this framework that existing
buildings are retained wherever possible, and adapted for
new uses in the creative, media and innovation industries.
Adaptation of existing buildings may include substantial
alterations - including additional floors in some cases provided that the general scale and grain of the local context
is maintained (see Chapter 6 Design Guidelines for detail on
building height and scale),
New buildings in The Fringe should also respond to their
context, in particular the area’s character and proposed
activity. Development opportunities may be quite different
in the western (west of Canterbury Street) and eastern parts
Fig. 5.4.1 Built Form Strategy
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the fringe | DRAFT urban design framework
of The Fringe. In the former, new buildings will largely be infill
development, and will need to respond very closely to the grain
and scale of existing buildings. In the eastern part, buildings
may be larger, occupying entire city blocks – however they
should be scaled and articulated in such a way as to continue
the prevailing grain of streets on which they are located.
The mix of uses in any building refurbishment or new building
should take cognisance of the character of the streets on which
they are located, so for example buildings on Harrington Street
should predominantly accommodate commercial uses, while
buildings on Constitution Street will principally accommodate
residential uses.
Ground floors of new and existing buildings should have a
functional relationship with the streets on which they are
located, with principal building entrances directly on the street.
On Harrington Street in particular ground floors (whether in
new or refurbished existing buildings) should accommodate
retail, studio / workshop or similar uses with extensive glazed
shopfronts, encouraging interaction with the street.
Finally, buildings should generally be built to the back of
pavement (i.e. no setbacks at ground and lower floors), to
strongly define the space of the street. The exception to this is
Canterbury Street, where a landscape framework will provide
guidance on setback lines required on each of the blocks along
the length of the street, in particular at the northern end. The
3 blocks bound by Primrose, Caledon, Canterbury and Darling
Streets, which are identified in the District 6 Framework Plan
for housing and mixed use development, will also need to
accommodate significant areas of landscaped public space, as
discussed in Section 5.5 below.
Fig. 5.4.2 An example from Manchester of an older building refurbished with
additional storeys added to it
Fig. 5.4.3 This building in Vancouver illustrates the value of a transparent
ground floor, which enlivens the streetscape
The broad strategy for built form is illustrated at Figure 5.4.1
Built Form Strategy. More detailed guidance is provided in
Chapter 6: Design Guidelines.
Fig. 5.4.4 In Manchester, older warehouse buildings have been adapted for new
uses, and new buildings added in a way that fits with the existing fabric
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5.5 open space SYSTEM
The Fringe currently includes vast swathes of open space, most
of which is simply unbuilt land, or vacant sites. The framework
seeks to structure the public realm, through defining what
is public and what isn’t, and through creating a hierarchical
approach to the open spaces that make up the public realm.
The public realm includes the street spaces, public spaces, and
public parks and gardens.
The establishment of an open space and public realm system
in The Fringe has been examined in greater detail through the
preparation of The Fringe Landscape Framework by Earthworks
Landscape Architects.1
This chapter of the urban design framework establishes the
key public realm urban design principles for streets, public
spaces, and parks and gardens; and also presents a summary
of the Landscape Framework’s principles and layers, and the
framework itself.
Street space
The spaces of the street system have been discussed in some
detail under character, structure and legibility, and movement.
It is worth re-emphasising here the importance of the street
space being clearly defined by the buildings that enclose it on
either side, and activated by the activities that take place inside
those buildings.
Equally, the streets in The Fringe play a key role in defining
the area’s character, and each has its own integral character.
This should be reflected in the treatment of the public realm, in
particular in terms of paving, tree planting, and street furniture;
to emphasise the importance and/or function of each street.
The principles for the treatment of the public realm of the
streets are set out in the table at Figure 5.5.2 opposite.
Many of these street-scape interventions will take some time
to put in place. Consideration should be given to temporary
kerbside interventions such as the parklets and pop-up cafes,
reviewed in the precedent study above.
Fig. 5.5.1 Proposed open space system
100 |
1Earthworks Landscape Architecture (ELA) - Life to The Fringe, for Cape
Town Partnership, 2012
the fringe | DRAFT urban design framework
Public Spaces
The public spaces proposed for The Fringe will form part of the
city’s existing network of public spaces, linked to this network
by the pedestrian movement system. The most significant
public space in the city – The Parade – is on the northern
edge of The Fringe, and this framework incorporates existing
proposals for this space, including the removal of ordinary
vehicular traffic on its southern side and extension of the
existing pavement. The Parade will become part of a much
bigger public space – a cultural landscape that incorporates
The Parade, the parks and gardens of The Castle, and a new
gateway public space at the junction of Sir Lowry Road with
Darling, New Hanover and Mount Streets.
This ‘cultural landscape’ should be considered as one overall
space, with the minimum of barriers within it (castle moat and
walls excepted) – stretching unhindered from Plein Street to
Mount Street, and from Darling Street to Strand Street. Traffic
will continue to be accommodated in this space; in particular the
IRT, which will run in a segregated route along Darling Street.
Other vehicles will be accommodated on Buitenkant Street and
Darling Street (east of Buitenkant Street only), but at reduced
volume and subservient to other users, especially pedestrians.
The removal of the existing car parking at Harrington Square will
create a public square as the heart of The Fringe. The square
should be enclosed by new development on the southern and
eastern sides, while the space and paving of the square should
extend over Harrington Street and Caledon Street. Harrington
street should be pedestrianised between Albertus and Caledon
Streets, while Caledon Street should remain open for vehicular
traffic, but across a shared surface where the pedestrian clearly
has priority. Harrington Street will be the principal venue for
temporary uses and events, such as those reviewed in the
precedent study above.
Two new spaces are proposed at the centre of the Design
Park, at the eastern end of Longmarket Street, as part of the
pedestrianised Longmarket Street public space network, and to
create a central social space for this precinct. This double space
should also be positively linked to, and work in conjunction with,
the open space at the heart of the CPUT campus.
Public Realm Principles for streets:
Street
Role
Pavement surface
Vegetation
Street furniture
Buitenkant
Street
Primary public transport
and pedestrian route
Wider pavements,
especially at IRT stops,
with emphasis on public
transport over private
vehicles
Additional formal tree
planting in median or
pavement
As required by IRT (bus
shelters and benches)
and lighting as per city
standard
Harrington
Street
Principal retail and studio
activity spine in The Fringe
core area, and pedestrian
route
Substantially wider
pavements, with limited
vehicular road space
Additional tree planting at
Harrington Square, and in
parts along its length
Distinctive street lighting,
benches, bins etc.; to
emphasize role of street
and creativity - Fringe
specific
Canterbury
Street
Place of memory and
‘stitch’ linking District 6 to
The Fringe
Limited vehicular road
space, and substantially
wider pavement to include
linear soft landscape
incorporating water
Additional informal
tree planting and soft
landscape vegetation
Some street specific
lighting and benches
plus heritage markers
(Potential heritage trail)
to complement landscape
and emphasise memory
role
Longmarket
Street
Pedestrian movement
route and connecting axis
linking CPUT to The Fringe
and the city
No vehicle through route,
single pedestrianised
surface
Tree planting at public
spaces within Design Park
Specific street lighting
along entire length of
street; within The Fringe
benches and other street
furniture to be Fringe
specific
Caledon
Street
Residential
‘neighbourhood’ street
and local axis between
CPUT and City Hall
Roadway and pavements
to District 6 standard
Some additional tree
planting on either side
Street furniture to District
6 standard
Constitution
Street
Residential
‘neighbourhood’ street
and memory street linking
upper District 6 with The
Fringe
Much reduced road
width, to one lane in
each direction, with wide
pavements. Roadway and
pavements to District 6
standard
Additional pocket
planting to create shaded
pedestrian street
Street furniture to District
6 standard; plus heritage
markers (Potential
heritage trail) and public
art
Fig. 5.5.2 Table showing principles for treatment of different streets
A new public space at the intersection of Canterbury and
Constitution Streets will be trafficable by vehicles across
a shared surface. This space will bring together the two
memory strands – Canterbury Street landscape memory and
Constitution street District 6 spatial memory – and should link
these to the active heart of the Fringe at Harrington Square.
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Parks and gardens
During the 2010 Soccer World Cup, the Castle grounds at the
corner of Darling and Buitenkant Street were made available
for an open market. This framework proposes that the castle
grounds outside of the castle walls, and including the moat,
should be permanently open to the public as part of the
extended cultural landscape space incorporating the Parade
and The Fringe gateway space.
In addition, the framework proposes the establishment of a
landscaped linear park / memorial garden at the southern end
of Canterbury Street, incorporating parts of the city blocks
between Primrose and Canterbury Streets. This park space
would terminate the memory landscape of Canterbury Street,
including the reclaimed water course, and act in contrast to the
solidity of the Castle.
Landscape framework: Principles
Fig. 5.5.3 Fresh water streams from Table Mountain currently flow in storm
water pipes underneath The Fringe.
Fig. 5.5.4 Tree pockets are the only vegetation in The Fringe and form a unique
feature within the urban landscape.
The landscape framework has been developed by Earthworks
Landscape Architecture through a process of firstly mapping
the fundamental elements and systems that make up the urban
landscape of The Fringe; and secondly through this process
developing a set of landscape principles, which act as overall
guidelines for the articulation of the public realm in The Fringe.
These then have fed into the definition of a spatial landscape
framework for The Fringe.
The mapping process undertaken by ELA identified:
-- biophysical characteristics of The Fringe, including natural
processes and ecosystems that functioned in the area prior
to any urban development, such as geology, hydrology, and
natural vegetation;
-- intrinsic landscape characteristics, including pattern and
structure of current and previous (lost) landscapes; and
-- how people use the area at different times of the day and
week.
The landscape principles build on this mapping process and are
summarised on the following pages.
Fig. 5.5.5 The Fringe has few spaces for people to spill out into the
urban landscape.
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Fig. 5.5.6 Street art is an intrinsic characteristic of The Fringe.
the fringe | DRAFT urban design framework
Fig. 5.5.7 The natural hyrdrology in Cape Town’s city bowl - The
Fringe local context area is shown in red dashed outline
Fig. 5.5.8 The natural vegetation in Cape Town’s city bowl
Fig. 5.5.9 The natural geology in Cape Town’s city bowl
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Landscape Design Principles: Hydrology
1.
Celebrate and use storm water to create
positive urban features
-- The design of urban drainage systems should aim to replicate
natural drainage prior to development. This can be achieved
through the use of various features such as green roofs,
soakaways, swales, detention ponds and wetlands. Water
reuse and recirculation in The Fringe will contribute to the
health of the city water ecosystem, educate people about
the city’s fresh water systems, and provide a restorative
counterpoint to the harshness of the urban environment.
2.
Fig. 5.5.10 A diagram indicating how sustainable urban drainage system (SUDS) components are interconnected. The
purpose of SUDS is to mimic pre-development drainage and reduce and manage storm water runoff
Use natural processes to de-contaminate the
city’s fresh water system
-- Bio-remediation and Phyto-remediation should be used to
clean up the polluted water systems in the wider catchment
area of The Fringe. This will allow the Table Mountain fresh
water runoff that is currently captured by the underground
storm water system to be brought to the surface and
channelled through the area for public use, so creating a
seasonal, playful and celebratory feature which locals and
visitors can interact with.
Landscape Design Principles: Vegetation and
Geology
3.
Draw life back into The Fringe
4.
New vegetation introduced to The Fringe
should have fruits or flowers to attract birds
and insect life, and should be largely of the
Renosterveld fynbos type to replicate as
closely as possible pre-development vegetation
conditions.
Structure and enhance the urban
landscape
-- Trees and planting should be used to screen unattractive
elements of the urban environment, such as parking lots, road
traffic and blank facades. Trees should also be used to provide
shade and to frame views.
5.
Fig. 5.5.11 & 5.5.12 Plan (above) and section (below) showing how tree pockets
can define space, creating different areas of containment and exposure
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Fig. 5.5.13 Trees enhancing an existing feature on site
Create local areas of pocket planting
-- Tree pockets are an intrinsic characteristic of The Fringe’s
existing landscape structure - this characteristic should be
preserved through creating local areas of pocket planting
instead of linear avenue planting.
the fringe | DRAFT urban design framework
Landscape Design Principles: People Use
6.
Play spaces for young children must ensure a
safe and inspiring environment
-- Play spaces should be defined, safe, accessible, nonprescriptive to encourage free play, and include art and
sculpture. Play spaces should stimulate the 5 senses, through
use of responsive materials, planting, water and light/shade.
7.
People spaces in The Fringe must be designed
to engage all their users
-- People spaces should be multi-functional, function night and
day, integrate public art, be interactive and locally contextual,
integrate information technology, be durable, respond to
local micro-climate, allow for public surveillance, include
pedestrians and cyclists, incorporate playful and informative
signage, and each should have its own unique characteristics.
Landscape Design Principles: Intrinsic
Landscape Characteristics
8.
Fig. 5.5.15 Play spaces should relate to the seasons and change over time.
Plants could be used as an indicator of seasonal change.
Fig. 5.5.20 The micro-climate conditions should be considered when designing
and locating a play space. There should be sufficient shade areas and also
places to sit and enjoy the sun.
Fig. 5.5.16 Play areas for young children should be defined with a safety fence.
The fencing should be designed in a way that suits both the site and the needs
of the children.
Use public art installations to enhance The
Fringe’s intrinsic landscape character
-- The Fringe currently has few intrinsic landscape
characteristics, which are limited to tree pockets, views and
the juxtaposition of contained and exposed landscapes. Public
Art can be used to reveal and enhance these, and add a new
narrative. This could include aspects of commemoration,
education, playfulness, and social commentary.
Fig. 5.5.17 Children should be allowed to play in a wide variety of ways, this
offers a range of challenge levels and different play options for children with
varying abilities.
Fig. 5.5.18 Use of natural light combined with built structures and vegetation
can enhance public space. The local micro climate must be taken into
account when designing different spaces e.g. climbing on north facing walls,
skateboarding in a combination of light and shade areas/ amphitheatre facing
east west etc.
Fig. 5.5.14 Play spaces should stimulate the five senses. This can be achieved
through the use of responsive materials such as sand and water. Water has
great potential for creative and interactive play.
Fig. 5.5.19 People spaces should be accessible to all,allowing disabled and nondisabled adults and children access to public space.
Fig. 5.5.21 Play spaces should as far as possible make use of natural materials
found on site. For example smaller rocks found on site can be used for stepping
features, larger rocks can be used for climbing walls. Existing mature trees
should be retained and incorporated into the design of the space.
Fig. 5.5.22 People spaces should relate to the environment and enhance its
setting. Unique and interesting characteristics of the surrounding area (which
may relate to its geology, history or natural history) should be identified and
incorporated into elements in people space.
Fig. 5.5.23 Ensure all designs allow for constant public surveillance.
Structures should be no higher or deeper than 1.2m and should be visible
from at least two sides.
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the fringe | DRAFT urban design framework
landscape framework: layers
WATER ROUTES AND FEATURES
Constitution and Canterbury Streets offer the opportunity to
bring to the surface the historic streams currently confined to
storm water pipes. Fresh water flowing beneath Canterbury and
Tennant Streets could be diverted to flow in surface channels
along Canterbury and Constitution Streets, merging where
these streets intersect. The proposed water routes are based on
historical data indicating the route of the Devil’s Peak streams
that flowed through the area and fed into the Castle Moat, as
well as an understanding of the existing stormwater system.
The exact locations of the historic streams are unclear; the
route down Constitution Street is chosen to add to the sense
of place, educational value and aesthetics of this pedestrian
route. Stream flow patterns reminiscent of the historic streams
continue through Harrington Square and down Harrington
Street, terminating in the Castle Moat as a river delta, and
reflecting the history of using the streams to fill the Moat.
Water channels would run above and below ground level
depending on vehicular use of the spaces. The channels should
be no more than 70mm deep to avoid tripping hazards. In
places where the water flow lines cross roads these will become
paving lines resembling the water flow pattern. In some cases
trees are planted in the channel with permeable paving to allow
infiltration.
Water features in public spaces include those at Canterbury
Square (at the intersection of Canterbury and Constitution
streets and the convergence of the two water routes), at
Harrington Square and at the Design Park squares.
