Document 10380222
URBAN RENEWAL SPATIAL DEVELOPMENT FRAMEWORK FOR KHAYELITSHA AND MITCHELLS PLAIN
FINAL DRAFT FOR COMMENT
.
CITY OF CAPE TOWN
JANUARY 2006
MCA PLANNERS
9 Rhodes Avenue
Mowbray
7705
Cape Town i
ii
iii
List of Maps:
Map A5.1: Urban Renewal Spatial Development Framework
Map B1.1: Natural Environment: Topography
Map B1.2: Natural Environment: Hydrology
Map B1.3: Natural Environment Ecosystems
Map B1.4: Created Green Elements
Map B2.1: Green Structure Constraints and Issues
Map B2.2: Green Structure Opportunities
Map B4.1: Urban Renewal SDF ‘Green’ Key Spatial Proposals
Map C1.1: Transport Network
Map C2.1: Movement and Transport Constraints and Issues
Map C2.2: Movement and Transport Opportunities
Map C4.1: Movement and Transport Proposals
Map D1.1: Education Facilities Existing Structure
Map D1.2: Health Facilities Existing Structure
Map D1.4: Social Facilities Existing Structure
Map D2.1: Public Facilities and Spaces Constraints and Issues
Map D2.2: Public Facilities and Spaces Opportunities
Map D4.1: Public Facilities and Spaces Proposals
Map E1.1: Economic Activity Existing Structure
Map E4.1: Economic Framework Proposals
Map F 1.1: Housing Existing Structure
Map F 2.1: Housing Constraints and Issues
Map F 2.2: Housing Opportunities
Map F 4.1: Urban Renewal Housing Proposals iv
EXECUTIVE SUMMARY
Development Challenges – Key Concerns
Khayelitsha and Mitchells Plain are spatially marginalised. To a significant extent, they are isolated from the rest of the city and from each other due to the distance from opportunities as well as major barriers that surround the areas. Internally they suffer from poor urban qualities, reflected by introverted neighbourhood design and a dominance of mobility oriented route infrastructure. These qualities have lead to poor levels of investment in economic opportunities, poor preconditions for local economic activity and resultant lack in local employment.
Poor urban qualities at the local level reflect a dual situation. In some areas, vacant left over open spaces, often poorly related to their surrounding urban environments, present significant risks to safety and contribute to placelessness and sterility. In other areas, open space is at a premium and dense shack development occupies almost all available land. Little space is available for social facilities, and a quality public environment. As a result, many of these environments are unsafe and contribute to the spread of disease due to infrastructural problems.
Historical inequalities in spending in Cape Town are reflected by the lack of levels of amenity in these areas and in some areas by an under provision in public facilities. Whilst the coast is nearby to both areas, there are few quality public environments or major recreational amenities that a population of this number (over 600 000) would sustain.
All these issues should be viewed in a context of trends reflecting population growth and increasing demand for land for housing, particularly in areas of
Khayelitsha. These pressures, if not managed and dealt with positively, could result in reinforcing the current patterns of development, which could worsen economic and social issues and be detrimental to the natural environment - one of the areas key resources.
Strategic Direction
The strategic direction aims to refocus resources in the urban renewal nodes
(URNs) toward spatially targeted, high impact public investment in support of
Executive Summary the City’s IDP core strategies and programmes. Rather than replacing the current Urban Renewal Programme (URP) and linked initiatives, it seeks to give added spatial direction to assist in making choices around scarce resources.
The strategic direction reflects the URSDF’s key intentions in terms of the role of the urban renewal nodes in the broader context of the City of Cape Town as well as a linked idea regarding the structure of the local area. In terms of the role of the nodes in the broader city area, the following imperatives (Fig i) are to be supported:
Fig i: Urban Renewal Nodes - City Spatial Imperatives
• Part of an Emerging Urban Core in the Metro South East
• Connected and Integrated with the Rest of the City
• A Place of ‘City Level’ Environmental Amenity
It is recognised that these imperatives cannot be achieved by the Urban
Renewal Spatial Development Framework (URSDF) alone. Broader city level interventions are required to contribute to restructuring the URNs, such as the v
city-wide Klipfontein Corridor initiative, as well as possible efforts to build on the pioneering N2 Gateway housing project within the URN.
Executive Summary vi
Fig i: Sub Metropolitan Structuring Elements
Executive Summary
At the URN area level these imperatives are supported by a set of spatial structuring elements, which, associated with local design intervention, are also aimed at contributing to the local areas as places of safety, dignity and opportunity. The elements include:
• A hierarchy of activity nodes, which will enable access to city-wide opportunities as well as equitable access to a system of local opportunities. The idea is to ensure that all people within the area live within easy walking distance of a public transport hub, which will link in with the city’s public transport systems. Associated with these places of variable levels of exposure logic dictates that the most accessible places should be associated with the highest order facilities and opportunities. At the local level, these nodes should be places of safety, and provide the stage for vibrant public life. As such, generous and well defined public environments as well as infill housing are proposed to reinforce these nodes.
• A hierarchy of activity streets, which will support the strategic direction through ensuring that strong city wide public transport corridors extend into the URNs and are reinforced through associated strong clusters of activity. Key network linkages should be made to complete the
‘equitable grid of access’ linking the system of nodes. Local design focus should be to enhance the activity role of the routes improving levels of
NMT safety and access and enabling economic opportunities to take advantage of levels of exposure, particularly at nodal areas.
• A rationalised, permanent and multifunctional green structure, which will support access to opportunities associated with the green structure as well as enhancing its role in fulfilling a variety of productive, social, cultural and recreational needs. Core natural areas and associated transition areas are identified as key structuring elements as well as the provision of a hierarchy of created green precincts with strategy focussed on providing for the missing elements, and defining and rationalising the open space system.