KEY
Proposed water feature
Proposed water route
Existing Castle moat
Fig. 5.5.24 Landscape Framework: Water
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the fringe | DRAFT urban design framework
VEGETATION
The establishment of new tree planting will be based on the
principle of pockets of trees rather than avenues. The streets
are fairly hard urban landscapes with limited opportunities for
planting of shrub and ground cover vegetation. New vegetation
can be introduced in larger open spaces and smaller pockets
located around existing and proposed buildings.
Mackenzie Street Park offers the only viable option where an
ecological zone of Renosterveld Fynbos vegetation could be
established, to echo the original natural vegetation of the area,
prior to formal urban settlement. Constitution Street provides
an opportunity to create a shaded walkway connecting the
park to the squares in The Fringe core area, and a link to the
surrounding urban fabric. The Fringe has one small playground
on Harrington Square, but this is insufficient to serve the
existing residential population, let alone new residents as
District 6 is renewed, and in any event may be developed as
part of the redevelopment of Harrington Square. Two new play
areas are therefore proposed, at the Mackenzie Street Park and
at the confluence of the water courses at Canterbury Square
Tree pockets are sprinkled throughout the study area. Their
location responds to the built form as well as softening
streetscapes. The contrasting hard and soft streetscapes in
streets such as Harrington and Buitenkant will add to the sense
of place of The Fringe as a working environment. Shade provides
relief and many of the tree pockets will have seats to allow
pedestrians to rest. A mix of deciduous and evergreen trees
will be informed by each location allowing for winter sunlight to
reach the pavement.
KEY
Proposed deciduous trees
Proposed evergreen trees
Existing trees
Soft public open spaces
Fig. 5.5.25 Landscape Framework: Vegetation
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PUBLIC OPEN SPACE SYSTEMS
This framework proposes that a single public space paving
surface is extended over Darling, Castle, Lower Plein and
Lower Sir Lowry Roads. This will connect and enhance the
proposed Cultural Heritage Precinct around the Castle creating
a simplified public environment respecting and highlighting the
importance of the Castle, as illustrated in Figure 5.4.26.
Longmarket Street, a pedestrianised street throughout The
Fringe, is strengthened by having the same paving language
throughout. Well defined pedestrian crossings are proposed at
every street interface. This enhances the pedestrian-only route
and provides safe crossings, which currently do not exist.
Sections of Buitenkant, Canterbury and Constitution Streets are
re-paved, creating more pedestrian friendly areas (see Figure
5.4.26). The paving responds to the built form and provides
opportunities for the activities inside to spill out into pedestrian
areas. The streets still allow for vehicular movement, however
traffic calming measures will be introduced.
PEDESTRIAN ROUTES
School children attending schools in District Six pass through
The Fringe to and from the Central Station. They currently
weave through streets and open spaces.
Students walk from the station to CPUT and from CPUT to their
residences located in the Fringe. The routes can be turned into
vibrant pedestrian routes that reflect and inspire the youthful,
creative nature of the students, which is to be celebrated as
part of the culture of The Fringe.
A diversity in choice of route, legibility and permeability help to
create positive and safe pedestrian routes.
KEY
Pedestrian routes
Soft public open space
Longmarket Street
Pedestrian and vehicular areas
Public squares
Cultural Heritage Precinct
Fig. 5.5.26 Landscape Framework: public open space and pedestrian routes
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HISTORICAL ELEMENTS
The historical layer of the landscape framework includes the
old street grid and features identified in the initial site analysis
of The Fringe. These features are old cobbled streets, many
of which are located in inaccessible alleys between existing
buildings. The Holy Trinity Church footprint is located in
Harrington Square. There are possible archaeological sites
in Mackenzie Street Park and other undeveloped land. The
historical street grid should be incorporated and acknowledged
in the design of pedestrian routes.
District 6 can be memorialised through public art in the Fringe.
PUBLIC ART
The art route is along student and school routes. Temporary art
can be in the form of transforming the existing bland concrete
block paving into a colourful route that students and scholars
can relate to. Scholars walk along the historical grid so a playful
narrative in the form of art installations can be incorporated
into or along this route.
Art installations can be used to draw people into spaces that
are currently not being used and create a positive and inspiring
sense of place. Public art also has a key role to play in the
memorialisation of the history of District 6 - making this tangible
in an accessible way to new and old residents, and visitors to
the area.
1
4
5
1
2
3
Many blank building facades are proposed to be street art
features that relate to the use and character of spaces and
streets within The Fringe. This type of art is an intrinsic feature
of The Fringe and should be retained in future development.
2
2
1
KEY
2
Proposed art
1
Cobbled lane
Proposed art route
2
Possible archaeological site
Existing art
3
Ornate lamp post
Possible archaeological site
4
Holy Trinity Church
Historic street grid
5
Lambs Lane
2
Fig. 5.5.27 Landscape Framework: historical elements, public art routes and locations
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the fringe | DRAFT urban design framework
THE LANDSCAPE FRAMEWORK PLAn
The main aim of the Landscape Framework plan is to draw life
back to The Fringe and to create vibrant public spaces through
the use of the “landscape elements” namely water, vegetation,
and public art. In addition ELA has looked at public open space
and street environments, creating more pedestrian friendly
places by increasing pavement widths, introducing pedestrian
crossings and traffic calming measures.
Water
The framework proposes that the historic water flow patterns
be reflected in a combination of shallow stormwater channels
and paving patterns. The water could be used to reflect not
only the historic water routes but also aspects of District 6 i.e.
celebrating the historic footprint of the Holy Trinity Church as a
reflective pond. The water will then continue through Harrington
Square and down Harrington Street and eventually feed into the
Castle moat. The water will be surface runoff and will therefore
be a seasonal display, alternatively water from the moat or
rivers could be circulated through the system. Permeable
paving will increase the infiltration of stormwater and reduce
downstream runoff problems.
Vegetation
In keeping with the unique quality of the existing trees, tree
pockets are proposed along streets and pedestrian areas. The
tree pockets respond to internal activity to lead people outside
in comfortable micro-climates and along pedestrian routes. The
tree pockets respond to existing buildings by framing features,
screening unsightly facades and enhancing nooks created by
buildings that are set back.
Public open space
Fig. 5.5.28 The Fringe Landscape Framework Plan
A series of public open spaces are proposed throughout the
Fringe encouraging a ‘spilling’ out of the creative energy into
the vibrant outdoor stage of the urban landscape. These
spaces are defined by paving, water features, pockets of trees,
benches, pedestrian lighting and public art.
Public art
Public art should be context specific - relating to the history,
natural history and creative energy of people working and living
in and around The Fringe.
The Landscape Framework by Earthworks Landscape Architects
is illustrated at 5.5.28.
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the fringe | DRAFT urban design framework
5.6 THE FRAMEWORK PLAN
the fringe | urban design framework plan
The Fringe | Urban Design Framework Plan is illustrated in figure
5.6.1 below. This framework plan brings together the layers
described above to indicate:
-- an urban structure of streets; with axes, landmarks, gateways
and nodes;
-- development blocks and buildable sites;
-- definition of built frontage, including active frontage
(described in more detail in Chapter 6);
-- the distribution of public space;
-- integrated movement network; and
-- distribution of parking structures.
The Urban Design Framework Plan also includes a number of
key proposals. Each of these is identified and described briefly
on the following pages.
The Fringe Landscape Framework and Urban Design Framework
are brought together to create a combined framework plan
overleaf: The Fringe | Landscape and Urban Design Framework
Plan.
Fig. 5.6.1 The Fringe | Urban Design Framework Plan
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the fringe | DRAFT urban design framework
the fringe | landscape & urban design
framework plan
The combined landscape and urban design framework plan is
illustrated adjacent at Figure 5.6.2. NB - of necessity and in the
interests of clarity, this plan shows less detail than the urban
design framework plan.
Fig. 5.6.2 The Fringe | Landscape and Urban Design Framework Plan
112 |
the fringe | DRAFT urban design framework
A bird’s eye view of The Fringe illustrates where new
development will take place (building roofs in white) on vacant
sites, redevelopment sites, or as additional storeys on existing
buildings in the core area. It also indicates the pattern of public
space, with new paving, trees and vegetation (Figure 5.6.3).
Fig. 5.6.3 The Fringe | Landscape and Urban Design Framework: Illustrative Plan
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the fringe | DRAFT urban design framework
4
1
2
1.
Castle Bridge Gateway
3
2.
114 |
3a
Fig. 5.6.4a. Framework Projects: Castle Bridge Gateway, Harrington Square, Design Park and Sir Lowry Road/Strand
Street link
Harrington Square
the fringe | DRAFT urban design framework
4. Sir Lowry Road / Strand
3.
Design Park
3a.
1.
Castle Bridge Gateway- a new public square
and IRT interchange. Most vehicular traffic will
be rerouted via Mount Street from Sir Lowry
Road to New Hanover and Darling Streets,
while a dedicated IRT route will follow the
existing route of Sir Lowry Road to Darling
Street. On the southern and eastern sides of
the square, buildings will create active public
frontage, with retail and other active uses at
ground floor. The square will be part of a larger
contiguous public space that makes up the
Cultural Heritage Precinct (see no. 8 below)
2.
Harrington Square - a new public square
to replace the existing parking lot. Cars
will be removed and a new square created
stretching across the street space of Caledon
and Harrington Streets. The square will be
defined by new development on its southern,
western and eastern sides, as well as potential
additional development on the northern side.
All buildings facing the square will have active
public uses at ground floor.
3.
The Design Park - a mixed use innovation
campus for design, media and ICT; innovation,
creativity and entrepreneurship. The design
park will stretch from Primrose Street to
Tennant Street along Longmarket Street
between Caledon and New Hanover Streets;
linking CPUT to the core Fringe area. The
existing ACVV building will be incorporated into
the Design Park in the short to medium term. It
is expected that in the long term the ACVV may
be accommodated in more suitable premises
within the local context area, at which point
the existing buildings may be redeveloped as
indicated in 3a.
4.
Sir Lowry Road / Strand Street link - a new
vehicular link between these two major traffic
routes under the N2 flyover. The link will allow
traffic to move more easily between these two
routes, so reducing traffic volumes through
the Castle Bridge Gateway, Darling Street, The
Parade and The Fringe generally.
Street link
Design Park (future)
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the fringe | DRAFT urban design framework
5.
Harrington Street
7
8
5
6
Fig. 5.6.4b. Framework Projects: Harrington Street, Canterbury Street, Longmarket Street and the Cultural Heritage
Precinct
6.
116 |
Canterbury Street
the fringe | DRAFT urban design framework
8.
7.
Longmarket Street
5.
Harrington Street - with Harrington Square,
will become the heart of The Fringe. The street
will be a focus for activity, with ground floor
shopfronts opening up to the street along
its length, and home to studios, workshops,
restaurants, cafes and shops. Wider pavements
will allow restaurants and cafes to bring tables
out onto the street, and a new street market
will bring people into the area.
6.
Canterbury Street - becomes the symbolic
stitch reintegrating District 6 with the city. The
street’s current role as a short cut for vehicles
between Roeland and Darling Streets will be
reduced in favour of an emphasis on landscape.
The existing road space will be reduced, and
parts of the adjacent city blocks given over to
the street to create a ‘linear park’. The park
will include running water along its length, recreating one of the original watercourses that
fed the castle moat (see The Fringe Landscape
Framework for more details).
7.
Longmarket Street - is extended as a principal
pedestrian route through the city. The street,
with its associated public spaces between
Mount and Mackenzie streets, will become the
central spine of the Design Park, and link CPUT
with the city via the Design Park, the Granary
and City Hall.
8.
The Cultural Heritage Precinct - incorporates
some of Cape Town’s principal cultural
landmarks, such as the Castle, Good Hope
Centre, City Hall and The Parade. The urban
design framework proposes that this precinct
should have joint or coordinated operational
and cultural management, and that the
elements should be physically linked by an
extended spatial landscape (see The Fringe
Landscape Framework for more details). New
cultural facilities should be incorporated in
the future, especially around Castle Bridge
Gateway, and through redevelopment of the
bus station and parking garage on the north
side of The Parade.
The Cultural Heritage Precinct
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Fig. 5.6.5 The Fringe Framework Plan: illustrative view from the north
118 |
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6. design guidelines
The framework sets out broad design guidelines for the area
as a whole, including heights and setbacks, building typologies,
uses, and street frontage; as well as examining the particular
relationship between building and street at four indicative
locations.
6.1 Area design guidelines
The Fringe area design guidelines illustrate the general
development parameters for the potential development
opportunity sites identified through this study, (see 2.8
Opportunities above). The development opportunity sites are
illustrated in Figure 6.1.1 The Fringe development opportunity
site; and the general development parameters for these
sites are illustrated in Figures 6.1.2, 6.1.6, 6.1.13 and 6.1.14.
These sites have been identified as likely to come forward for
development in the short, medium or long term; based on:
-- the intensity of existing use relative to potential development
rights;
-- land ownership;
-- suitability of existing use relative to Fringe objectives; and
-- contribution of building character to Fringe character, as
discussed above.
Appendix 2 provides more detail on the rationale behind
identification of the sites illustrated in Figure 6.1.1. The
identification of these sites does not represent an exclusive or
exhaustive list, nor should it be seen as definitive. It is possible
that additional or other sites may be redeveloped, or that some
of the sites identified here may only come forward so far in the
future (25 years plus) as to be irrelevant to this study.
As stated in Chapter 5 above, existing buildings in The Fringe
(especially The Fringe core area) should be retained and
adapted, which may include provision for additional floors.
In such cases, or where sites that have not been identified in
this framework come forward for (re)development in the short
to medium term, the approach taken here to definition of
guidelines should be applied to those sites.
In all cases, the primary guidance is that new building, or
renewal / redevelopment of existing buildings, should reflect
and extend the existing pattern of scale and grain that currently
defines The Fringe.
Fig. 6.1.1 Development opportunities (oblique plan view from south)
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Building heights and setbacks
The definition of appropriate building heights in the Fringe takes
as its starting point the height guidelines set out in the Central
City Development Strategy (CCDS); interpreting these using a
contextual approach – i.e. defining heights within the parameters
of the existing context and proposed character of the area.
The contextual approach to guidelines taken by this framework
requires that building heights should be defined according to
the character of the street on which buildings face. In addition,
for infill sites, heights of new buildings should relate to existing
buildings on the same city block. The principal interest of these
guidelines is in defining the character of the street, therefore the
guidelines set street-front height limits, with additional upper
level storeys permitted, if set back from the street-front and up
to an overall height cap.
The height and setback guidelines for The Fringe are as follows:
1. At the southern end of Buitenkant street buildings may be
developed to 9 storeys at street front; with additional levels up
to 15 storeys, set back at least 3 metres from street front and
according to Cape Town Zoning Scheme (CTZS) requirements on
60 degree setback from street front height for upper levels.
2.On Harrington Street (except east, south and north sides of
Harrington Square) buildings must relate to adjacent buildings
on those sites: thus on the western side of the street buildings
may reach 6 or 7 storeys on street front (height datum relating
to either Norlen House or Harrington House); on the eastern side
heights may reach 5 storeys on street front (height datum 75
Harrington Street). Additional storeys up to a total of 8 storeys
from the street should be set back at least 3 metres from street
front, and satisfy CTZS requirements for a 60 degree setback
from street front height for upper levels.
3.On Harrington Square buildings may reach four storeys
on the eastern and northern sides (height datum 27 Caledon
Street). On the southern side buildings should not be more than
3 storeys high, in response both to the existing Charly’s Bakery
building and the need to preserve the panoramic view of Table
Mountain and Devils Peak from Harrington Square.
4.On New Hanover Street buildings may reach a height of 7
storeys (height datum J&B House). Additional storeys up to a
total of 10 storeys from the street should be set back at least 3
metres from street front, and satisfy CTZS requirements for a 60
degree setback from street front height for upper levels.
Fig. 6.1.2 Building heights and setbacks
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the fringe | DRAFT urban design framework
5.On all other streets, buildings may reach a height of 5
storeys. Additional storeys up to a total of 8 storeys from the
street should be set back at least 3 metres from street front, and
satisfy CTZS requirements for a 60 degree setback from street
front height for upper levels.
The distribution of building heights and setbacks is shown in
Figure 6.1.2, and examples are illustrated in Figures 6.1.3 to 6.1.5
Fig. 6.1.4 A contemporary infill housing development (3 Housing, Berlin) that conforms to
the prevailing scale and grain (heights and setbacks) established by the older buildings on
the street. Note the glazed shop front at ground floor (See street frontage below)
Fig. 6.1.3 The Flair Tower in Chicago with lower storeys built to back
of pavement (ground to third / fourth floor), with upper levels set
back above the street front pediment. At ground floor, the building
engages the street with glazed shop fronts (see street frontage
below)
Fig. 6.1.5 Murcia City Hall, although an iconic building with an important civic function,
nevertheless takes its cues from the scale and grain of the existing buildings nearby.
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Building typologies
The various conditions across The Fringe, including existing built
form, street character, permitted building heights, and potential
building use (see below), will require different responses in terms
of building typology. The building typologies relevant in different
locations in The Fringe are:
1.High rise tower: this typology will only be appropriate at the
southern end of Buitenkant street;
2. Infill development: in the central core of The Fringe, i.e.
between Buitenkant and Harrington Street, where small sites,
usually with adjacent buildings, are (re)developed;
3. Linear building: on narrow sites between two streets, where
buildings will face two directions off a single, relatively narrow,
floorplate – this typology is particularly applicable to those sites
between Canterbury and Primrose Streets
4.Urban campus: potentially large footprint, complex buildings
occupying whole city blocks, and presenting facades to three or
more streets – this typology will apply to the Design Park
5. Perimeter (courtyard) blocks: for predominantly residential
development occupying whole city blocks and presenting
facades to three or more streets.
The distribution of building typologies is shown in Figure 6.1.6,
and examples illustrated in Figures 6.1.7 to 6.1.12
Fig. 6.1.6 Development typologies
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the fringe | DRAFT urban design framework
Fig. 6.1.8 TYPOLOGY - Perimeter block with internal courtyard (City North, Phoenix). Note the shop
fronts at ground floor, covered walkway and awnings (see street frontage below).
Fig. 6.1.9 TYPOLOGY Infill development
(Pulteney Street, Soho, by Wilkinson Eyre
Architects) - with ground floor glazed shop
fronts (see street frontage below).
Fig. 6.1.7 TYPOLOGY High rise tower (Columbia University),
which engages the street at the ground floor, creating a
transparent volume facing the principal activity street (see
street frontage below).
Fig. 6.1.10 TYPOLOGY - Urban Campus as infill
development (UQAM Campus, Montreal), with newer
buildings continuing the scale and grain of existing ones.
Fig. 6.1.11 TYPOLOGY - Linear building: the Beirut parliament building is sandwiched on
a narrow block with street frontage on both sides. Note the ground floor shop fronts (see
street frontage below)
Fig. 6.1.12 TYPOLOGY - Urban Campus (Clydebank College)
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Building uses
The general presumption for development in the area is
that it will be mixed use, except where sites are too small
to accommodate more than a single use (such as some of
the redevelopment sites in The Fringe core area). However,
different uses will predominate in different areas, as follows:
1. Buildings along Harrington Street are expected to house
commercial uses, with glazed shop fronts at ground floor,
preferably for retail use.
2. In the Design Park buildings will house a mix of learning
spaces, innovation hubs and commercial uses; except along
Caledon Street where buildings will house residential uses.
3. Buildings on New Hanover Street, on Sir Lowry Road and
facing the Castle Bridge Gateway public space; will have
glazed shop fronts at ground floor with retail uses.
4. On Canterbury Street and in the Sir Lowry Triangle,
buildings will house a broad mix of commercial and
residential uses.
5. South of Caledon Street and east of Drury Street, buildings
will be predominantly residential and/or associated
neighbourhood (residential serving) uses.
Building uses are illustrated in Figure 6.1.13.
Fig. 6.1.13 Building Uses
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the fringe | DRAFT urban design framework
Street frontage
In the urban environment, buildings perform two functions: they
provide internal accommodation; and they define the external
spaces of the city, in particular its streets and public spaces
(urban rooms). The design of a building’s street frontage is
therefore of critical importance. Street frontage requirements
for buildings in the Fringe are:
1. Street facing façades of new buildings should be built to the
back of pavement, i.e. with no setback from site boundary,
except to allow for façade articulation, or to accommodate
servicing requirements.
2. Ground floors on New Hanover Street and Sir Lowry Road
should be faced with floor to ceiling shop front glazing and
accommodate retail uses.
3. Ground floors on Harrington Street should be faced with
floor to ceiling shop front glazing and accommodate retail,
workshop or studio uses.
4. Ground floors on Canterbury, Caledon, Tennant and
Constitution Streets should be designed for flexibility, with
potential for future change of use to accommodate retail,
workshop or studio uses.
5. Primary entrances to all buildings should be on principal
streets, except that buildings in the Design Park should
have primary orientation and entrances on Longmarket
Street. NB buildings in the Design Park will of necessity face
in two directions. While primary entrances for Design Park
functions will be on Longmarket Street, buildings on the
northern side of Longmarket Street will have retail uses on
the ground floor along New Hanover Street, and buildings
on the southern side of Longmarket Street will have
residential uses facing Caledon Street, with the entrance to
residential uses from Caledon Street.
6. Building projections, such as awnings, overhangs,
balconies and colonnades are encouraged on Harrington
and New Hanover Streets in particular (subject to CTZS
requirements).
7. Service entrances to buildings should wherever possible be
from minor streets.
Street frontage requirements are illustrated in Figure 6.1.14,
with examples of glazed shop fronts on previous pages.
Fig. 6.1.14 Street frontage
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6.2Street condition case studies
A number of case studies have been examined to illustrate how
the guidance set out above should be applied.
1.Buitenkant Street
Figures 6.2.1 to 6.2.3 illustrate the application of the guidance to
the development of a new building on the corner of Buitenkant
and Commercial Streets, illustrating in particular:
-- applicable street front height of 9 storeys
-- upper level setback (3m) and height cap of 15 storeys
-- ground floor increased storey height and full height shop front
glazing
The section also illustrates street space conditions, including
wider pavements and location of additional tree planting.
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the fringe | DRAFT urban design framework
2.Harrington Street
Figures 6.3.1 to 6.3.3 illustrate the application of the guidance
to the development of a new building on the eastern side of
Harrington Street, illustrating in particular:
-- applicable street front height of 5 storeys
-- upper level setback (3m) and height cap of 8 storeys
-- ground floor increased storey height and full height shop front
glazing
-- commercial uses on upper levels fronting the street
-- building projections, such as awnings, to shade pedestrians at
street level
-- potential for additional storeys to existing building, up to 8
storey height cap and with upper level 3m setback.
The section also illustrates street space conditions, including
wider pavements.
Additional storeys on
existing building:
- set back from street face
- up to a total of 8 storeys
from street level
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the fringe | DRAFT urban design framework
3.Harrington Square
Figures 6.4.1 to 6.4.3 illustrate the application of the guidance
to the development of a new building on the western side of
Harrington Square, illustrating in particular:
-- applicable street front height of 6 storeys
-- upper level setback (3m) and height cap of 8 storeys
-- ground floor increased storey height and full height shop front
glazing
-- building projections, such as awnings, to shade pedestrians at
street level
-- a four storey height cap for any development over the Dias
Tavern on the northern side of the square1
The section also illustrates street space conditions, including
the extension of the space of the square over Harrington Street
itself.
1NB The Dias Tavern building is one example of a building type that exists
elsewhere in The Fringe - a site that is not developed to the full extent of it’s
available bulk rights, with a modern building that is not sufficiently exceptional
to warrant heritage protection on its own account, but which contributes
significantly to the overall character of the area. Buildings in The Fringe
such as the Dias Tavern have the potential for additional storeys, without
detracting from the character of the building or the context, provided that such
development is undertaken sympathetically to the original. The neighbouring
building which is of a similar era, provides an indication of the extent to which
additional development on the Dias Tavern could be brought forward, hence
the 4 storey height cap indicated.
The Dias Tavern building is used here for example, and the approach may be
applied to other buildings in The Fringe. However caution should be exercised,
and each building would need to be considered on merit. For example,
additional development such as is proposed for Dias Tavern could not be
proposed for the Charly’s Bakery building, for a number of reasons, including:
128 |
--
the architectural articulation of the building very clearly defines the
building top - a common condition in Victorian buildings
--
the neighbouring buildings are all of a similar scale, so their is no
contextual precedent
--
additional development over this building would compromise views of Table
Mountain from Harrington Square.
the fringe | DRAFT urban design framework
4.New Hanover Street
Figures 6.5.1 to 6.5.3 illustrate the application of the guidance
to the development of new buildings on New Hanover Street,
illustrating in particular:
-- applicable street front height of 7 storeys
-- upper level setback (3m) and height cap of 10 storeys
-- ground floor increased storey height and full height shop front
glazing
-- building projections, such as awnings, to shade pedestrians at
street level
The section also illustrates street space conditions, including
reduction of street width to single carriageway (two way),
with pavements wider on the southern side of the street, and
locations for tree planting.
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Fig. 6.6 The Fringe Framework Plan: illustrative view from the south
130 |
the fringe | DRAFT urban design framework
7. catalytic projects and
initiatives
A number of projects and initiatives have been identified
through the development of this urban design framework (and
other studies) as central to the delivery of The Fringe. This
section presents their core attributes, in terms of: location,
accommodation programme, principal agents, funding, timing
and next steps for their delivery. The list included here is by no
means exhaustive, and will be added to as the development of
The Fringe evolves.
The projects include temporary interventions; infrastructure;
development and building revitalisation; public space; and
streetscape improvements:
1. Harrington Street kerbside temporary place making
2. Harrington Street market
3. Container incubator project
4. Broadband ring and open wireless
5. Integrated rapid transit
6. Sir Lowry Road / Strand Street link
7. Design Park
8. Wichtsingel multi-storey car park
9. Tennant and Roeland Street basement car parks
10. The Granary
11. Enterprise Support Space
12. Design Garage and Design Warehouse
13. Harrington Square
14. Castle Bridge Gateway public space
15. Cultural Heritage Precinct
16. Environmental branding
17. Heritage recognition
18. Buitenkant Street
19. Harrington Street
20. Canterbury Street landscape
21. New Hanover Street
22. Constitution Street
23. Longmarket Street pedestrian spine
Fig. 7.1 Location of Catalytic projects and initiatives
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the fringe | DRAFT urban design framework
Fig. 7.1.1 Temporary interventions
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the fringe | DRAFT urban design framework
7.1Temporary interventions:
1.
Kerbside
location
Harrington Street, Canterbury Street
programme
various, including mini-parks (Canterbury St), pavement widening (Harrington
St), cafe tables (Harrington St)
responsibilities
Fringe Team (leadership), CCID (management), CoCT (approvals)
funding
CTP
timing
Immediate to generate interest and create brand identity
next steps
Call for proposals
2.
Street
location
Harrington Street
programme
weekly market
responsibilities
Fringe Team (leadership), CCID (management), CoCT (approvals)
funding
CTP
timing
Immediate to generate interest and create brand identity
next steps
discussions with operators
3.
Fig. 7.1.2 Temporary Shared Space Project (Harrington Transformer), by DesignSpaceAfrica
Temporary Shared Space Project (Harrington Transformer)
location
Vacant site between Canterbury, Caledon, Primrose & Constitution Streets
programme
Temporary incubator units housed in recycled shipping containers
responsibilities
CoCT (landowner), WCG (funding), Fringe Team (delivery)
funding
WCG
timing
Immediate
next steps
Detailed design development and procurement
Fig. 7.1.3 Temporary Shared Space Project (Harrington Transformer), by DesignSpaceAfrica
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the fringe | DRAFT urban design framework
Fig. 7.2.1 Infrastructure interventions
134 |
the fringe | DRAFT urban design framework
7.2Infrastructure:
4.
Broadband ring and open wireless
location
Throughout The Fringe
programme
deliver high speed internet connectivity through optic fibre ring, switching
centre and open access wireless network
responsibilities
CoCT (delivery & funding), Fringe Team (project lead)
funding
CoCT
timing
Immediate
next steps
procure delivery of switching centre and wireless network operator
5.
IRT
location
On primary routes through and around The Fringe
programme
provide high quality public transport accessibility to and from The Fringe
responsibilities
CoCT
funding
CoCT
timing
ongoing
next steps
finalise location of routes and stops in line with The Fringe Urban Design
Framework
6.
Fig. 7.2.2 Wireless broadband infrastructure is critical to the success of
The Fringe
Lowry Road / Strand Street link
location
Sir Lowry Road at N2 flyover
programme
create a high capacity vehicle link between Sir Lowry Road and Strand Street
to enable vehicles to transfer easily between the two, in particular inbound
vehicles from Sir Lowry Road to Strand Street, and outbound vehicles from
Strand Street to Sir Lowry Road
responsibilities
CoCT / WCG
funding
CoCT
timing
with impementation of IRT
next steps
investigate feasibility
Fig. 7.2.3 MyCiti bus on the IRT network
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the fringe | DRAFT urban design framework
Fig. 7.3.1 Development interventions
136 |
Fig. 7.3.2 to 7.3.5 Design Garage and Design Warehouse proposals by Rennie
Scurr Adendorff (clockwise from centre left): existing warehouse on Canterbury
Street, Design Garage proposal, existing warehouse on Harrington Street,
Design Warehouse proposal
the fringe | DRAFT urban design framework
7.3
7.
Development INTERVENTIONS:
Design Park
10. The Granary
Longmarket St precinct between Caledon, Primrose, New Hanover and
Tennant Streets
location
Granary building, Buitenkant St
programme
Heritage building restoration and provision of IT Incubator units
Design, media and ICT Enterprise campus, super-basement parking,
residential (students and potential reconfiguration of ACVV) and new shopping
precinct (New Hanover St)
responsibilities
CoCT (land owner), WCG (funding), Fringe Team (project lead)
funding
Government, private sector operator
responsibilities
National Government & CoCT (landowners), WCG (seed funding), CPUT (project
sponsor), Fringe Team (project lead)
timing
short term
next steps
secure private sector operator
funding
National Government, WCG, CPUT
timing
medium to long term
next steps
feasibility study and business plan
location
programme
8.
Wichtsingel Multi-storey Car Park (MSCP)
location
Sir Lowry Triangle
programme
multi-level car park and enabling development on adjacent land on Sir Lowry
Road
responsibilities
CoCT (land owner & funding), Fringe Team (project lead)
funding
Government (capital funding), revenue generated from parking garage and
enabling development and/or PPP
timing
short to medium term
next steps
parking demand study
9.