Key Spatial Proposals
The spatial structuring elements and core sub-metropolitan idea have been applied to the area. The combination of this idea and several key areas of opportunity or areas where there is significant need informed the development of a set of key spatial proposals (see Map I):
The green framework reflects core areas where the ‘protective’ role of conservation areas such as the Macassar Dunes and ‘productive’ role of the
Philippi Horticultural area should be a focus. Furthermore, particularly along the interface of these areas with urban settlement (transition areas), uses are promoted which would see economic and social benefits derived from the green structure. A focus is the for instance the proposal for an initiation area
(Monwabisi Park) as well as enhanced productive uses in areas along the eastern edge of Khayelitsha and the Horticultural Area interface.
The framework supports the transformation of the poorly performing resort areas into seaside communities and strong public amenities. Key to this transformation will be the promotion of quality housing development and strengthening of the amenity value of the coast, with public access proposed along boardwalks. Development is encouraged in a clustered or nodal form around exiting resort areas. These proposals are given greater detail through an action plan for the coastal integration area.
The green framework also proposes a new regional urban park on the
Swartklip site, reinforcing the role of sports complexes as the location for higher order sports facilities, as well as development of well defined local vii
parks and sports fields within the green structure. Open space that is not part of the established green structure is proposed for rationalisation subject to certain development criteria.
In terms of the movement structure, the role of the nodal areas as public transport interchanges is supported. The activity role of a number of routes is promoted. Intense development fronting onto these routes should be allowed in order to secure the public realm, particularly around the nodal areas. These areas should also be the focus of investment around Nonmotorised transport (NMT) infrastructure as well as key NMT links as identified by the Klipfontein Corridor Strategy. Several new route connections are proposed, including the need to provide a route link between Khayelitsha and Mitchells Plain, south of the railway through the Swartklip Site.
The public facilities and spaces framework reflects the reinforcement of existing facility clusters through upgrading of facilities, the development of dignified spaces and new facilities. The focus of new investment in public facilities and spaces should be on emerging facility clusters such as the
Khayelitsha CBD, Station4, Kapteinsklip and Tafelsig Gateway. At the local level, schools are identified as having the potential to become a focus on community life through the sharing of facilities between each other and the surrounding community.
The economic framework focuses on promoting economic opportunities within nodal areas, and along activity routes or associated with the open space system. The informal sector should be supported through the upgrading and development of market infrastructure at the nodal areas - particularly the station areas. Commercial activity is promoted at activity nodes with the Khayelitsha CBD earmarked for new retail development.
Urban agriculture/food gardens are proposed within suitable transition areas as well as internal open spaces including servitudes and excess land associated with public facilities or incorporated within housing developments.
Commercial agriculture is supported on the Philippi Horticultural area where the eastern edge presents opportunities for more intense use of open space.
The housing framework promotes infill development, particularly on accessible land close to or within activity nodes and along activity routes.
Infill housing development should also be explored as a development option
Executive Summary on the Swartklip land. Underutilised pockets of land, road reserves and edges of open spaces or sports field should also be explored for infill purposes.
De-densification and relocation is prioritised in strategic areas such as within activity nodes where focussed restructuring effort is directed (e.g. Nolungile) or where there is flood threat.
Concurrently, it is recognised that there is a need to upgrade existing informal settlements. This is proposed through a phased programme of in-situ upgrading and gradual formalisation through housing provision mechanisms.
Areas for resettlement and new housing development are, to an extent, available within the area. They exist in the form of infill sites as well as new urban development areas in the south east of Khayelitsha. It is likely, though, that a broader perspective will need to be taken to solve Khayelitsha’s growing housing issues and sites outside of the local area may need to be considered to accommodate future growth.
Implementation Framework
The implementation framework rests on three main pillars - the identification of action areas and initiation of a public investment framework for the area to guide capital spending; the implementation of pilot management arrangements to enhance access to economic and social opportunities; and a set of 5 programmes to be used to rally and guide ‘multi-sectoral,’
‘multi-sphere’ and non governmental intervention in the area as well as providing a means to monitor progress of the URSDF over time.
Action Areas and Public Investment Framework
This pillar identifies a set of action areas around which medium term capital funding should be prioritised. Lead projects are indicated and the process of identifying necessary capital investments is initiated through tools such as the
‘basket of facilities.’
Action areas include investment consolidation areas where current investment focus is supported (including the Khayelitsha Business District,
Lentegeur Node and Mitchells Plain Town Centre). They also include a set of areas, which hold major potential to unlock benefits or contribute in a significant manner to restructuring, but where new momentum is required. viii
For these future investment and planning areas a matrix of actions is developed. These actions promote the roles of the areas as:
• Nolungile Station-OR Tambo Axis, a strong node well linked in all directions with the rest of the metro, reinforced by a range of facilities and quality public environment. It is proposed as a target for de-densification (and relocation) efforts, building on the N2 Gateway project model; as a focus for significant public space improvement including improvement in transport and economic infrastructure, local greening as well as releasing land for local commercial development.
• Station 4, a strong local centre where local facilities and services will be accessed, serving a growing local population. It is proposed that capital investment be focussed on public facilities and spaces, to support its emerging role as the rail extension and Station 4 are developed.
Opportunities also exist to pilot higher density housing in this area.
• Coastal Integration Area, an area that should play a role in becoming a major regional amenity. If developed sustainably, the area can provide for a range of cultural, economic, tourism, residential opportunities.
Proposals include the transformation of the existing coastal nodes
(Monwabisi and Kapteinsklip/Mnandi) into strong coastal communities, which provide for stronger linkage and integration with the coast, strengthening the role of the nature areas in providing for recreational and educational activities as well as accommodation of a new initiation site in the Monwabisi Park area with associated facilities.
The public investment framework to guide the development of these and other focus areas is developed through the ‘basket of facilities’ tool indicating existing and needed public (and private) investments to improve performance of nodal areas. Furthermore, local plans for these areas will guide and focus intervention.
In addition to these areas, the Swartklip site has been identified as an exploration area where longer term capital investment may be focussed.
Several actions are proposed in the short to medium term to lay the groundwork for positive future development of the area and phased release of land within an appropriate and accepted view on future use. Several principles for its development are proposed and lead actions outlined.