Tennant & Roeland Street basement car parks
location
Blocks between Tennant / De Villiers, Constitution and Mackenzie Streets; and
between Canterbury, Roeland, Drury and Bloemhof Streets
programme
multi-level basement car park, residential development above, with parking
dynamically managed to provide overnight parking for residential units and
daytime parking for other users
responsibilities
CoCT, District 6 delivery company
funding
Government (capital funding), revenue generated from parking garage and
enabling development and/or PPP
timing
medium to long term, in line with District 6 redevelopment
next steps
parking demand study
11. Enterprise Support Spaces
location
Fringe Core Area between Buitenkant and Canterbury Streets
programme
creative industry incubator units
responsibilities
WCG (funding), Fringe Team (project lead)
funding
Government, private sector operator
timing
short term
next steps
secure private sector operator & building leases
12. Design Garage & Design Warehouse (design proposals by Rennie Scurr
Adendorff1)
location
Longmarket St between Harrington and Canterbury Streets
programme
creative industry incubator units
responsibilities
National Government (landowner), WCG (funding), Fringe Team (project lead)
funding
Government, private sector operator
timing
medium to long term
next steps
negotiate building occupation with National Government
1 Rennie Scurr Adendorff: The Design Garage, Located corner of Canterbury and Longmarket Streets, Cape Town; and
Design Warehouse, Transignal Building, Corner Harrington and Longmarket Street, Cape Town
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Fig. 7.4.2 Harrington Square will be transformed to remove the existing car
parking (see Appendix 1)
Fig. 7.4.1 Public Space interventions
138 |
Fig. 7.4.3 The Castle Grounds and Moat will be incorporated into the larger
landscape of the Cultural Heritage Precinct
the fringe | DRAFT urban design framework
7.4
PUBLIC SPACE INTERVENTIONS
13. Harrington Square
location
Harrington Square, adjacent sites on Canterbury Street, parts of Harrington,
Caledon, Canterbury and Constitution Streets
programme
public square / urban public park, mixed use enabling development
responsibilities
CoCT (land owner & funding), Fringe Team (project lead)
funding
Government (capital funding), revenue generated from enabling development
and/or PPP
timing
short term to catalyse future regeneration and development in The Fringe
next steps
detailed project definition and viability testing to determine delivery model
15. Cultural Heritage Precinct
location
The Parade, Darling St, lower Buitenkant Street, and Castle grounds;
extending the Fan Walk from The Station through Grand Parade to Good
Hope Centre – connecting the City Hall, Library, District Six Museum, the
Fugard Theatre, the Castle and the new District Six development (and
incorporating Castle Bridge Gateway public space - no. 14 above)
programme
integrated management and promotion of cultural facilities; along with
public realm improvements to create distinct public realm identity for entire
Cultural Heritage Precinct through unified landscape, including:
- IRT lanes and station/stops,
- reconfiguration of vehicle carriageway,
- extended pavements,
- landscaping and tree-planting,
- information / interpretation
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
National Government Dept: Arts & Culture / CoCT / WCG (Cultural Affairs)
timing
in line with implementation of IRT
next steps
creation of a Cultural Heritage Precinct management entity, public realm
(landscape) design
14. Castle Bridge Gateway public space
location
Sir Lowry Road junction with Darling, Mount and New Hanover Streets
programme
public realm improvements, including new landscaped public space, IRT lanes
and station/stops, reconfiguration of vehicle carriageway, and tree-planting
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
CoCT
timing
in line with implementation of IRT
next steps
public realm (landscape) design
16. Environmental branding, wayfinding and street furniture
location
throughout The Fringe and East City
programme
Street furniture, lighting, signage / way-finding & public art
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
CoCT / WCG
timing
medium term
next steps
Environmental branding strategy
17. Heritage recognition
location
throughout The Fringe and District 6
programme
Heritage trail(s) and markers
responsibilities
CoCT (delivery), Fringe Team (project lead), District 6 Museum
funding
CTP / WCG
timing
medium term
next steps
Consultation, Heritage strategy
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Fig. 7.5.2 Further interventions to Longmarket Street will extend the
pedestrianised environment that exists behind the Library
Fig. 7.5.1 Streetscape interventions
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7.5STREETSCAPE IMPROVEMENTS
18. Buitenkant Street
21. New Hanover Street
location
Buitenkant street
location
Keizersgracht / New Hanover St between Tennant and Mount Streets
programme
public realm improvements, including IRT lanes and stops, wider pavements
and tree-planting
programme
public realm improvements, including reduced carriageway, wider pavements
and tree-planting
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
CoCT
funding
CoCT
timing
in line with implementation of IRT
timing
medium term
next steps
public realm (landscape) design
next steps
public realm (landscape) design
19. Harrington Street
22. Constitution Street
location
Harrington St between Roeland and Darling Streets
location
Constitution St between Tennant and Harrington Streets
programme
public realm improvements, including wider pavements / shared surface
(subject to detailed design), new pedestrian crossings at Roeland and Darling
Streets
programme
public realm improvements, including reduced carriageway, wider pavements,
shared surface at junction with Canterbury St, and tree-planting
CoCT (delivery), CCID (management), Fringe Team (project lead)
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
CoCT
timing
medium term
next steps
public realm (landscape) design
responsibilities
funding
CoCT
timing
short to medium term (with future extension south of Roeland St into Maynard
St)
next steps
public realm (landscape) design
20. Canterbury Street landscape
location
Canterbury St between Roeland and Darling Streets
programme
public realm improvements, including green landscaping, tree-planting,
shared surface at junction with Constitution St, and watercourse
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
CoCT
timing
medium term
next steps
public realm (landscape) design
23. Longmarket Street pedestrian spine
location
Longmarket St between Tennant and Plein Streets
programme
public realm improvements, including pedestrianisation or shared surface,
and tree-planting
responsibilities
CoCT (delivery), CCID (management), Fringe Team (project lead)
funding
CoCT
timing
short to medium term
next steps
public realm (landscape) design
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7.6Next Steps
Catalytic development
While there are several projects and initiatives, as outlined
above in this chapter, there are a number of critical next steps
to ensure the momentum that has already been generated,
continues and accelerates.
The delivery of the objectives of The Fringe will require a
strategy for gaining access to developable land. While land
in public sector ownership would present itself as the most
likely candidate for achieving The Fringe objectives, there
are a number of factors which will need to be considered.
In particular, gaining access to land in the ownership of the
National DPW will be challenging, due to the different needs and
priorities that are likely to exist at national level. Some of the
DPW land has also been identified in the District 6 Development
Framework for housing development. Similarly, land owned by
the WCG is limited and already earmarked for redevelopment
for public purposes.
The Fringe management team is now set up and in place in The
Fringe. Their focus going forward will include the following:
Temporary interventions
A number of temporary interventions are identified and/or
proposed through this study. The Fringe management team
should seek interest from the private sector for the operation of
a market on Harrington Street, call for proposals for temporary
kerbside interventions (partly addressed through the SPAZA
project, see below), and progress to detailed design and
procurement for the container incubator project.
Joint working group
The realisation of the overall objectives of The Fringe, in
particular the delivery of the Design Park, will require a joint
working group, or ‘triple helix partnership’, comprised of:
-- the public sector, including CoCT, WCG and National
Government
-- academia, in particular CPUT, although other Western Cape
institutions may be involved
-- business, especially those from the target sectors of design,
media and ICT.
In addition, stakeholder bodies such as Cape Town Partnership,
and Accelerate Cape Town, will have a critical role to play in
terms of facilitation. The immediate priority for the joint working
group will be to develop a feasibility study and business plan for
the Design Park.
Detailed planning and design
A number of further studies will be required, including a
landscape framework and detailed public realm design, parking
demand and parking garage feasibility studies, detailed design
guidelines for new development and re-development in the
area, a heritage strategy, and an environmental branding
strategy covering street furniture, lighting, wayfinding and
public art (the latter is partly addressed through the SPAZA
project with Vega School of Brand Communications, CPUT and
UCT School of Architecture, Planning & Geomatics).
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It is likely therefore that in the short to medium term, delivery
of the Fringe objectives should focus firstly on land which is in
the ownership of the City, in particular Harrington Square and
the nearby road reserves along Canterbury Street. There are a
number of reasons for this, including:
-- Harrington Square could become the catalytic core around
which other developments will be built by the private sector
-- the road reserves have been recognised as superfluous and
are in the process of being deproclaimed, thus making them
available for redevelopment
-- the City of Cape Town is the major investor in the Cape Town
Partnership and has a mutual interest in seeing its objectives
being met
-- the City of Cape Town is a stakeholder in the redevelopment
of the area though its bulk rights study, landscaping and
maintenance operations and has a financial interest in
promoting a particular form of development
-- investments led by the public sector often create the
conditions for the private sector to respond positively
-- Finally, by using land which a partner owns, there is a
greater likelihood that the properties would be developed as
envisaged and used for the purposes identified.
The Spaza Urban Innovation project
The SPAZA Project - The SPAZA Living Laboratory and
Urban Innovation Festival (May 2014) – is a key World Design
Capital 2014 Bid Book project. It responds to two key
recommendations:
“The Fringe should… provide a testing ground for innovation,
including ICT, design, public service delivery and supporting
networking and collaboration… Mapping innovation in the
design, media and informatics sector”2
“drawing on the creative challenge of addressing pessimism,
cultural marginalisation, poverty, environmental degradation
and economic growth ... simultaneously to animate cultural
citizenship strategies“3.
SPAZA will create a set of ways to think about and to
implement projects that test the question – how do temporary
interventions in public space change cities? These will be action
research orientated. As a project rooted in the conditions of
the global South, it will specifically consider this context in its
methodologies.
SPAZA is conceptualised as a Living Lab – a research unit of
sorts that takes forward one of The Fringe’s roles to be a testing
ground for innovation:
“A Living Lab is a user-centred open innovation ecosystem,
often operating in a territorial context ..., integrating concurrent
research and innovation processes within a Public-PrivatePeople partnership ... [It involves] user communities not only as
observed subjects but also as ... a source of creation”4.
The concept that underlies the SPAZA Living Lab for 2012 –
2014 is that temporary urban interventions, whether these be
physical urban manifestations or service design/experiential
design, can change cities in interesting, unexpected ways,
creating opportunities for, and sparking, new ways of using the
city. The twice yearly Lab Workshops (May and September) will
share and test methodologies related to these ideas. In 2012
a venue in a “township” (informal or marginalised suburb) will
be chosen to create the context for a base outside The Fringe
in the 2014 festival and beyond. Projects for these will be
developed during 2012 and 2013.
These projects will result in changes to the actual fabric of The
Fringe and will test many of the ideas proposed in this framework
using temporary initiatives. Many of these projects will be
student based. In 2012, these may include (but are not limited
to) – a design build project (with CPUT Architecture) to develop a
set of parklets (street furniture/public space), creative way finding
(VEGA School of Brand Communications) and an experiential
service design project with CPUT’s Graphic Design Department
working with a social development agency in the area.
2Kaiser Associates Feasibility Study for The Fringe – March 2011
3 Prof. Edgar Pieterse, Feb 2010: Symposium discussing The Fringe’s
potential role
4Wikipedia
the fringe | DRAFT urban design framework
KEY
1. Parking space(s)
in front of possible cafe
2. Parking space(s)
in front of Field Office
3. Parking space(s)
in front of The Bank
4. Parking space(s)
in front of liquor store
5.Bus stop
next to District 6 Museum
6. Parking space(s)
in front of Fugard Theatre
7. Parking space(s)
in front of Dias Tavern
8. Parking entrance
9. Alley
between The Bank and CCID field office
10. Parking space(s)
in front of The Hostel
Fig. 7.6.1 Proposed locations for SPAZA projects
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8. APPENDIX 1 - HARRINGTON
SQUARE
8.1INTRODUCTION & approach
Analytical approach
Our approach for the Square began with building a series of
physical models (1:750, 1:500, 1:250), to try to understand the
current context of the square and adjacent land uses as well
as the subtle physical and psychological characteristics of the
Fringe. We began by looking at the size of Harrington square
in relation to all the public squares of Cape Town as well as
international precedent of squares of similar size and function.
We understand that the size, boundary edges and character of a
square are material to its success, hence the proposal to reduce
the size of the square.
DESIGN
Our aim for the design for Harrington Square is to be context
specific. As a consequence our contextual design proposition
is based on a hybrid construct of the unfolding story of the site
within the past, present and creative future of Cape Town’s
Eastern edge of the city. It is a utopian proposal that reconciles
the dream with the anticipated experience.
The architecture and urban spaces are meant to inspire the
public to interact with the site thus contributing towards the
transformation of the urban experience in the Fringe precinct.
It is our view that this new paradigm for the envisaged public
space would create a hub that would generate and circulate new
ideas in a physical place in this part of the city. It would be a
home for our expression of popular and creative culture. We
aim to make time visible, heritage and memory interesting by
expressing the history of the site into a visual translation for the
public to appropriate.
The DesignSpaceAfrica design proposal for Harrington Square
and surrounding development is illustrated in plan at Figure 8.1.
Fig. 8.1 Proposed urban layout plan of Harrington Square with new buildings in dark grey, and the existing buildings in black.
Appendix 1 - Harrington Square was prepared by:
Luyanda Mpahlwa | DesignSpaceAfrica
(see full acknowledgements at end of Appendix 1).
MEMORY & HISTORICAL MAPPING
The design team was inspired by the historic footprint of
Harrington Square’s site as shown in Walter Snow’s 1898 Cape
Town survey (see Fig. 8.2) as well as archival images of the site
courtesy of the District 6 Museum.
The two elements we cherish in our design are the footprint of
the Holy Trinity Church as well as the line of Lambs Lane that
sets up an interesting axis’ on the square to work with. Figures
8.4 and 8.5 overleaf illustrate our intentions for interpreting
these elements into a modern landscaping proposal. Our design
translates this historical data into an inspired landscape; making
the effects of time visible to the public.
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8.2VISION
In a similar way to the Shoreditch district in London, and the
Meatpacking District in New York, the Fringe is characterised by
seediness, industrial buildings, and ‘bad’ 70’s architecture. It
is the end of the orthogonal city grid, with its order and avenue
planting. The Fringe is characterised by cluster or pocket
planting and randomness. The streets begin to warp, and
follow the bends of the topography. It is currently a slightly ‘sad
place’, stripped of its street vibe in the 1960’s with the forced
removals of District 6. The tragedy of the forced removals has
left us with a space that is charged with the memory of form
and loss of community.
Fig 8.4 Sunken space in a park, heavy undulating walls,
enclosing the space idea of carved out space, a ruin,
defined space, stage set...
Fig 8.2 Crop from Walter Snow’s 1898 Cape Town survey map.
In our view, this is a good starting point for the hip creative
environment that the Cape Town Partnership wants to enhance.
By reusing, re imagining and clashing of old and new buildings,
we hope to create a complex multilayered precinct that is
authentic and unique. Our site is already rich in history,
pattern, movement, buildings, views and character, our task
is to develop a poetic urban tapestry which reveals this
uniqueness to visitors and residents of the Fringe, in particular
the historic relationships between the city and its eastern
periphery.
Our design favours the pedestrian and non-motorised forms of
transport such as the bicycle. We want The Fringe to be Cape
Town’s premier spot for urban cyclists commuting into town
from the Southern suburbs side. This is contrary to the current
use of Harrington Square as a parking lot for motor cars.
Fig 8.5 Plaza El Peatonal; a network of pedestrian streets
in the heart of downtown Cordoba in Argentina. the paving
depicts the elevations of the historical building facades of
the square.
Fig 8.3 Diagrams showing the historical footprint of buildings on the site,
and the existing site
Fig 8.6 Walls of the nearby Cape Town Castle
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8.3THE SQUARE
It is suggested that the entire precinct of Harrington Square
be paved in different grains of cobblestones right up to the
overlooking building facades; from coarse (to slow down
vehicular movement for example) to smooth (for easy
pedestrian and bike movement). This bold move seeks to
transform the square to read as one pedestrian environment.
The proposed design sees the central footprint of the Holy
Trinity church as the hearth or main gathering place of the
square. An undulating long bench weaves around the space
that once held the church. Capetonians and visitors can rest
here and watch people walking through the space. This is a
versatile design element, public furniture or installation that
meets various city needs.
A key element that acknowledges the significant past of the
space is reflected in our proposal to reinstate Lambs Lane as
a pedestrian avenue that creates a visual axis to express the
relationship between the two oldest remaining buildings of the
site: Charlie’s bakery (c. 1898) and Woodheads (c. 1902). This
platform will serve as the spill out space from the new green
roofed building that we are proposing. This platform or terrace
continues in a narrower proportion on the Charlie’s Bakery side
of the Square, allowing this and new businesses to spill out onto
the square.
The historical relationship and significance of Cape Town’s
original water courses (Grachts) is also acknowledged in
our proposals. The role of water will be celebrated through
recreational water elements and public drinking fountains.
Earthworks Landscape Architects have suggested that the
footprint of the Holy Trinity Church be turned into a large
pool of water that could be covered with timber decking for
festivals. We think the simplicity of a contained space of the
size of the Holy Trinity Church and its surrounding platform is
enough to make the space attractive. The spaces on the side
of the church slope up gently following the natural contours
of the site, therefore the church’s footprint is carved out on
the South Eastern side allowing for large pedestrian steps
(Rhodes Memorial style). This space could be a new eventing
space for the city: hosting weddings, Cape Minstrel gatherings,
Infecting the City Festival, outdoor cinema screenings, markets,
exhibition, etc. The proposed design for the square is not
prescriptive at this stage but seeks to create a flexible space.
DesignSpaceAfrica has also taken the naturally occurring pocket
planting of The Fringe (identified by Earthworks Landscape
Architects), and emphasised this in our design, working with
Fig 8.7, 8.8, 8.9, 8.1.0 Images from Design Space Africa’s presentation, illustrating the special characteristics of the Fringe area, the start up innovators, bicycle
culture, and relevant precedent study of NYC’s Highline urban rejuvenation project by James Corner Field and Diller Scofidio + Renfro
the existing non-indigenous Pepper Trees of the site as well as
adopting this clustering concept in other areas’ or the square’s
landscaping; mainly street furniture and street lighting, we
cherish this as one of the unique characteristics of the Fringe.