Management Frameworks - Implementing Pilot Arrangements in the URNs
Executive Summary
Emerging from consultation, it has become clear that whilst capital investments are made, management of facilities and spaces is a key area where action is required. This action can renew the vitality of areas and/or facilities, unlocking their social or economic value to the community. As such it is proposed that at the City level a number of management frameworks are adopted (some of which exist or are in the process of being developed
or rolled out and that the URN (a focus for capital investment) become a pilot for innovative management arrangements. These arrangements also have significant job creating potential. Pilot arrangements include:
Nodal Management: It is proposed that nodal focus areas (investment consolidation/future investment and planning areas) become pilot sites for adopting management arrangements which focus on multiple issues such as cleanliness, safety and security, public transport information and operational aspects related to economic infrastructure and informal business. The mechanism to enable this nodal management structure should be defined through negotiation between stakeholders in the context of a City level framework. The outcome should be to maintain quality, safe public environments in the nodal areas and the support of business development.
Arrangements at the Mitchells Plain CBD should be reviewed as the initial pilot in this regard.
Public Facilities Management. It is proposed that public facilities management become a focus of urban renewal efforts. This will improve access to a wider range of facilities and hold potential benefits for job creation. The URSDF proposes a focus on piloting schools sharing arrangements where school facilities (e.g. sports fields, halls) are equitably shared between each other or between schools and communities. It is proposed that the City and Provincial Government drive this initiative in conjunction with school governing bodies.
Open Space Management. The EMF, together with the URSDF, form management tools to inform the rationalisation of open space. To enable the entrenchment and enhancement of a permanent MOSS, several management interventions are proposed. These include community management models linked to sustainable use of important areas of the biodiversity network as well as management intervention focussing on
1
E.g. A Facilities Management Framework is being developed for the City’s Economic
Infrastructure ix
addressing local issues including maintaining the momentum built by food gardening initiatives; exploring means to address the maintenance of informal sports fields; as well as the issue of livestock on open space.
URSDF Programmes and Monitoring
Five key programmes are identified to ensure that the core proposals of the
SDF (which to a large extent they represent) remain on track over time.
Associated with the programmes, key indicators are identified to review performance of the SDF on an annual basis. Programmes include:
• Development of Land Around Stations
The programme aims to encourage the development of new housing, shops, trading space, and public facilities in close proximity to the rail stations
(as well as non rail oriented nodes). Indicators to measure conformance to the SDF and performance of the programme are identified including quantitative indicators (e.g. number of rezonings approved, new GLA, number of new/upgraded facilities in nodal areas). The vacant land study developed as part of the URP will be used as a mechanism to enable the monitoring of land use change in these areas. Qualitative indicators relate to the quality of environment created in the station areas.
• Housing on Vacant Land
The programme aims to guide the housing effort to ensure that houses
(along with community facilities and open space) are developed as
‘integrated settlements’ on suitable vacant land (with a particular focus on enabling innovative infill developments). It also aims to promote efforts to upgrade informal settlements into healthy, safe places to live. As with the previous programme both quantitative (where the vacant land study will be used as an enabling tool) and qualitative indicators are developed to reflect on progress with housing development as well as the quality of environment created.
• Making Use of Open Spaces
Executive Summary
The programme aims to improve the use of open space to benefit people economically (food gardens and urban agriculture) as well improve opportunities and access to developed parks and sports fields. This is associated with a skills development and training programme.
• Development of Schools
The programme aims to improve the use of existing facilities including schools by promoting sharing arrangements. The programme is proposed to involve role-players from the City, Province and NGOs, and has the potential to improve access to opportunities such as adult education programmes, social programmes and sports facilities. Indicators are developed to monitor the effectiveness of the programme.
• Future Development of Swartklip
Through engagement with Denel (the site owners), the programme aims to guide the future development of the site (focusing on surplus land) through agreement on future uses, as well as exploring the possibilities of unlocking the potential of the site though a programme of phased public investment.
In the longer term, this programme has the potential to transform this major buffer area into a functional ‘integrating’ element between Khayelitsha and
Mitchells Plain. x
Executive Summary xi
Annexure: URSDF Land Use Guide (Map I) - Definitions
Core Areas:
Areas where maintaining the protective/productive role of open space is of primary concern. The conservation areas (where the preservation of biodiversity is of primary importance) should be subject to controlled public access and their social and economic role enhanced through eco-tourism and educational activities. Low impact uses such as sustainable indigenous harvesting of plants and nodal tourism/environmental education activities could be allowed. The productive areas
(Philippi Horticultural Area) should be maintained and developed for agricultural purposes.
Transition Areas:
An area serving a buffer function with core areas (usually on the periphery of settled areas) which can, where contextually appropriate, accommodate land uses such agricultural activity, initiation sites, cemetery development and active/passive recreational uses. Detailed guidelines reflected in the framework should be consulted to determine the local suitability of activities within these areas.
Sand Mining (Medium Term):
Areas proposed by the Macassar Dunes Management Plan (MDMP) for sand mining purposes in the medium term. Proposals of the MDMP should guide long term use in the area.
Active Open Space:
Areas proposed for recreational activity (e.g. parks), sports or food gardening. Urban development of active open space should be guided by the criteria established by the URSDF (principles to inform the rationalisation of internal open space).
Development should be encouraged which would wrap and define active open space. Development which turns its back on activity open space should be discouraged.
Multi-purpose Sports Complex:
A cluster of sports facilities (halls, field, clubhouse facilities) serving broader areas.
These areas should be encouraged as the focus of district and regional level sports facilities.
Cemetery:
Cemetery space that should be developed with dignity to enhance these areas as a memorial/space of remembrance.
Utilities:
Areas dedicated to bulk public infrastructure use such as sewage works.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Nodes:
Places within the settlement where a cluster of activities is located (or is planned).
These clusters of activity develop due to the levels of accessibility that exists or is created; places with higher accessibility and exposure, attract agglomerations of higher order activity (e.g. Mitchells Plain Town Centre). The framework reflects a three level hierarchy of nodes which should inform the level of facilities directed toward these areas. At a generic level these clusters may reflect a mix of public facilities, business activity, housing and amenities and should be supported by a public transport interchange or appropriate public transport infrastructure.