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8.4THE BUILDINGS:
The brief for the reconfiguration of Harrington Square did not
include a formal program for the new buildings in and adjacent
to the precinct. However, for the purposes of the conceptual
design framework, certain assumptions have been made.
Two new buildings to the South and West of Harrington Square
are proposed to define the square, accommodating a menu
of café’s, restaurants, galleries, retail, exhibition, auditorium
/ cinema, office, residential, and co-working/ communal
work spaces are proposed as appropriate program so as to
energise the future space of Harrington Square. It is further
recommended that the children’s play park, which is currently
on the Canterbury Street side of the square, be accommodated
on the road reserve site in the slice of open space we have
opened at the corner of Constitution and Canterbury Streets
(see Figure 8.1). We would also like to accommodate the
Handmade Market in a more formal structure that is wind free,
as we see this as the major problem of the current market.
On the southeastern side of Harrington Square, the site offers
an opportunity to create a sculptural building that is unusual and
attractive. Perhaps this is the space for a South African Modern
Art Gallery, super cinema, or experimental office and co-working
spaces? We have been testing ideas, shapes and form on this
site, and so far have come up with two options, a transparent
building that glows at night, and an indigenous green roofed
building that maximises the world famous backdrop provided
by Table Mountain. The green slanting roof protects the square
from the wind on the southeastern side as well as transports
the eye of the visitor to the mountain. We see this roof as an
attraction for the square, a reminder of the indigenous natural
landscape and emptiness following the forced removals of 1966
onwards in this area.
Fig 8.11 Diagram overlay, showing the activity edge containing Harrington Square
The new buildings proposed to enclose the square are: that of the road reserve sites (no. 4, up to 8 storey general commercial) , Albert Carpet site (no. 1, 8 storey
on Harrington St), the Get Wine shop (no.2, 3 storey on Harrington St) and the building on the upper Eastern side of Harrington Square (no.3, 3-4 storey). Charlies
Bakery and the Caledon St buildings are our connections to the past on this site, from Victorian to modernist.
The ground floors of these new buildings will contain
programmes that will reinforce the activating of the site
concept and spill out onto the square. The terrace lines of the
building reinforce the landscaping lines seen on the square,
reinforcing the idea of the natural contours and breaking down
the orthogonal city grid. This building is meant to maximise the
backdrop provided by Table Mountain when viewed from the
threshold of the Fringe and city. There could be an interesting
competition for the design of this building in the future.
The sites in the road reserve are subject to the proposals in
the District 6 Development Framework, as well as guidance
given above in The Fringe | Urban Design Framework. As part
of our design proposition for Harrington Square we would
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like to suggest that the highest building between Canterbury
and Primrose Streets be sliced along Constitution Street (as
indicated in Figure 8.1) so as to open onto the square and
create a better visual connection to the mountain views, the
Landscaped Constitution St and Harrington Square. This
will also make the spaces more legible and allow for better
surveillance. It is further proposed that this building tapers
down to 2 storeys on the Constitution Street side so as to
protect the special views of Devil’s Peak and Table Mountain
that are one of the main attractions of the square. We think
that Canterbury Street has the potential to include some retail
on the ground floor where it meets Constitution Street and
passes Harrington Square, to extend the activity of Harrington
Street and Square.
The building on Harrington Street facing onto the square
is destined to be a 6 storey street facing building with an
additional two storeys set back above. We propose that a
residential component in the programme of this building
would be beneficial to the 24 hour activity on the square, and
might be accommodated in the upper storeys. This building is
essentially the backdrop to the square for the building opposite
on the southeastern edge of the square - it would be beneficial
to develop both buildings together so as to create a strong
relationship between the two. This building could offer the
possibility for an interactive billboard or digital screen which
would be viewed from Harrington Square.
Fig 8.1.2 Image of Design Space Africa’s Harrington square model
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8.5CONCLUSION
acknowledgements (Appendix 1):
The re-imaging of Harrington Square is part of a larger program
and intent on the part of the city and its partners to transform
Cape Town’s public spaces into dynamic, inclusive spaces where
people of all races, classes and interests can interact in safe,
engaging and exciting urban space that reflect the history, and
heritage, of all the city’s people.
Appendix 1 - Harrington Square was prepared by Luyanda
Mpahlwa | DesignSpaceAfrica, in particular:
These public spaces must be relevant as we position Cape
Town as a leading design city, and a city alive with economic
activity, entrepreneurship, possibility and recognition of people
that shape the city into a sustainable, tolerant, walk-able, and
exciting landscape of the future.
with additional help from
Harrington Square could develop as a nucleus which connects
the various creative industries within the Fringe, thus
transforming the precinct into a truly inclusive and creative
urban space which would energise the Fringe as a new urban
node of Creative Cape Town. This would give meaning to the
memory the design seeks to unearth in the context of the rich
layers of history making it relevant to our present (and in future
more) integrated and creative society.
Luyanda Mphalwa DesignSpaceAfrica would like to suggest a
temporary, architecturally based, artistic installation piece for
Harrington Square: we would like to test our idea of making
the effects of time visible and relevant to today’s public by
marking the square in chalk with the historical footprints of the
space. This has already been done successfully by Shneider
Studios in downtown Boston - see Figure 8.13 and http://www.
schneiderstudiodesign.com/
We would like to document and promote this work through
photography and an event (such as the handmade market or
a street party) so as to create more public awareness on the
creativity of the Fringe thinkers and innovators as well as its
fusion with the community and heritage of the area. We see
this as the beginning of an interactive public relationship with
Harrington Square, whose soul has been buried by cars since
1968.
150 |
-- Luyanda Mpahlwa
-- Aamena Desai
-- Lucie Demoyencourt
-- Luisa Reis
-- Wessel Botes
-- Uli Mpahlwa
Fig 8.1.3 Image of Shneider Studio: ‘Making Time Visible’
installation in chalk on Boston’s City Hall Plaza
Luyanda Mpahlwa DesignSpaceAfrica (DSA) has been involved
in setting up the vision & conceptual parameters for the
Fringe since the project’s inception. DesignSpaceAfrica was
approached by the Cape Town Partnership in 2010 to design a
temporary (5 year) business incubation hub within the Fringe
precinct. The hub was designed using recycled shipping
containers, and is identified as project no. 3 in Chapter 7
Projects and Initiatives above.
DesignSpaceAfrica has subsequently been commissioned to
prepare in depth architectural and landscape studies of two key
areas in The Fringe - Harrington Square and the Design Park to test the design guidelines set out above in Chapter 6 Design
Guidelines and to illustrate the way in which The Fringe will
develop in the future.
This appendix summarises DesignSpaceAfrica’s recent work
on the Fringe; focusing on the Harrington Square precinct.
The text reflects DSA’s thoughts and views on The Fringe and
Harrington Square.
the fringe | DRAFT urban design framework
9. appendix 2 - options
The development process of the urban design framework
examined a number of scenarios and options for the future
spatial development of the area, focussing in particular on:
-- character and identity;
-- built form and density;
-- land use; and
-- parking.
The consultant team prepared a number of options, which
were considered jointly by the client and consultant team in a
workshop in August 2011, from which a preferred direction was
established. The various options are presented in this appendix
on the following pages.
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Canterbury Street Harrington Street Buitenkant Street
9.1 Character and Identity
Initial character studies focussed on the principal streets in The
Fringe Core Area, namely Canterbury Street, Harrington Street
and Buitenkant Street.
At Roeland street
Each of these streets has a distinctive intrinsic character and
qualities. To better understand these qualities, each of the three
streets was qualitatively analysed at each intersection along its
length, and assigned a score based on the following criteria:
-- architectural merit of the existing buildings
-- extent of active frontage
At Commercial street
-- quality of existing landscape
-- extent and quality of mountain views.
The scores were assigned on a 5 point scale (with 1 = poor, 5
= excellent). The scores at each intersection are set out in the
table on the page opposite.
At Albertus street
It is interesting to note that Harrington Street receives the
lowest score overall, suggesting it has the poorest quality street
environment; however, if mountain views are excluded, then
Harrington Street scores marginally better than Canterbury
Street - the lack of buildings along the eastern side of
Canterbury Street allows for a series of sweeping views of the
mountain from this street, with consequent high scores that
skew the overall scores.
At Longmarket street
landscape
mountain
views
architectural
merit
active
frontage
mountain
views
architectural
merit
active
frontage
landscape
mountain
views
Buitenkant Street
active
frontage
At Caledon street
Harrington Street
architectural
merit
Canterbury Street
0
0
1
5
2
0
0
1
3
0
3
1
3
0
1
5
2
1
1
2
5
1
2
1
2
0
0
5
1
0
1
5
4
3
2
1
landscape
At Barrack street
2
0
2
1
2
2
0
1
3
3
2
1
0
0
1
4
2
1
0
3
2
2
0
1
2
1
2
5
3
1
0
3
1
3
3
1
9
1
7
25
12
5
2
15
18
12
12
6
42
34
48
Fig. 9.1.23 Table indicating consultant’s scores for the three streets
Fig. 9.1.1 Location of photos in images 9.1.2 to 9.1.22
152 |
At Darling street
Fig. 9.1.2 - 9.1.22 View looking south along each of the three streets, at every
intersection
the fringe | DRAFT urban design framework
future character options
The analysis and its scores illustrated on the previous page
allow a comparison to be made between the three streets in
terms of how well they function currently, and the type and
extent of change that may be envisaged for each street.
The consultant team prepared a number of ‘change scenarios’
for each of the three streets, which are illustrated in the
diagrams here.
The relative merits and implications of each of these scenarios
was tested through a workshop process; from which a preferred
character was derived for each street through consensus.
The outcome of this process informed the definition of character
streets, discussed and illustrated in Chapter 5.
Fig. 9.1.24 to 9.1.26 Diagrammatic scenarios for Buitenkant Street, illustrating (from left to right: Buitenkant Street’s role
as a public transport corridor is enhanced; the street becomes a principal activity street with enhanced shopfronts; or it
becomes a grand processional street from Roeland Street to The Parade and the Castle.
Fig. 9.1.27 to 9.1.29 Diagrammatic scenarios for Harrington Street, illustrating (from left to right: Harrington Street’s
current role as a service street is preserved; the street becomes a principal activity street with enhanced shopfronts and
street market; or it becomes a grand processional street from Roeland Street to the Castle.
Fig. 9.1.30 to 9.1.32 Diagrammatic scenarios for Canterbury Street, illustrating (from left to right: Canterbury Street’s
current role as a secondary vehicular route is preserved; the street becomes a colourful local street with pedestrian
movement; or it becomes a landscaped pedestrian spine.
| 153
the fringe | DRAFT urban design framework
Development Density
For each of the development blocks identified in the District 6
Development Framework, the framework established:
-- appropriate densities (bulk factors);
-- percentage residential use allocation and number of
residential units; and,
-- indicative massing and built form on the site.
GB|USPD applied the same approach to firstly the additional
vacant developable sites, and secondly the future
redevelopment sites, identified through the UDF process.
Fig. 9.2.1 Development parcels identified by NMA in the District 6 Development
Framework (shown in brown)
Fig. 9.2.2 Additional development parcels identified by GB|USPD through
analysis of vacant sites (shown in red)
9.2 HEIGHT, MASSING and DENSITY
The process of identifying appropriate land use and
development densities examined both The Fringe core area and
the local context area; and began by identifying potential areas
for development.
DEVELOPMENT PARCELS
Definition of development parcels took the District 6
Development Framework as a starting point. This document
identifies a total of 13 sites, covering a collective 3.9 hectares,
in the study area.
The Fringe Urban Design Framework consultant team’s analysis
identified a further 11 vacant developable sites, covering a
further 2.3 hectares.
Fig. 9.2.3 Potential redevelopment sites identified by GB|USPD (shown in green)
In addition, the analysis indicated a number of currently
developed sites in the study area, which have potential and/or
are recommended for future redevelopment. These sites are
either under-developed, or have development that is unsuited
to the future envisaged for the area. The area covered by these
sites comes to a total of 2.7 hectares.
The total potential area for development is therefore nearly
9 hectares, across The Fringe core area and the local context
area (this development potential excludes the conversion and/or
intensification of existing buildings that will remain).
154 |
The key variables for each of the sites identified is indicated
in the adjacent table. However the residential unit numbers
indicated on sites identified by GB|USPD are not achievable as
this exercise was undertaken before defining an appropriate
use mix for these sites. Subsequent work determined that the
residential proportion on these sites should be much lower, and
emphasis given to commercial uses.
The principal use of this work was to develop indicative form
and massing for the identified sites, which was subsequently
tested against building heights policy, both the permissible
heights established through the existing zoning scheme (CTZS
- figure 9.2.8, NB data is not available for all sites) and those
proposed through the Central City Development Strategy (CCDS
- figure 9.2.9). While some of the building height and massing
proposals marginally exceed the permissible heights established
in the existing zoning scheme, all conform to those established
in the CCDS.
the fringe | DRAFT urban design framework
70%
60
UDF1
3.0
50%
7
UDF1
T2
3.0
50%
5
UDF1
T3
3.0
50%
10
UDF1
D6|DF
T4
5.0
70%
49
UDF1
38
D6|DF
Sub-total UDF1
691
24
D6|DF
75%
80
D6|DF
U1
3.0
70%
33
UDF2
3.0
70%
68
D6|DF
U2
4.0
70%
66
UDF2
C4
3.0
70%
30
D6|DF
U3
4.0
70%
153
UDF2
C5
3.0
70%
74
D6|DF
U4
2.5
100%
209
UDF2
S1
2.0
100%
239
D6|DF
U5
2.5
100%
83
UDF2
S2
2.5
100%
122
D6|DF
U6
3.0
50%
20
UDF2
U7
3.0
50%
20
UDF2
U8
3.0
50%
14
UDF2
U9
3.0
70%
26
UDF2
U10
3.0
70%
49
UDF2
Max 60m (± 20 storeys)
Very high rise development (15 - 20 storeys)
3.0
50%
65
UDF2
Max 25m (± 8 storeys)
High rise development (11 - 15 storeys)
%
resi
4.0
T1
FAR
C12
site
D6|DF
A1
5.0
50%
104
A2
3.0
50%
46
D6|DF
B1
3.0
70%
72
D6|DF
B2
3.0
70%
35
D6|DF
B3
5.0
70%
39
C0
3.0
65%
C1
3.0
70%
C2
4.0
C3
from
units
Fig. 9.2.9 Indicative building height compared to proposed CCDS building
heights
%
resi
Fig. 9.2.8 Indicative building height compared to CTZS permissible heights
FAR
Fig. 9.2.6 Indicative building height and massing on re-development sites
identified through The Fringe Urban Design Framework (UDF2 in the table
below)
site
Fig. 9.2.5 Indicative building height and massing on development sites
identified through The Fringe Urban Design Framework (UDF1 in the adjacent
table)
from
units
Fig. 9.2.4 Indicative building height and massing on development sites
identified through the District 6 Development Framework (D6|DF in the
adjacent table)
Sub-total D6|DF
971
C6
4.0
70%
37
UDF1
C7
4.0
70%
90
UDF1
C8
4.0
70%
193
UDF1
U11
C9
4.0
70%
120
UDF1
Sub-total UDF2
738
Max 22m (± 7 storeys)
Intensified development of medium height (8 - 10 storeys)
C10
4.0
70%
36
UDF1
C11
4.0
70%
84
UDF1
TOTAL UNITS
2400
Max 10m (± 3 storeys)
Low intensity development (1 - 3 storeys)
Fig. 9.2.7 Table showing Indicative bulk factors, percentage residential, and
number of residential units for each of the sites identified in the District 6
Development Framework (D6|DF) and The Fringe Urban Design Framework
(UDF1 for development sites, UDF2 for redevelopment sites)
| 155
the fringe | DRAFT urban design framework
core area density scenarios
Due to the complexity of the existing built environment in The
Fringe core area (excluding the proposed Design Park), potential
development densities were examined here in more detail.