Activity Route:
Streets where there is a planned or existing positive (reinforcing) relationship between the movement route and activities that abut the route. Due to levels of access onto these routes and their continuous nature connecting significant origins and destinations, activities respond to levels of exposure offered and take up positions along these routes. The nature of these routes varies along their length (less intense development to more intense). Furthermore routes may vary from each other (e.g. some routes fulfil are of a higher order, more continuous, and carry line haul public transport e.g. AZ Berman, others are less continuous, more initiate and support local public transport services e.g. Merrydale Road).
Proposed Road Link:
Proposed road links to enhance access to the system of opportunities supported by the URSDF
New Rail Link:
Planned rail links including the Khayelitsha and Blue Downs rail links.
Infill Housing:
New housing within the existing urban area. Infill housing, when associated with highly accessible areas such as transport interchanges should be encouraged in a high density form and should be associated with high quality public environments.
Existing Urban Development:
Urban uses including residential, commercial, community facilities and industrial uses
(excluding noxious industry).
Military Use:
Area currently used for military purposes.
New Urban Development:
Urban uses which can be accommodated beyond the existing settlement footprint
(though may include existing informal settlement). The nature of use should be determined at a more detailed level, but could comprise residential, commercial, i
community facilities, open space and potentially industrial uses (excluding noxious industry). Where proposed areas of new urban development coincide with high control zones as reflected in the EMF, legal requirements such as EIAs may be required.
Urban Renewal SDF for {Khayelitsha Mitchells Plain} ii
A
OVERALL SPATIAL DEVELOPMENT FRAMEWORK
1.0 INTRODUCTION
1.1 Background
Since the initiation of the national urban renewal strategy (URS) in 2001, much has been achieved in Khayelitsha and Mitchells Plain, however one of the missing elements has been a coherent spatial vision for both areas focussing on coordinating actions of the various stakeholders involved, particularly government line departments. As a means toward addressing this shortcoming, the Draft Urban Renewal Spatial Development Framework (SDF) for Khayelitsha and Mitchells Plain has been prepared.
The SDF, although able to ‘stand alone,’ is strongly focussed on establishing continuity in planning for the City and thus leans on the direction established by the current Integrated Development Plan (IDP), as well as building on previous spatial plans for Khayelitsha and Mitchells Plain and the Urban
Renewal Business Planning process.
Legally it has been prepared in terms of section 4(10) of the Land Use
Planning Ordinance of 1985.
Overall SDF: Introduction
1.3 Role and Scope of the SDF
The SDF seeks to facilitate coordinated implementation of urban renewal for
Khayelitsha and Mitchells Plain. In achieving this goal its roles include being strategic, communicative and implementation focussed. It has sought to build on what has already been achieved and to give focus to Business
Planning.
1.3.1 Strategic and flexible
The SDF is not meant to be a fixed, rigid document, but rather an adaptable, flexible strategy that is responsive to changing circumstances. Within this flexibility it does seek to provide direction aimed at encouraging spatially more desirable forms of development. It is recognised that it is neither possible nor desirable to redesign the entire area and thus the plan is based on the principle of minimalism as opposed to comprehensiveness. Building on this principle, strategic interventions are identified that:
• Are focussed on areas of potential that can unlock the most benefit with the least amount of public resources
• Address areas of greatest need
1.3.2 Communicative and persuasive
The SDF is explicit in its goal of directing public (and private) investment and intervention toward achieving desired objectives. To facilitate coordinated action, it is focuses on communicating the key spatial direction and integrated set of proposals in this framework whilst ensuring that ‘technical’ information is included in the sectoral frameworks.
With the focus on ensuring that the needs of both Khayelitsha and Mitchells
Plain are addressed, a project management team was formed consisting of officials responsible for both areas.
A wider process of engagement was initiated in July/August and a series of workshops with a range of officials from the City and Province were held. The drafting of the initial document occurred during August – January after which a further round of consultation was undertaken with a wide variety of stakeholders. The finalisation of the SDF takes into consideration comments received as part of a final round of advertising of this draft.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
The SDF is focussed on enabling implementation. To this end, actions are detailed with implications across sectors and for both the Province and City of Cape Town. Alignment in budgets, especially in terms of achieving spatial objectives has been a primary consideration.
1
1.3.3 Scope
The spatial focus of the framework is both Khayelitsha and Mitchells
Plain/{Khayelitsha Mitchells Plain} and was purposefully chosen to promote integrated consideration of the areas, which have been planned as separate isolated dormitory townships. As such one of the aims of the framework is to encourage collective solutions to the problems of underdevelopment in both areas as well as explore means of spatial integration between them.
The framework itself follows a multi scaled approach and considers the role of the nodes within the broader area as well as having implications for local areas. It does, however, stop short of developing detailed precinct plans
(though these are regarded as critical to implementation). It is part of a phased process including:
• Phase 1 (the current phase): The compilation of a spatial development framework with implementation plans.
• Phase 2: Based on phase 1’s outcomes and prioritisation, draw up precinct plans to guide implementation.
The focus of this phase is to:
• Identify where public investment should be focussed in order to make the greatest impact (including areas for more detailed planning)
• Identify who is responsible – contributing to the coordination and alignment of budgets around achieving spatial objectives
• Provide a guide to private sector investment and land use management decisions.
• Identify initial projects and implications for capital and operating budgets
An important aspect of the formulation of the SDF has been to ensure a strong link to the Urban Renewal Business Plan. As such the work completed as part of the Urban Renewal Strategy process has been an informant to the
SDF. The SDF will however also provide further definition to the business plan and identification of urban renewal projects and programmes.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Introduction
1.4 Report Structure and Guide for Users
The report is structured as follows (see Figure A1.1):
1.4.1 A. Overall Spatial Development Framework
The role of the overall SDF is twofold. Firstly, it is integrative in that it is multisectoral in its consideration of the issues and concerns as well as ideas around proposals. Secondly, it is communicative drawing together the essence or key spatial direction and concept underpinning the framework as well as detailed proposals in a consolidated format. The Overall Framework is divided into:
• Concerns, Issues and Opportunities
This section highlights the key issues and concerns facing {Khayelitsha
Mitchells Plain drawing links to the spatial underpinnings of many of the social and economic problems that face residents of the area. Issues are identified both at the city and local scales. In response to these issues and in relation to the strategic potentials in the area, a number of areas of opportunity are identified
• Strategic Direction
This section identifies a strategic direction in terms of the spatial development of the area. It draws on the IDP and Business Planning strategies and identifies how the URSDF seeks to play a supportive role in directing the development of Khayelitsha Mitchells Plain to achieve citywide and local objectives.