The current zoning scheme permits buildings of up to 60m high
along Buitenkant Street (up to half a block deep on the east side
of the street), and 25m high along Harrington Street and the
west side of Canterbury Street).
In order to determine which sites might be available for (re)
development under a number of different scenarios, the
consultant team’s approach was to work in reverse - i.e. to
identify the constraints to redevelopment of the existing
buildings such as function and heritage.
storeys adjusted
to context
650
20
13
13
8450
4641
500
20
9
10
4641
3
1473
7
10311
1012
20
10
10
10120
4
966
7
6762
602
20
11
10
6020
5
942
7
13594
1200
20
11
10
12000
6
657
6
3942
500
8
8
8
3942
7
870
6
5220
560
8
9
8
4480
8
1420
6
8520
1150
8
7
8
8520
9
1363
6
8178
920
8
9
6
5520
Fig. 9.2.12 Existing buildings - constraints to redevelopment
10
3157
6
18942
2100
8
9
6
12600
11
730
6
4380
575
8
8
6
3450
12
848
6
5088
580
8
9
5
2900
Places of worship
13
1370
6
8220
750
8
11
7
5250
14
2062
6
12372
1120
8
11
7
7840
Heritage buildings
TOTALS
State or civil institutions
‘Fully developed’
156 |
realisable GFA
(m2)
storeys adjusted
to FAR
8575
7
notional
footprint (m2)
7
663
GFA (m2)
calculated off
bulk
1225
FAR
1
2
site area (m2)
permissible no.
storeys
Fig. 9.2.11 Current CTZS permissible heights in the core area
site
Fig. 9.2.10 Scale and massing of existing development in the core area
The consultant team identified three hypothetical development
scenarios by varying the extent to which architectural heritage
might be a constraint to redevelopment, while assuming in all
cases that buildings that are currently at or near permissible
bulk and/ or height (i.e. “fully developed”), are places of
worship, or are established state or civil institutions, would not
be redeveloped.
18746
118745
95733
Fig. 9.2.13 Table showing relationship between FAR, building height and GFA including Scenario 4 adjusted heights and realisable GFA in the core area
In the first scenario, it is assumed that heritage constraints
will ensure that only buildings developed in the second half of
the 20th century or later will be available for redevelopment,
with potential development sites illustrated in Figure 9.2.14. If
buildings are developed to the full height and bulk allowed under
the current zoning scheme (figure 9.2.17), substantial floor
areas could be produced in The Fringe. It is important to note
that there is a mismatch between permissible bulk and height
on sites along Buitenkant Street, with these sites having greater
height permissible than bulk available, if the full footprint is
developed to the maximum height and setback angles are not
rigorously applied. This results in development such as that at
the Four Seasons (43 - 47 Buitenkant Street), where 10 storeys
of residential use are placed above an 8 storey parking podium,
with negative consequences for the street.
In the second scenario, it is assumed that all 20th century
buildings are available for redevelopment, while scenario
3 assumes that Victorian buildings are also available for
redevelopment with only Dutch or Georgian buildings preserved.
Due to the substantial potential floor area generated in the first
scenario, it is unnecessary to consider redevelopment of any
buildings that have heritage implications. Any redevelopment
should also take the existing context into consideration, with
reduced heights appropriate in some instances, as shown in
Scenario 4 (Figure 9.2.16).
the fringe | DRAFT urban design framework
Fig. 9.2.14 Potential redevelopment sites
Fig. 9.2.15 Scenario 1 potential redevelopment massing at maximum
permissible heights
Fig. 9.2.16 Scenario 4 preferred redevelopment massing, where heights are
reduced to suit existing context
Fig. 9.2.17 Scenario 1 potential redevelopment massing at reduced heights
along Buitenkant Street, which still achieves maximum permissible bulk
Fig. 9.2.18 Scenario 2 redevelopment massing
Fig. 9.2.19 Scenario 3 redevelopment massing
| 157
the fringe | DRAFT urban design framework
9.3 PARKING
The Fringe currently accommodates a large amount of surface
parking, with a total of nearly 4000 bays available. New
development will displace this, and it is therefore important in
feasibility terms that provision is made for existing and new
parking demand.
The consultant team explored the potential of locating a number
of parking structures in the area. Potential locations were
derived partly through previous work done by ARUP, and partly
through examining both the opportunities for large parking
structures and the potential to locate parking structures near
proposed IRT stops.
Five parking locations were considered:
-- A. a multi-storey structure at Wichtsingel in the Sir Lowry
Road triangle
Fig. 9.3.1 Distribution of existing surface parking in The Fringe
-- B. a super-basement under the proposed Design Park
Fig. 9.3.2 Indicative location of IRT routes and stops (July 2011)
-- C. a basement under Harrington Square
E
C
D
B
A
Fig. 9.3.3 Relationship of IRT routes and stops to potential parking structures
parameters (low
range)
number of bays
(low range)
parameters
(medium range)
number of bays
(medium range)
TOTAL BAYS AVAILABLE = 3920
parameters
(high range)
Informal lots: 8600 m2 = 340 bays
number of bays
(high range)
Formal lots: 50600 m = 2020 bays
2
parking location
Street parking: 7.8 km = 1560 bays
A.
Wichtsingel
1260
large
footprint,
6 levels
840
large
footprint,
4 levels
312
small
footprint,
3 levels
B.
Design Park
4710
large
footprint,
3 levels
1998
small
footprint,
3 levels
666
small
footprint,
1 level
C.
Harrington
Square
1224
large
footprint,
3 levels
440
small
footprint,
3 levels
220
small
footprint,
1 level
D.
De Villiers/
Mackenzie
1164
3 levels
776
2 levels
388
1 level
E. Drury/
Canterbury
1212
3 levels
808
2 levels
404
1 level
Existing
street,
Grand
Parade &
Castle
2294
no change
2294
no change
2294
no change
TOTALS
11864
7156
4284
Fig. 9.3.4 Table showing potential capacity of different parking locations when
developed with basement or multi-storey parking structures.
158 |
-- D. a basement under the residential development proposed
in the District 6 Development Framework between De Villiers
and Mackenzie Streets
-- E. a basement under the residential development proposed
in the District 6 Development Framework between Drury and
Canterbury Streets
Various configurations were examined for Wichtsingel, the
Design Park and Harrington Square, in terms of structure
extents and numbers of floors; while for the remaining two
options the number of floors only was considered.
The scenarios indicated the potential to provide between 4,284
and 11,864 bays, including existing parking on street and at The
Parade (see Table at Figure 9.3.4).
Subsequent work in this urban design framework has ruled
out parking at Harrington Square on feasibility grounds, and
on the Parade (except for occasional use as event overflow
parking). Preferred parking structures are a multi storey car
park at Wichtsingel, a super-basement at the Design Park,
and basements under residential development at De Villiers/
Mackenzie Streets and Drury/Canterbury Streets (the latter two
will be managed to include day time commuter parking as well
as parking for residents).
the fringe | DRAFT urban design framework
Fig. 9.3.5 Wichtsingel multi-storey parking structure small footprint
Fig. 9.3.6 Wichtsingle multi-storey parking structure large footprint
Fig. 9.3.7 Design Park basement parking structure large footprint
Fig. 9.3.8 Harrington Square basement parking structure small footprint
Fig. 9.3.9 Harrington Square basement parking structure large footprint
Fig. 9.3.10 Combined parking locations with existing parking on street, at The
Parade, and at the Castle
| 159
the fringe | DRAFT urban design framework
9.4 Land use scenarios
This study considered a number of scenarios for the
predominant distribution of land uses. The existing zoning
scheme allows a wide flexibility of use across most of the core
area. There is substantial pressure for residential development
in central Cape Town, and existing policy encourages the
development of residential uses in the inner city. In light of
this, the study considered whether commercial uses should be
focussed in the northern part of the study area (Scenario A);
or distributed in two pockets relating to existing commercial
areas in the East City and Woodstock (Scenario B); or spread
in a ‘banana’ that combines the commercial use zones in both
Scenarios A and B (Scenario C). It should be emphasised that
the land use diagrams reflect predominant use distribution
rather than exclusive use distribution.
The preferred Scenario was Scenario C, because:
-- The Fringe is a high profile initiative that will attract
substantial interest and requires sufficient critical mass to
succeed
Fig. 9.4.1 CTZS Land Use Zoning for the core study area
Fig. 9.4.2 Scenario A: Commercial areas focussed to the north
-- The Fringe requires sufficient space to accommodate
anticipated demand for commercial space
-- Scenario A would be insufficiently connected to the East City,
and would omit a substantial part of the characterful core
area
-- Scenario B would be internally disconnected and omit the
Design Park
-- Scenario C reflects already established patterns of use, and
land use zoning
-- Scenario C would connect the emerging Woodstock Arts &
Gallery district with the proposed Cultural Precinct and The
Fringe itself.
Fig. 9.4.3 Scenario B: Commercial areas focussed in the core area and Sir
Lowry Triangle
160 |
Fig. 9.4.4 Scenario C: Commercial areas in the core area, Design Park and Sir
Lowry Triangle, with residential to the south
the fringe | DRAFT urban design framework
| 161
the fringe | DRAFT urban design framework
162 |
the fringe | DRAFT urban design framework
Fig. 10.1 Learners at Harold Cressy High School - the future of The Fringe
| 163
the fringe | DRAFT urban design framework
164 |
the fringe | DRAFT urban design framework
10. list of figures (and picture
credits)
All images © GB|USPD except where otherwise indicated.
Cover: Aerial view of The Fringe development proposals, from the south
Figure V.1 Barrack Street in The Fringe ©Sydelle Willow
Figure V.2 SA Heritage Resources Agency ©Sydelle Willow
Figure V.3 Fugard Theatre ©Sydelle Willow
Figure V.4 Dias Tavern ©Sydelle Willow
Figure V.5 East City boxing club ©Sydelle Willow
Figure V.6 Cape Town Fashion Council ©Sydelle Willow
Figure V.7 Cape Town Central Library ©Sydelle Willow
Figure V.8 Oh! pop up cafe and pancake house ©Sydelle Willow
Figure V.9 Libra Vision sound studios ©Sydelle Willow
Figure V.10 CPUT design students ©Sydelle Willow
Figure 1.1 The Fringe now: Charly’s Bakery ©Sydelle Willow
Figure 1.2 The Fringe now: CPUT Design ©Sydelle Willow
Figure 1.3 The Fringe now: Woodheads ©Sydelle Willow
Figure 1.4 The Fringe now: Graffiti in The Fringe ©Sydelle Willow
Figure 1.5 The Fringe now: Cafe culture in The Fringe ©Cape Town Partnership
Figure 1.6: Timeline showing study process
Figure 1.7 The distribution of creative industries in Cape Town’s central city
(data source, Gene Lohrentz, Geocentric; 2010 survey)
Figure 1.8 The East City Design Initiative: study area definition (data source,
Cape Town Partnership)
Figure 1.9 The East City Design Initiative initial concept ©Cape Town
Partnership
Figure 2.1.1 Study Area Boundaries: Plan
Figure 2.1.2 Study Area: view from the south
Figure 2.1.3 Study Area: view from the north
Figure 2.1.4 Study Area: view from the west
Figure 2.2.1 Central City 20 Neighbourhoods © CCDS DGLUM, Jan 2011
Figure 2.2.2 CCDS Character Areas © CCDS DGLUM, Jan 2011
Figure 2.2.3 CCDS Typical Conditions © CCDS DGLUM, Jan 2011
Figure 2.2.4 CCDS Development Intent for Building Heights in the Central City
© CCDS DGLUM, Jan 2011
Figure 2.2.5 CTZS Floor Area Ratio for the core study area © CoCT
Figure 2.2.6 CTZS Land Use Zoning for the core study area © CoCT
Figure 2.2.7 Floor Area Ratio bands represented diagrammatically
Figure 2.2.8 Current Cape Town Zoning Scheme (CTZS) permissible building
heights for the core study area © CoCT
Figure 2.2.9 CCDS proposed permissible building heights for the core study
area © CCDS DGLUM, Jan 2011
Figure. 2.2.10 CTZS permissible height bands represented diagrammatically
Figure 2.3.1 Development Proposals
Figure 2.3.2 District 6 Development Master Plan © Nisa Mammon Associates
| 165
the fringe | DRAFT urban design framework
Figure 2.3.3 Cape Town Station - proposed retail precinct on the station upper
deck © Makeka Design Lab
Figure 2.3.4 Grand Parade Revitalisation © ARG Archjtects and Planners
Figure 2.3.5 The Castle of Good Hope © Cape Town Partnership
Figure 2.3.6 Cape Town City Hall © Cape Town Partnership
Figure 2.3.7 Good Hope Centre © Cape Town Partnership
Figure 2.3.8 The Granary © Cape Town Partnership
Figure 2.3.9 Eurocape Development © DHK Architects
Figure 2.3.10 Woodstock regeneration © Googlemaps
Figure 2.4.1 Map of the early Dutch settlement in Cape Town, 1660 source
TANAP (Towards a New Age Partnership: http://www.tanap.net/)
Figure 2.4.2 Bellin Map of Cape Town, 1750 source Wikimedia
Figure 2.5.21 Activities
Figure 2.7.9 86 Commercial Street
Figure 2.5.22 Active frontage on Buitenkant Street ©Sydelle Willow
Figure 2.7.10 Excelsior House, 80 Harrington Street © Cape Town Partnership
Figure 2.5.23 Active frontage on Buitenkant Street © Cape Town Partnership
Figure 2.7.11 84 Harrington Street
Figure 2.5.24 Inactive frontage on Harrington Street
Figure 2.7.12 9 Caledon Street
Figure 2.5.25 Inactive frontage corner Caledon & Harrington Streets
Figure 2.7.13 Furnspace, 73 Harrington Street © Cape Town Partnership
Figure 2.5.26 The Fringe is already a design district
Figure 2.7.14 Dias Tavern, 15 Caledon Street
Figure 2.5.27 StudioMas Architects on Constitution Street ©Sydelle Willow
Figure 2.7.15 Albar Discount Store, cnr Buitenkant and Isaacs Streets
Figure 28 Furnspace on Harrington Street
Figure 2.7.16 J&B House, 10 Keizersgracht
Figure 2.5.29 CCDI on Harrington Street
Figure 2.7.17 75 Harrington Street © Cape Town Partnership
Figure 2.5.30 East City Creative Industries
Figure 2.7.18 107 Harrington Street
Figure 2.5.31 Street facing hospitality
Figure 2.7.19 The Fringe: Modern Movement buildings
Figure 2.4.3 Historical growth of Cape Town from 1656 to the present day ©
Earthworks Landscape Architecture
Figure 2.5.32 Dias Tavern
Figure 2.7.20 The Fringe: location of historic Dutch buildings
Figure 2.5.33 Charly’s Bakery & Castle Hotel
Figure 2.7.21 The Granary © Cape Town Partnership
Figure 2.4.4 Bellin Map of Cape Town (and Table Bay), 1764 source Wikimedia
Figure 2.5.34 The Field Office
Figure 2.7.22 The Castle of Good Hope © Cape Town Partnership
Figure 2.4.5 Development of the settlement at Table Bay, 1786 source TANAP
Figure 2.5.35 Oh! Cafe ©Sydelle Willow
Figure 2.7.23 Castle moats and berms © Cape Town Partnership
Figure 2.4.6 Early Cape Town with the Parade and Castle clearly visible, circa
1820 source TANAP
Figure 2.5.36 CPUT student residence City Edge
Figure 2.7.24 City Hall © Cape Town Partnership
Figure 2.5.37 Tafelberghof flats
Figure 2.7.25 Charly’s Bakery © Cape Town Partnership
Figure 2.5.38 Vernon Terraces residential estate
Figure 2.7.26 NG Kerk Tafelberg © Cape Town Partnership
Figure 2.5.39 Skyways flats
Figure 2.7.27 The Fringe: location of Victorian buildings
Figure 2.5.40 East City existing residential areas
Figure 2.8.1 Constraints
Figure 2.5.41 Vehicular movement
Figure 2.8.2 Strategic spatial constraints
Figure 2.5.42 MyCiti integrated rapid transit bus service © www.capetown2014.
co.za
Figure 2.8.3 Occupation, ownership and designations
Figure 2.4.7 Cape Town in 1850 source www.HicLeones,com
Figure 2.4.8 Cape Town in 1884 source http://www.atlanticrail.co.za/
Figure 2.4.9 The Foundations for the Technikon Buildings surrounding St Mark’s
source Melanie Atwell
Figure 2.4.10 Holy Trinity Church District Six © City of Cape Town: City
Electrical Department via Melanie Atwell
Figure 2.4.11 Canterbury Street showing the workshop building c 1895 © City
of Cape Town: City Electrical Department via Melanie Atwell
Figure 2.5.43 IRT - Preliminary planning
Figure 2.4.12 buildings in Primrose Street - demolished 1960 © City of Cape
Town: City Electrical Department via Melanie Atwell
Figure 2.5.44 Integrated Rapid Transit (IRT)
Figure 2.4.13 Map showing built form and street pattern of District 6 at 1948
Figure 2.5.46 Buitenkant Street pedestrian crossing
Figure 2.4.14 1948 District 6 street structure superimposed on the existing
street structure
Figure 2.5.1 Figure Ground
Figure 2.5.2 Formal city blocks
Figure 2.5.3 Fragmented development
Figure 2.5.4 Topography
Figure 2.5.5 Primrose / Canterbury Streets
Figure 2.5.6 Longmarket Street
Figure 2.5.7 Gradual level change along Harrington Street
Figure 2.5.45 Pedestrian movement
Figure 2.5.47 Formal parking lots
Figure 2.5.48 Informal parking
Figure 2.5.49 Parking
Figure 2.6.1 Public Land ownership
Figure 2.6.2 The buildings and sites on Harrington Street between Albertus and
Caledon Streets, opposite Harrington Square © Cape Town Partnership
Figure 2.6.3 Private Land ownership
Figure 2.6.4 Combined land ownership
Figure 2.5.8 Gardens Centre view
Figure 2.7 The Fringe has a gritty character (Cape Town Harley Davidson Club)
©Sydelle Willow
Figure 2.5.9 Longmarket Street vista
Figure 2.7.1 Existing Character Areas
Figure 2.5.10 “Leerdam” bastion from Harrington St.