• The Conceptual Framework
The Conceptual Framework identifies the spatial elements, which should be drive, the restructuring of {Khayelitsha Mitchells Plain}. The conceptual framework is given content through the sector strategies and linked spatial interventions.
2
• The Development Framework
The development framework identifies a set of key interventions that should occur to support the spatial concept. This occurs with due regard for the context and sector strategies as reflected in sections B-F. These interventions are linked to an overall map identifying desired patterns of land use including areas for intensification and areas where development or use should be controlled or managed.
• Implementation: Action Areas, Management Frameworks and
Monitoring through Programmes
The implementation framework rests on three main pillars - the identification of action areas and initiation of a public investment framework for the area to guide capital spending (to be detailed through phase 2 URSDF plans); the implementation of pilot management arrangements to enhance access to economic and social opportunities; and a set of 5 programmes to be used
Figure A1.1: Report Structure and Conceptual Links
Overall SDF: Introduction to rally and guide ‘multi-sectoral,’ ‘multi-sphere’ and non governmental intervention in the area as well as providing a means to monitor progress of the URSDF over time.
To assist in aligning implementation of infrastructural projects and the goals of the SDF ‘checklist tool’ has been developed. This is aimed at guiding the spatial location and form of capital projects in {Khayelitsha Mitchells Plain} and is included as Annexure 1 to Section A of the document. In conjunction with the implementation framework, it should be used before any significant capital project is undertaken in the area.
1.4.2 B-F: Sector Analysis and Strategies
Sections B-F reflect detailed sector analysis and strategies. These are linked to sector proposals, which are also reflected in the overall development framework (section A.5).
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
The study area includes the presidential urban renewal node of Khayelitsha and Mitchells Plain. The population of the area is approximately 612 000 (329
000 Khayelitsha residents and 283 000 Mitchells Plain residents). This is approximately 21% of the population of the City of Cape Town.
Mitchells Plain – Strandfontein is an area largely conceived of in the 1970s with its planning influenced strongly by the political ideologies of the time as well as standards based planning and engineering practices reflected by its wide roads and surfeit of open space. It was developed largely as a response to the housing issues of the time and planned as a dormitory township, some 20 km from the central City as a coloured group area.
Khayelitsha, meaning new home, is a more recent development established in 1983 by the apartheid government as an area where black people would be housed in Cape Town. The township was planned in an inward oriented manner that maximised isolation with four major entrance and exit points.
The area has grown at a rapid rate since the 1980s and the area originally planned for 250 000 is now home to well over 320 000 people most of which are housed in inadequate accommodation.
3
Together the two areas now face challenges related specifically to:
• Economic issues with Khayelitsha in particular reflecting high unemployment rates of more than 55% below the household subsistence level.
2 and 71% 3 of households living
• Social issues around health and welfare, particularly in Khayelitsha where unsanitary environmental conditions contribute to the spread of disease.
• Safety issues related to gang activity and violent crime (a violent crime rate of between 150 and 200 reported incidences per 10 000 people exists in the node)
.
The spatial underpinnings of these issues are explored in the context of the concerns and issues in sections A.2 and B-H.
Overall SDF: Introduction
3
2 Not economically active not regarded as unemployed
Source Stats SA, 2001, extracted by Urban Policy of Strategic Information
4 DPLG, 2004
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 4
2.0 CONCERNS, ISSUES AND OPPORTUNITIES
The concerns and issues identified are predominantly spatial though recognise the strong link between spatial problems and a-spatial concerns around:
• Poverty and unemployment,
• Health and social welfare
• Safety that face residents in different ways within {Khayelitsha Mitchells Plain}.
2.1 “A City Perspective”
2.1.1 Spatial Marginalisation and Isolation
At the City level Khayelitsha and Mitchells Plain have been planned as contained dormitory townships. Land has been used as a means of containment and major areas of land (buffer areas) exist, notably by the
Swartklip Products site fragmenting the two areas. This pattern of land utilisation forms a barrier effect and isolates rather than integrates the areas with each other and the rest of the city. This level spatial isolation of the two peripheral dormitory suburbs has meant that they have not been a focus of private sector contributing to level of poverty and underdevelopment.
Compounding the lack in local employment opportunities, this spatial isolation and distance from significant employment opportunities within the
City has resulted in the imposition of significant time and financial costs on local residents in accessing metropolitan opportunities. With new patterns of growth at the City level focusing on the dispersed patterns of employment in the northern parts of the metro, increasing pressure is being placed on public transport to cater for trips to scattered locations.
2.1.2 Lack of City Level Social Opportunities and Quality Amenities
Historically, areas in the Metro south-east including Khayelitsha and Mitchells
Plain have been neglected, particularly in terms of access to higher order facilities and amenities. The population of over 600 000 residents, particularly
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Concerns, Issues and Opportunities
Khayelitsha where more than half the area population are located, are under-serviced in terms of their access to regional facilities and amenities.
The fact is evident when reflecting on the fact that {Khayelitsha Mitchells
Plain} has been marginalized in terms of access to high quality environments such as regional parks. High order amenities such as Kirstenbosch, the
Company Gardens and developed coastal spaces such as the Promenade in Sea Point are all closer to historically better off city residents. Despite the proximity of the coast and major areas of MOSS, opportunities for the creation of quality environments in the form of regional amenities have not been fully realised.
2.1.3 Citywide Natural Systems: Threat to Natural Integrity and Socio-
Economic Value
The Cape Flats flora reflects some of the most critically endangered ecosystems in the world. A significant number of endangered and endemic species are located within the urban renewal area. In the context of the significant development pressure, particularly in Khayelitsha, as well as significant levels of social and economic need, it is critical that these remnants form part of a sustainable future for Khayelitsha and Mitchells Plain.