Figure 2.7.2 Castle of Good Hope - a key component of the Cultural Arc © Cape
Town Partnership
Figure 2.5.11 “Oranje” bastion from Canterbury St.
Figure 2.5.12 Table Mountain and Devil’s Peak from Harrington Square
Figure 2.5.13 Views
Figure 2.5.14 Open Space
Figure 2.4.18 Victorian architecture on Buitenkant Street © Cape Town
Partnership
Figure 2.4.19 The Dutch Reformed Church on Buitenkant Street
Figure 2.4.20 Notable Architecture
166 |
Figure 2.8.4 Perceptions
Figure 2.9.1 Opportunities
Figure 2.9.2 Re-positioning
Figure 2.9.3 Re-structuring
Figure 2.9.4 Development
Figure 2.9.5 ESP Afrika’s proposed renewal of the Good Hope Centre
© ACG Architects
Figure 3.1 he urban precinct: an aerial view of Bloomsbury in London
© googlemaps
Figure 3.2 Street: Las Ramblas in Barcelona © googlemaps
Figure 3.3 Detailing the public realm: New Road in Brighton, UK © Gehl
Architects
Figure 3.4 Temporary activities: a street musician in Broadway Market, London
© flikr: cyndi goretski
Figure 3.1.1 Aerial view of The Fringe © Googlemaps
Figure 3.1.2 Aerial view of 22@Barcelona © Googlemaps
Figure 3.1.3 Aerial view of Soho © Googlemaps
FIgure 3.1.4 Aerial view of University Park, MIT © Googlemaps
Figure 2.7.3 Fine grained urban fabric in City Edge © Cape Town Partnership
FIgure 3.1.5 Aerial view of the Design London Precinct © Googlemaps
Figure 2.7.4 entrance to College of Cape Town, in the Civic and Institution
precinct © Cape Town Partnership
FIgure 3.1.5 Aerial view of the MaRS Centre, Toronto © Googlemaps
Figure 2.7.5 The fragmented landscape of Lower District 6 © Cape Town
Partnership
Figure 2.7.6 The inward facing CPUT campus © Cape Town Partnership
Figure 2.7.7 27 Caledon Street
Figure 2.7.8 51 Buitenkant Street
FIgure. 3.1.7 The 22@Barcelona precinct urban grid © Googlemaps
FIgure. 3.1.8 Soho urban grid © Googlemaps
FIgure. 3.1.9 The Design London precinct urban grid © Googlemaps
FIgure. 3.1.10 University Park, MIT urban grid © Googlemaps
FIgure 3.1.11 Greek Street in Soho © flikr: dorsetbays
the fringe | DRAFT urban design framework
FIgure 3.1.12 The skyline of 22@Barcelona © flikr: Mark Wrafter
FIgure 3.1.13 Institutional buildings at Imperial College © flikr: Andyatk
FIgure 3.1.14 Institutional (modern) buildings at MIT’s University Park © flikr:
Hans Suter
FIgure 3.1.15 The grand entrance to MaRS institutional building complex ©
flikr: Mars_discovery_district
FIgure 3.1.16 22@Barcelona master plan of proposed public space and green
areas
Figure 3.1.17 Soho Square © Peter Watts via panoramicearth.blogspot.com
Figure 3.1.18 Golden Square © www.westminster.gov.uk.jpg
Figure 3.1.19 The public space at the heart of University Park © flikr: Jessica
Bull
Figure 3.1.20 Old and new buildings juxtaposed in 22@Barcelona © flikr: Pedro
Kok
Figure 3.1.21 The Broadwick Development in Soho © flikr: .Martin.
Figure 3.2.1 Broadway Market © easteight
Figure 3.2.2 Marchmont Street © Jude Jackson
Figure 3.2.3 New Road, Brighton © Bob Proctor
Figure 3.2.4 Las Ramblas, Barcelona © flikr: Pindari
Figure 3.2.5 The extents of Broadway Market © Googlemaps
Figure 3.3.14 Creative bench-making: innovative street furniture in Roppongi
Hills, Tokyo © http://www.inspiredstreets.com
Figure 3.3.43 Plaza de los Fueros Estella, Spain - lighting design - author
unknown
Figure 3.3.15 A new twist on an old theme - bike rack in Vancouver, Canada ©
flikr: Christopher Dewolf
Figure 3.3.44 White Noise/White Light at the base of The Acropolis for the 2004
Athens Olympics © Andy Ryan & Howeler & Yoon Architecture
Figure 3.3.16 Ralph Hoyte’s epic city poem “Walkie Talkie for Bristol Legible
City © http://working-parts.com
Figure 3.3.45 Place Dauphin © Steven Immerman
via http://www.panoramio.com
Figure 3.3.17 Ralph Hoyte’s epic city poem “Walkie Talkie for Bristol Legible
City © http://working-parts.com
Figure 3.3.46 New Road in Brighton © Bob Proctor
Figure 3.3.18 Ralph Hoyte’s epic city poem “Walkie Talkie for Bristol Legible
City © http://working-parts.com
Figure 3.3.19 Handspring Design installation at White Hart Dock
© http://whitehartdock.wordpress.com/
Figure 3.3.20 Handspring Design installation at White Hart Dock
© http://whitehartdock.wordpress.com/
Figure 3.3.21 Knowhow Shop’s comb bicycle rack in Roanoke, USA
© http://freshome.com
Figure 3.3.22 Stuhlhockerbank by Yvonne Fehling & Jennie Peiz Banks
© http://www.egodesign.ca
Figure 3.3.23 Spaghetti wall bench by Pablo Reinoso © http://weburbanist.com
Figure 3.3.24 Mexico City bench on Reforma Avenue
© http://www.archithings.com
Figure 3.2.6 Marchmont Street extents © Googlemaps
Figure 3.3.25 Hong Kong urban adapter bench by Rocker Lange Architects
© http://openbuildings.com
Figure 3.2.7 Las Ramblas in Barcelona, extents © Googlemaps
Figure 3.3.26 Graffiti in The Fringe by mak1one
Figure 3.2.8 New Road in Brighton, extents © Googlemaps
Figure 3.3.27 A tourist photographing graffiti in Melbourne, Australia
© www.bbc.co.uk
Figure 3.2.9 The repaving of New Road © Landscape Projects
Figure 3.2.10 Marchmont Street’s annual carnival and street party © flikr:
Marchmont Association
Figure 3.2.11 A stall at the market that accompanies Marchmont Street’s
annual carnival © flikr: Marchmont Association
Figure 3.2.12 Broadway Market © flikr: anna-louise
Figure 3.2.13 The central pedestrian spine of Las Ramblas © Warren J Wells
Figure 3.2.14 One of the narrow traffic lanes on either side of Las Ramblas’s
pedestrian spine © Googlemaps
Figure 3.2.16 Old Compton Street in Soho © flikr: Linus Chen
Figure 3.3.30 SpY urban furniture: daisy street sign, Madrid
© http://www.spy.org.es
Figure 3.3.31 SpY installation: balloon seller, Zaragoza © http://www.spy.org.es
Figure 3.3.32 Carved African heads as bollards in Newtown, Johannesburg
© Zayd Minty
Figure 3.3.34 Public art as memorialisation, Johannesburg
Figure 3.3.35 Clive Van Rensburg’s Eland sculpture in Braamfontein,
Johannesburg © Zayd Minty
Figure 3.3.8 Bristol Legible City Maps © www.bristoldesignhouse.com
Figure 3.3.9 Bristol Legible City Signs © www.wwsigns.co.uk
Figure 3.3.10 Bristol Legible City font © http://www.cityfont.com
Figure 3.3.11 Lucile Soufflet’s circular, tree-hugging bench © http://festival.
humancities.eu
Figure 3.3.12 Filtered water on the streets of Sydney http://www.indesignlive.
com
Figure 3.3.13 Combination seating, bike rack and subway ventilation shaft in
New York © http://ny.curbed.com/tags/street-furniture
Figure 3.4.1 Broadway Market in London © Googlemaps
Figure 3.4.2 Neighbourgoods Market at the Old Biscuit Mill, Woodstock
Figure 3.4.3 The new Neighbourgoods Market in Braamfontein
Figure 3.4.4 The Fringe Handmade Market, 2012, in Harrington Square
© LBurnell / Cape Town Partnership
Figure 3.4.5 4 x m 2 Gallery Pavilion on site at Chelsea College of Art and
Design, London © Quay2c
Figure 3.4.6 Detail, 4 x m2 Gallery Pavilion © Quay2c
Figure 3.4.7 The Cineroleum - interior © flikr: The Cineroleum
Figure 3.4.8 The Cineroleum - exterior © flikr: bonez007
Figure 3.4.10 The Foldaway bookshop detail by Paul Greenleaf via Dezeen:
© http://www.dezeen.com/2010/07/01/foldaway-bookshop-designed-bycampaign/
Figure 3.3.3 North Laine street sign © www.northlaine.co.uk
Figure 3.3.7 North Laine website header © www.northlaine.co.uk
Figure 3.3.50 Bratislava Green Square 2 © Joop de Boer
via http://popupcity.net/page/13/
Figure 3.3.29 SpY urban furniture: Madrid M30 peripheral ‘pencil’ after
© http://www.spy.org.es
Figure 3.3.2 North Laine bag © www.northlaine.co.uk
Figure 3.3.6 North Laine website map © www.northlaine.co.uk
Figure 3.3.49 Bratislava Green Square 1 © Joop de Boer
via http://popupcity.net/page/13/
Figure 3.4.9 The Illy pop-up cafe by Illy in collaboration with Adam Kalkin
© http://espressomelbourne.com/blogorama/news/pop-up-cafe/
Figure 3.3.33 Carved African heads as bollards in Newtown, Johannesburg
(detail) © Zayd Minty
Figure 3.3.4 North Laine street sign © www.northlaine.co.uk
Figure 3.3.48 Paint patterns in Copenhagen
© http://www.worldarchitecturenews.com
Figure 3.3.28 SpY urban furniture: Madrid M30 peripheral ‘pencil’ before
© http://www.spy.org.es
Figure 3.3.1 North Laine bag designs © www.northlaine.co.uk
Figure 3.3.5 North Laine website search icon © www.northlaine.co.uk
Figure 3.3.47 Paint patterns in Copenhagen
© http://www.worldarchitecturenews.com
Figure 3.3.36 An installation in The Fringe in September 2011 using recycled
plastics to transform a derelict space © Cape Town Partnership
Figure 3.3.37 District 6 sculpture festival, Cape Town, 1997: District Six
lettering by Mustafa Maluka © Zayd Minty
Figure 3.3.38 District 6 sculpture festival, Cape Town, 1997: Wind Sculpture by
Kevin Brand © Zayd Minty
Figure 3.3.39 Public way lighting at Zaragoza Expo, by Spanish firm
Architectural Lighting Solutions © ALS
Figure 3.3.40 Public way lighting at Jinji Lake Suzhou China, (public space
design by EDAW) © EDAW
Figure 3.3.41 Osram Steles - seven video screens located in front of Osram’s
Munich headquarters, display video art installations pieces, changing on a
regular basis © Osram
Figure 3.3.42 Light Up Bristol, light projection onto Bristol Council House
© www.watershed.co.uk
Figure 3.4.11 The Foldaway bookshop interior by Paul Greenleaf via Dezeen:
© http://www.dezeen.com/2010/07/01/foldaway-bookshop-designed-bycampaign/
Figure 3.4.12 Arnsdorf pop-up shop detail by Tony Gorsevski courtesy of
Edwards Moore, via http://www.fastcodesign.com
Figure 3.4.13 Arnsdorf pop-up shop interior by Tony Gorsevski courtesy of
Edwards Moore, via http://www.fastcodesign.com
Figure 3.4.14 Pop Shop in the V&A Waterfront via http://www.designindaba.
com/news-snippet/designer-pop-shop-hits-cape-town
Figure 3.4.15 London Architecture Festival © http://www.desso.com/
Figure 3.4.16 London Design Festival 2011, V&A entrance extension, Amanda
Levete Architects © http://wgsn-hbl.blogspot.com/2011/05/london-designfestival-2011-preview.html
Figure 3.4.17 London Fashion Week 2011 by Heathcliff O’Malley via http://
fashion.telegraph.co.uk
Figure 3.4.18 Frieze Art Fair in London © http://www.1fmediaproject.net
Figure 3.4.19 Cape Town’s Infecting the City public arts festival by Deon
Gurling via http://www.capetown.travel/blog/entry/infecting_the_city_is_
here_a_cape_town_tourism_photo_essay/
Figure 3.4.20 Street performers on Las Ramblas © Barcelona home
Figure 3.4.21 San Francisco Parklet author unknown
Figure 3.4.22 San Francisco Parklet © James Web
Figure 3.4.23 San Francisco Parklet © Aaron Bialick
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the fringe | DRAFT urban design framework
Figure 3.4.24 San Francisco Parklet © San Francisco Examiner
Figure 3.4.25 San Francisco Parklet © Shannon Little
Figure 3.4.26 Parking day © Peopling Places (Lynn Stevens)
Figure 3.4.27 Oakland parklet © ACTUAL CAFE
Figure 3.4.28 16 September 2011 the garden sit-in © Cape Town Partnership
Figure 3.4.29 Parkmobile, San Francisco © Mark Boster / Los Angeles Times
Figure 5.3.9 San Jose Parking Garage night view © AECOM|Ellerbe Becket via
www.ellerbebecket.com/
Figure 5.3.10 A parking garage in New York
Figure 5.5.25 Landscape Framework: Vegetation © Earthworks Landscape
Architects
Figure 5.3.11 Composite plan of IRT stops and 100m catchment areas,
pedestrian routes, and parking garages
Figure 5.5.26 Landscape Framework: public open space, pedestrian routes and
historical elements © Earthworks Landscape Architects
Figure 5.4.1 Built Form Strategy
Figure 5.5.27 Landscape Framework: public art routes and locations ©
Earthworks Landscape Architects
Figure 3.5.1 ‘Cafe Culture’, Soho London © Flikr: Linus Chen
Figure 5.4.2 An example from Manchester of an older building refurbished with
additional storeys added to it
Figure 4.1.1 The Fringe will be a centre for innovation and creativity ©Sydelle
Willow
Figure 5.4.3 Vancouver building with a transparent ground floor
Figure 4.1.2 The Fringe will be a commercial environment ©Sydelle Willow
Figure 4.1.3 The District 6 Museum © Cape Town Partnership
Figure 4.1.4 Place Beaubourg in Paris
Figure 5.4.4 Manchester older warehouse buildings
Figure 5.5.1 Proposed open space system
Figure 5.5.2 Table showing principles for treatment of different streets
Figure 4.1.5 Organic change ©Sydelle Willow
Figure 5.5.3 Fresh water streams from Table Mountain © Earthworks Landscape
Architects
Figure 4.2.1 The Fringe has an intrinsic character © Cape Town Partnership
Figure 5.5.4 Tree pockets © Earthworks Landscape Architects
Figure 4.2.2 The Castle Bridge gateway © Googlemaps
Figure 5.5.5 The Fringe has few spaces for people to spill out © Earthworks
Landscape Architects
Figure 4.2.3 Cape Town’s CBD © City of Cape Town via www.capetown.gov.za
Figure 4.2.4 Permeability © Maxwan Architects & Urban Designers
Figure 4.2.5 Longmarket Street © Cape Town Partnership
Figure 4.2.6 Kuyasa public transport interchange © Meyer + Vorster Architects
Figure 4.2.7 Public space network © Cape Town Partnership
Figure 4.2.8 Dancing in the streets, Ubuntu Festival © http://theculinarylinguist.