Without an adoption of a sustainable development approach, the income generating opportunities and social and cultural uses that these areas may satisfy could be lost. Sprawling uncoordinated development of these areas as well as poor management practices reinforces the negative perceptions of these areas, impacts negatively on integrity of the natural environment and erodes potentials that it may hold for future sustainable use. There is a need to identify and promote the sustainable management of critical elements of this ‘network of biodiversity,’ ensuring not just the conservation of
‘nature for natures sake’, but as a means to ensure that the possibilities of this unique asset is used to benefit the local population.
2.2 “Local Level Issues”
A combination of issues related to local spatial structure and the form of development of the built environment has contributed to local social and economic problems.
5
2.2.1 Dysfunctional Housing Areas
Land utilisation within {Khayelitsha Mitchells Plain} reflects a ‘dual’ situation of over- and under-utilisation of land both with severe negative social consequences. Firstly, in areas of Khayelitsha, particularly north of Pama
Road where public transport is close-by, a dysfunctional situation where informal settlement has taken up so much space that little is left for social facilities or open space (much of it has been invaded). The result of this dysfunctional situation and associated poor living conditions are:
• A lack of social infrastructure in a situation with higher than planned for population numbers
• Safety issues related to the dense form of settlement and narrow winding routes contributing to the threats of crime and shack fires.
• Health issues due to overcrowded settlements, the proximity to standing water (either in detention ponds or related to infrastructural problems), contributing to the spread of communicable disease.
Overall SDF: Concerns, Issues and Opportunities
The structure of movement routes is one that encourages a dispersal of flows of people and activities leading to a lack of investment focus and hierarchy of places. In both settlements, though more so in Mitchells Plain, the movement structure has been developed and planned in a strongly hierarchical aimed at maximising mobility.
• Limited, to a few strategic places, the opportunity for business to agglomerate at accessible points corresponding to strong flows of movement.
• Lead to scattered and embedded development of business opportunities including formal and informal trading facilities and SMME opportunities.
• Lead to a lack in clarity guiding the location of private sector investment
(ii) Under-provision of Facilities
Limitations regarding economic opportunities are mirrored by issues with regard to access to social facilities. In the first instance this is hampered by significant shortfalls in a number of areas, though particularly in areas to the north of Pama Road in Khayelitsha, peripheral informal settlements and eastern areas of Mitchells Plain. Furthermore there are likely to be additional social facility requirements linked to planned new formal development in the south eastern areas of Khayelitsha.
Secondly, in other areas, particularly Mitchells Plain and to some extent the southern areas of Khayelitsha, there is a significant excess amount of underutilised land related to:
• Undeveloped facility sites
• Excessive space standards for facilities such as schools,
• Limited uptake on zoned business properties
• Unstructured and underdeveloped open space provision
The prevalence of under-utilised land has contributed to a lack of safety where many open spaces are regarded as threats in terms of violent crime.
2.3 Structure of Opportunity
Within {Khayelitsha Mitchells Plain} the level of access to facilities and economic opportunities presents challenges on a number of fronts including:
• The pattern of opportunities across space
• The manner in which facilities and business opportunities have developed.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Whilst the under-provision of facilities is a cause for concern, the form of existing facility provision is an issue. In this regard the isolated provision of some facilities has resulted in limited possibilities for collective, accessible service provision.
2.4 Inappropriately Designed Movement Network
The structure of opportunity has not only limited access to social and economic opportunity, but with regard to the movement network, has contributed to major concerns around pedestrian and vehicular safety as:
• There is dominance of wide, mobility routes along which high speeds can be reached – conflicts between vulnerable road users (young or
6
elderly pedestrians) and vehicles occur, often near schools, public transport interchanges and concentrations of activity.
• Non-motorised transport (NMT) is not well catered for.
This should be seen in the context of an area where pedestrian movement is the dominant means of transport.
2.5 Poor
Poor quality environments not only detract from confidence in {Khayelitsha
Mitchells Plain} from investors but it has significant implications for residents’ opportunity to lead dignified lives with access to the benefits of open space and amenities that the city should provide.
2.5.1 Lack of Amenity
At the local level there is a similar lack of amenity and sense of place reflected by a number of features including:
• Poor access to the coast and the high safety risks in these areas
• A clear lack of active recreational space, particularly in Khayelitsha where there is an under provision of sports fields and other active spaces such as parks. (see section D1.0).
• Most open space remains undeveloped often serving a storm water function or, particularly in the northern areas of Khayelitsha, being invaded.
The lack of amenity is a cause for concern, particularly in an area where so many people reside often at high density with limited private open space as part of their properties.
2.5.2 Poorly Defined Open Space
Contributing to the lack of
Figure 2.1: Poorly defined open space environmental quality is the fact that most open space remains undeveloped and also relates poorly to the surrounding urban environment.
The size of these spaces as well as the fact that the surrounding built fabric
(including civic uses and housing)
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Concerns, Issues and Opportunities often bears little relationship to them means that they are often desolate, devoid of activity and ideal places for violent crime. Large internal open spaces such as the dune areas in Mitchells Plain and excessive retention areas in Khayelitsha are a case in point.
2.5.3 Lack of Sense of Place: Sterility
A variety of factors have contributed to the lack of sense of place and sterility of the environment. These include
• lack of quality public space,
• oversupply of undeveloped ‘green’ space,
• embedded location of social facilities and business centres,
• wide roads
Prevalence of one form of housing (single house single plot in may areas)
The result is:
• An environment, which inspires limited confidence in private investors, hampering levels of economic development
• A lack of space supporting a range of social economic and cultural activities.
• A lack of dignity and pride on the public environment.
7
Despite these issues, the developmental issues of Khayelitsha and Mitchells
Plain should not be purely accepted and reactively dealt with. In terms of the issues identified, a number of spatially focused opportunities present themselves as areas of where, with strategic restructuring interventions, latent potential within the urban renewal nodes could be unleashed. Areas of opportunity include
2.3.1 The Station Areas and Transport Interchanges
Whilst concerns are raised regarding broad levels of spatial marginalisation of the URNs, station areas are key points of access for the majority of the population to the rest of the metropolitan area. In terms of latent economic potential, these areas are the focus of significant levels of daily pedestrian movement -
Mitchells Plain, Nolungile and Nonkqubela Stations are
3 of the busiest 7 stations in the entire City. (180 000 people pass though only these 3 station areas in one day). The level of movement focussed on these
‘centres of gravity’, as well as the fact that more than half the area’s populations live within walking distance of the stations means that they present significant opportunities in that actions at these locations have the potential to impact on many people’s lives.
2.3.2 Unique Natural Amenities including the Coast
Within the URN area, the natural environment, and particularly the coastal areas, are unique. Whilst local residents do not enjoy access to high quality amenities, the coastal areas present an opportunity to provide this higher order amenity particularly levels of integration are promoted between points of access to the coast and the settlements to the north.
Furthermore, apart from the coastal areas, the proximity and interface with between the built fabric
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Concerns, Issues and Opportunities and major areas of the city-wide open space system presents opportunities in terms of promoting its sustainable use.
2.3.3 Vacant Land within Settlements
Whilst vacant land within the area is associated with a range of issues, it presents an opportunity in terms of future use. It could play a role in contributing to relieving development pressure, provide facilities provide
8
improved levels of amenity or productive opportunities as well as restructuring poorly performing local environments.
2.3.4 Public Facilities Dynamics
Two key opportunities are identified with regard to public facilities. Firstly, opportunities exist around developed facilities. These facilities reflect a significant capital investment in the area and the potential exists to improve the manner in which they serve community needs. This could occur through changed patterns of use or through physical upgrades. Secondly, it is clear that the backlog in facility provision for the area will and is resulting in the development of new facilities. There is an opportunity in this dynamic. Public facilities can play a significant role, not only in meeting social needs, but in their role in restructuring the built environment. Strategic location and design of new facilities thus has the potential to significantly improve the spatial functioning of local areas.
2.3.5 Strategic Land Parcels – The Swartklip Site
The separation between Khayelitsha and Mitchells Plain through physical barriers is one of the legacies of apartheid planning. The Swartklip site, which is currently used by Denel, is regarded as a major barrier between these areas, but does present certain opportunities for new uses. Depending on the nature of these uses, the site could play an integrating role whereby the barrier effect of the land is overcome and portions of the land could be released to support opportunities, which would the benefit of people in the broader area.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Concerns, Issues and Opportunities
9
Direction
The strategic direction is the end goal toward which the urban renewal area should strive. It is acknowledged that this direction has, to an extent, already been set by strategic initiatives for the City and
Urban Renewal Nodes. Thus, as a starting point, the URSDF seeks take direction from established plans and initiatives.
Concurrently, however, it is recognised that strategies that are not firmly grounded in space, run the risk of remaining suspended in midair rather than achieving expression in specific places. In this light, the strategic direction aims to inform the refocusing of resources in the urban renewal nodes (URNs) toward spatially targeted, high impact public investment in support of the City’s IDP core strategies and programmes. Rather than replacing the current Urban Renewal
Programme (URP) and linked initiatives it seeks to give added spatial direction to assist in making choices around scarce resources.
3.1.1 The Urban Renewal Business Plan
The Urban Renewal Business Plan (URBP) for {Khayelitsha Mitchells
Plain}, drawn up in 2003, has set the tone for urban renewal efforts in the nodes. It defines the overall objective of the programme as:
“Enabling a systematic and sustained intervention to alleviate poverty and significantly address underdevelopment in the
Khayelitsha Mitchells Plain area”. (City of Cape Town 2003e).
The business plan places strategic focus on the fact that ‘any strategy to turn the decay around and address poverty and underdevelopment, must address the social exclusion that these areas are experiencing.’
The URBP identifies 7 outcomes for urban renewal in the area. These in essence for the central objectives of the urban renewal programme and include:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Strategic Direction
• The Integration of Physical (Infrastructure) Development
• Social Development: Capacitated Communities
• Safety and Security: Safe Communities
• Economic Development: A Developing and Sustainable
Community
• Effective governance
• Environmental Development: Integration of environmental concerns in development
• Effective Service Delivery
Furthermore, the URBP identifies the need to ensure that the principle of sustainable development (the ‘triple bottom line’) guides interventions in the urban renewal nodes, ensuring that actions are socially equitable, economically viable and ecologically sound.
• Implications for the URSDF
A number of implications are noted in the light of the URBP. Firstly, at the level of principle the URSDF should ensure that a sustainable development approach underpins interventions. In particular emphasis is placed on efforts to overcome the isolation at fragmentation characterised by the areas in their broader context as well as at the local level. The need to provide greater substance to the broadly defined concept of integration is required. Secondly, the
URSDF, in developing spatially oriented strategies should seek to provide the spatial preconditions to address a-spatial aspects such as ensuring greater level of safety, promoting healthier communities and enabling economic development for the improvement of these aspects of community life.
The IDP identifies a set of 2020 goals and linked to this, five strategic themes are proposed (city of Cape Town, 2005). These include:
• Integrated Human Settlement
• Economic Growth and Job Creation
• Access and mobility
• Building Strong Communities
• Equitable and Efficient Service Delivery
10
Running through these themes, and in support of the vision, is the directive to ensure that sustainability is central in the City’s broad development programme.
• Implications for the URSDF
The URSDF should support the key strategic themes. Whilst the URSDF links to a number of the themes, there is a key directive to ensure the creation of integrated human settlement. This implies that the dormitory township form of development is not a sustainable model.
The URSDF needs to ensure that alternative forms of development are promoted that ensures greater access to social and economic opportunities and that existing settlement is upgraded to provide improved quality of life of local residents.
The URSDF should not be a reactive strategy purely responding to existing problems but should balance the need to deal with short term ‘hotspot issues’ with a spatial strategy which focuses on a longerterm view identifying how a fragmented inequitable city can be managed towards greater equity.