wordpress.com/2011/07/18/celebrating-vetkoek-beats-and-madiba-at-the-theubuntu-festival-in-cape-town/
Figure 5.1 The Fringe Framework Plan: illustrative view from the east
Figure 5.2 Early sketch of the emerging framework (August 2011)
Figure 5.1.1 Character areas
Figure 5.1.2 The City Hall on The Parade © Sydelle Willow
Figure 5.1.3 Meeting House Square © Flikr: Temple Bar Cultural Trust
Figure 5.1.4 Manchester’s Piccadilly Gardens © EDAW|AECOM
Figure 5.1.5 The Vanke Center in Shenzhen, China (Steven Holl Architects) ©
Iwan Baan via http://architecturelab.net
Figure 5.1.6 A residential street in Vancouver
Figure 5.1.7 Character streets
Figure 5.1.8 Sketch of an emerging system of streets and public spaces (August
2011)
Figure 5.1.9 A sketch overlay for Harrington Street, suggesting a street market
along its length, and new uses bringing activity to Harrington Square
Figure 5.2.1 Structure and legibility
Figure 5.2.2 Sketch of public space network, axes and corridors
Figure 5.3.1 Proposed Pedestrian Movement
Figure 5.3.2 MyCiti bus © Flikr: RichardAtUCT
Figure 5.3.3 Proposed IRT routes and stops
Figure 5.3.4 Proposed Vehicular Movement
Figure 5.3.5 Proposed public parking garages
Figure 5.3.6 Table showing indicative capacity of proposed parking garages
Figure 5.3.7 The Fringe is currently dominated by parking © Cape Town
Partnership
Figure 5.3.8 San Jose Parking Garage day view © AECOM|Ellerbe Becket via
www.ellerbebecket.com/
168 |
Figure 5.5.24 Landscape Framework: Water © Earthworks Landscape Architects
Figure 5.5.6 Street art is an intrinsic characteristic of The Fringe © Earthworks
Landscape Architects
Figure 5.5.28 The Fringe Landscape Framework Plan © Earthworks Landscape
Architects
Figure 5.6.1 The Fringe | Urban Design Framework Plan
Figure 5.6.2 The Fringe | Landscape and Urban Design Framework Plan
Figure 5.6.3 The Fringe | Landscape and Urban Design Framework: Illustrative
Plan
Figure 5.6.4a. Framework Projects: Castle Bridge Gateway, Harrington Square,
Design Park and Sir Lowry Road/Strand Street link
Figure 5.6.4b. Framework Projects: Harrington Street, Canterbury Street,
Longmarket Street and the Cultural Heritage Precinct
Figure 5.6.5 The Fringe Framework Plan: illustrative view from the north
Figure 6.1.1 Development opportunities (oblique plan view from south)
Figure 6.1.2 Building heights and setbacks
Figure 5.5.7 The natural hyrdrology in Cape Town’s city bowl © Earthworks
Landscape Architects
Figure 6.1.3 The Flair Tower in Chicago © McCaffery Interests
Figure 5.5.8 The natural vegetation in Cape Town’s city bowl © Earthworks
Landscape Architects
Figure 6.1.4 A contemporary infill housing development (3 Housing, Berlin)
© kaden klingbeil architekten
Figure 5.5.9 The natural geology in Cape Town’s city bowl © Earthworks
Landscape Architects
Figure 6.1.5 Murcia City Hall © Rafael Moneo
Figure 5.5.10 Sustainable urban drainage system (SUDS) components ©
Earthworks Landscape Architects
Figure 5.5.11 Tree pockets can define space (plan) © Earthworks Landscape
Architects
Figure 5.5.12 Tree pockets can define space (section) © Earthworks Landscape
Architects
Figure 5.5.13 Trees enhancing an existing feature on site © Earthworks
Landscape Architects
Figure 5.5.14 Play spaces should stimulate the five senses © Earthworks
Landscape Architects
Figure 5.5.15 Play spaces should relate to the seasons © Earthworks Landscape
Architects
Figure 5.5.16 Play areas for young children should be defined © Earthworks
Landscape Architects
Figure 6.1.6 Development typologies
Figure 6.1.7 TYPOLOGY High rise tower (Columbia University) © Rafael Moneo
Figure 6.1.8 TYPOLOGY - Perimeter block with internal courtyard (City North,
Phoenix) - author unknown
Figure 6.1.9 TYPOLOGY Infill development (Pulteney Street, Soho, by Wilkinson
Eyre Architects) © F&C Reit via http://www.e-architect.co.uk/
Figure 6.1.10 TYPOLOGY - Urban Campus as infill development (UQAM Campus,
Montreal) © www.architecture-buildings.com
Figure 6.1.11 TYPOLOGY - Linear building: the Beirut parliament building
© Finkployd
Figure 6.1.12 TYPOLOGY - Urban Campus (Clydebank College)
© Jenkins & Marr Architects
Figure 6.1.13 Building uses
Figure 6.1.14 Street frontage
Figure 5.5.17 Children should be allowed to play in a wide variety of ways ©
Earthworks Landscape Architects
Figure 6.2.1 Buitenkant Street case study location
Figure 5.5.18 Use of natural light combined with built structures and vegetation
can enhance public space © Earthworks Landscape Architects
Figure 6.2.3 Buitenkant Street case study section
Figure 5.5.19 People spaces should be accessible to all © Earthworks Landscape
Architects
Figure 5.5.20 The micro-climate conditions should be considered when
designing and locating a play space © Earthworks Landscape Architects
Figure 5.5.21 Play spaces should as far as possible make use of natural
materials found on site © Earthworks Landscape Architects
Figure 5.5.22 People spaces should relate to the environment © Earthworks
Landscape Architects
Figure 5.5.23 Ensure all designs allow for constant public surveillance ©
Earthworks Landscape Architects
Figure 6.2.2 Buitenkant Street case study axonometric
Figure 6.3.1 Harrington Street case study location
Figure 6.3.2 Harrington Street case study axonometric
Figure 6.3.3 Harrington Street case study section
Figure 6.4.1 Harrington Square case study location
Figure 6.4.2 Harrington Square case study axonometric
Figure 6.4.3 Harrington Square case study section
Figure 6.5.1 New Hanover Street case study location
Figure 6.5.2 New Hanover Street case study axonometric
Figure 6.5.3 New Hanover Street case study section
the fringe | DRAFT urban design framework
Figure 6.6 The Fringe Framework Plan: illustrative view from the south
Figure 7.1 Location of Catalytic projects and initiatives
Figure 7.1.1 Temporary interventions
Figure 7.1.2 Temporary Shared Space Project (Harrington Transformer)
© DesignSpaceAfrica
Figure 7.1.3 Temporary Shared Space Project (Harrington Transformer)
© DesignSpaceAfrica
Figure 7.2.1 Infrastructure interventions
Figure 7.2.2 IT Infrastructure (author unknown)
Figure 7.2.3 MyCiti bus on the IRT network © Bruce Sutherland
Figure 7.3.1 Development interventions
Figure 7.3.2 Design Garage existing warehouse on Canterbury Street
© Rennie Scurr Adendorff
Figure 7.3.3 Design Garage proposal © Rennie Scurr Adendorff
Figure 7.3.4 Design Warehouse existing warehouse on Harrington Street
© Rennie Scurr Adendorff
Figure 7.3.5 Design Warehouse proposal © Rennie Scurr Adendorff
Figure 7.4.1 Public Space interventions
Figure 7.4.2 Harrington Square will be transformed © Cape Town Partnership
Figure 7.5.2 Longmarket Street © Cape Town Partnership
Figure 7.6.1 Proposed locations for SPAZA projects © Cape Town Partnership
Figure 8.1 Draft plan © Design Space Africa
Figure 8.2
Walter Snow’s 1898 Cape Town survey map © Cape Town Archives
Figure 8.3 Historical Overlay Diagram © Design Space Africa
Figure 8.4 Sunken space © Jan Gehl and Lars Gemze, New City Spaces via
Design Space Africa
Figure 8.5 Plaza El Peatonal © http://discoveringurbanism.blogspot.
com/2009/04/many-uses-of-public-space.html
Figure 8.6 Cape Town Castle Walls © Lucie Demoyencourt, DesignSpaceAfrica
Figure 8.7 Start up innovators collage from Design Space Africa’s presentation
© Google, Images, Nontsikeleko Veleko, Chris Saunders, Steve Jobs
Figure 8.8 Illustrating the special characteristics of the Fringe area collage
from Design Space Africa Presentation © Design Space Africa
Figure 8.9 Bicycle Culture collage from Design Space Africa Presentation ©
Google, Images, bike café
Figure 8.1.0 precedent study of NYC’s Highline urban rejuvenation project
by James Corner Field and Diller Scofidio + Renfro Collage from Design Space
Africa Presentation © http://gothamist.com/2004/06/01/highline_design_
finalists_selected.php and © Google, Images, Gordon Matta Clarke
Figure 8.1.1 Diagram overlay, showing the activity edge containing Harrington
Square © Design Space Africa
Figure 8.1.2 Image of Architectural model 1:750 © Design Space Africa
Figure 8.1.3 Image of Making Time Visible, a temporary public art installation in
chalk by Gretchen Schneider © http://www.schneiderstudiodesign.com/
Figure 9.1.1 Location of photos in images 9.1.2 to 9.1.22
Figures 9.1.2 photograph showing view looking south along Canterbury Street
at Roeland Street © Googlemaps
Figure 9.1.3 photograph showing view looking south along Harrington Street at
Roeland Street © Googlemaps
Figure 9.1.4 photograph showing view looking south along Buitenkant Street at
Roeland Street © Googlemaps
Figure 9.1.5 photograph showing view looking south along Canterbury Street at
Commercial street © Googlemaps
Figure 9.1.6 photograph showing view looking south along Harrington Street at
Commercial street © Googlemaps
Figure 9.1.7 photograph showing view looking south along Buitenkant Street at
Commercial street © Googlemaps
Figure 9.1.8 photograph showing view looking south along Canterbury Street at
Barrack street © Googlemaps
Figure 9.1.9 photograph showing view looking south along Harrington Street at
Barrack street © Googlemaps
Figure 9.2.7 Table showing Indicative bulk factors, percentage residential, and
number of residential units
Figure 9.2.8 Indicative building height compared to CTZS permissible heights
Figure 9.2.9 Indicative building height compared to proposed CCDS building
heights
Figure 9.2.10 Scale and massing of existing development in the core area
Figure 9.2.11 Current CTZS permissible heights in the core area
Figure 9.2.12 Existing buildings - constraints to redevelopment
Figure 9.2.13 Table showing relationship between FAR, building height and GFA
- including Scenario 4 adjusted heights and realisable GFA in the core area
Figure 9.1.10 photograph showing view looking south along Buitenkant Street
at Barrack street © Googlemaps
Figure 9.2.14 Potential redevelopment sites
Figure 9.1.11 photograph showing view looking south along Canterbury Street
at Albertus street © Googlemaps
Figure 9.2.15 Scenario 1 potential redevelopment massing at maximum
permissible heights
Figure 9.1.12 photograph showing view looking south along Harrington Street
at Albertus street © Googlemaps
Figure 9.2.16 Scenario 4 - preferred redevelopment massing, where heights are
reduced to suit existing context
Figure 9.1.13 photograph showing view looking south along Buitenkant Street
at Albertus street © Googlemaps
Figure 9.2.17 Scenario 1 potential redevelopment massing at reduced heights
along Buitenkant Street, which still achieves maximum permissible bulk
Figure 9.1.14 photograph showing view looking south along Canterbury Street
at Caledon street © Googlemaps
Figure 9.2.18 Scenario 2 redevelopment massing
Figure 9.1.15 photograph showing view looking south along Harrington Street
at Caledon street © Googlemaps
Figure 9.2.19 Scenario 3 redevelopment massing
Figure 9.3.1 Distribution of existing surface parking in The Fringe
Figure 9.3.2 Indicative location of IRT routes and stops (July 2011)
Figure 9.1.16 photograph showing view looking south along Buitenkant Street
at Caledon street © Googlemaps
Figure 9.3.3 Relationship of IRT routes and stops to potential parking structures
Figure 9.1.17 photograph showing view looking south along Canterbury Street
at Longmarket street © Googlemaps
Figure 9.3.4 Table showing potential capacity of different parking locations
when developed with basement or multi-storey parking structures
Figure 9.1.18 photograph showing view looking south along Harrington Street
at Longmarket street © Googlemaps
Figure 9.3.5 Wichtsingel multi-storey parking structure small footprint
Figure 9.3.6 Wichtsingle multi-storey parking structure large footprint
Figure 9.1.19 photograph showing view looking south along Buitenkant Street
at Longmarket street © Googlemaps
Figure 9.3.7 Design Park basement parking structure large footprint
Figure 9.1.20 photograph showing view looking south along Canterbury Street
at Darling street © Googlemaps
Figure 9.3.9 Harrington Square basement parking structure large footprint
Figure 9.3.8 Harrington Square basement parking structure small footprint
Figure 9.1.21 photograph showing view looking south along Harrington Street
at Darling street © Googlemaps
Figure 9.3.10 Combined parking locations with existing parking on street, at
The Parade, and at the Castle
Figure 9.1.22 photograph showing view looking south along Buitenkant Street
at Darling street © Googlemaps
Figure 9.4.1 CTZS Land Use Zoning for the core study area
Figure 9.1.23 Table indicating consultant’s scores for the three streets
Figure 9.4.3 Scenario B: Commercial areas focussed in the core area and Sir
Lowry Triangle
Figure 9.1.24 Diagrammatic scenario for Buitenkant Street, illustrating its role
as a public transport corridor is enhanced
Figure 9.1.25 Diagrammatic scenarios for Buitenkant Street, illustrating the
street becomes a principal activity street with enhanced shopfronts
Figure 9.1.26 Diagrammatic scenarios for Buitenkant Street, illustrating how it
becomes a grand processional street from Roeland Street to The Parade and
the Castle.
Figure 9.4.2 Scenario A: Commercial areas focussed to the north
Figure 9.4.4 Scenario C: Commercial areas in the core area, Design Park and Sir
Lowry Triangle, with residential to the south
Fig. 10.1 Learners at Harold Cressy High School - the future of The Fringe
© Sydelle Willow
Figure 9.2.1 Development parcels identified by NMA in the District 6
Development Framework
Figure 9.2.2 Additional development parcels identified by GB|USPD through
analysis of vacant sites
Figure 9.2.3 Potential redevelopment sites identified by GB|USPD
Figure 9.2.4 Indicative building height and massing on development sites
identified through the District 6 Development Framework
Figure 9.2.5 Indicative building height and massing on development sites
identified through The Fringe Urban Design Framework
Figure 9.2.6 Indicative building height and massing on re-development sites
identified through The Fringe Urban Design Framework
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the fringe | DRAFT urban design framework
confidential - not for distribution
10 |
Guy Briggs | USPD
www.guybriggs-uspd.com