The desired spatial direction for {Khayelitsha Mitchells Plain} draws on the direction established which is underpinned by the principles of:
• Sustainability
• Equity
• Integration
Taking into account the issues, challenges and key areas of opportunity reflected by the nodes, the spatial direction reflects a set of spatially based ideas regarding the role of the nodes in the broader city context as well as the spatial performance of the area at the local level. They include the following imperatives:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Strategic Direction
3.2.1 Part of a New Urban Core (vs. dormitory suburbs) in the Metro
South East
This direction implies that, to justify the continued development and expansion of the metro-south east, including areas such as Mfuleni and Delft, {Khayelitsha Mitchells Plain} should be viewed as part of an emerging core including employment and shopping opportunities, higher order services and amenities. This is not an alternative to the IDP strategy of shifting growth to the ‘traditional’ urban core but should be viewed as a necessary direction in order to upgrade existing settlements where a substantial number of people will continue to live.
Spatially, this direction requires that:
• Access to a decentralised range of agglomerated opportunities is promoted – {Khayelitsha Mitchells Plain} should have equitable access to higher order facilities within the emerging core area as well as convenient local facilities.
Figure 3.1: Khayelitsha Mitchells Plain as part of an Emerging Core Area
11
3.2.2 Connected and Integrated vs. Isolated and Fragmented
This direction reflects the need to ensure that, along with the role of
{Khayelitsha Mitchells Plain} as part of an emerging urban core, it should be promoted as an integrated part of the city. As recognised in the previous section, spatial isolation and linked constraints around accessing citywide opportunities for people in {Khayelitsha Mitchells
Plain} is recognised as a key issue. It is for this reason that the need to improve access and mobility is fundamental.
Spatially, this direction requires that:
• {Khayelitsha Mitchells Plain} becomes part of an ‘equitable grid of access’ which integrates and links various parts of the city
• {Khayelitsha Mitchells Plain} is integrated or knit together through physical linkage and development overcoming the negative impact of its isolation and fragmentation
Figure 3.2: Khayelitsha Mitchells Plain as part of a Connected City
Overall SDF: Strategic Direction
3.2.3 Environmental Quality vs. Neglect and Placelessness
This direction reflects the need to ensure that to fulfil a role as an emerging core (to which private investment is attracted) as well as the enhancing {Khayelitsha Mitchells Plain} as a place of safety, dignity and opportunity for local residents, there is a need to develop the environmental quality of the area.
Spatially this direction requires that:
• At the broader level natural environmental assets are enhanced and developed
• At the local level, safe, multi-functional public space, (the living rooms of the urban area), is prioritised as a key element of upgrading the settlement.
Figure 3.3: Enhanced and Developed City Level Natural Assets
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 12
3.3 The Challenge: Guiding Intervention
The spatial direction advocated provides something to strive toward.
In order to achieve these outcomes intervention and commitment is required at a variety of scales:
• Broader city level interventions are required to contribute to restructuring. In this regard, initiatives such as the Klipfontein
Corridor Strategy need to find expression in the local URN context. The pioneering N2 Gateway housing project model could also be used as a model to be expanded to areas of the
URNs. This will mean that resources need to be allocated toward the URNs to support these initiatives.
• Guidance around the interventions and strategies needs to be developed at the local level. This should provide guidance around the desirable location and form of development in the area.
With regard to the URNs, there is a need to focus on a model to guide intervention. This model or concept will form the basis for identifying where development should and should not be located as well as what form of development would be suitable to achieve desirable outcomes. When applied to the context of the area with its specific needs, challenges and opportunities, a number of interventions become evident in order to ensure that the area functions well in the context of both city-wide and local scale imperatives.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF: Strategic Direction
13
FRAMEWORK
Linked to the achievement of the strategic direction, the conceptual framework/model identifies a set of ‘spatial structuring elements,’ which when associated with local design intervention should guide the location and form of development in {Khayelitsha Mitchells Plain}.
4.1 Hierarchy of Activity Nodes
The first structuring element is the development and reinforcement of a system of varied activity nodes. This will enable greater access to city-wide opportunities, as well as equitable access to a system of local opportunities.
The idea is to ensure that all people within the area live within easy walking distance of a public transport hub which will link to the city’s public transport systems. These nodes, depending on their position in the hierarchy, will form points of access to a range of local and in some cases regional opportunities. Through the focus of development at these points the
‘emerging core’ will begin to reflect the opportunities that are present in the more developed areas of the city.
SUB-METRO STRUCTURING ELEMENT
Hierarchy of Activity Nodes
WHAT WILL THE TOOL ACHIEVE?
• Equitable access to decentralised economic and social opportunities
The ordering concept in this regard is hierarchy, which is determined by:
• Existing areas of concentration of opportunities often associated with accessible points in the sub-metropolitan system).
• An ideal regarding an equitable spread of opportunity across the area with the person on foot used as the point of departure.
The sub-metropolitan conceptual framework reflects:
• A set of strong, central, ‘rail based’ activity nodes associated with major activity spines as higher order activity nodes including: o
The emerging Khayelitsha CBD and Mitchells Plain Town Centres as the highest order of activity node, along with Nolungile Station,
Figure 4.1: Higher order activity node
Overall SDF Conceptual Framework which plays a dominant role in the metropolitan transport network.
• A set of accessible, rail based nodes also located on the major activity routes as second order activity nodes o
Lentegeur Station o
Nonkqubela Station o
The Planned Station 4
• A set of third order activity nodes which are located on or close to intersections of lower order activity routes and which comprise: o
Suburban service centres serving local areas o
Gateway elements reflecting a sense of arrival and associated with areas of economic, recreational or tourism potential o
Recreational coastal nodes
Beyond this a set of local service nodes oriented around neighbourhood needs should be defined at a local level. It is suggested that well located school precincts form the basis for the development of these community based activity nodes.
To reinforce these activity nodes, a set of tools or supportive strategies at the local level are needed to realise these areas as safe, economically vibrant and accessible places. These are listed below and are applied to the area as part of the development framework:
• Social facility clusters (kit of parts) in line with the hierarchy of activity nodes supporting equitable access to these opportunities and contributing to quality environments
• Reinforcing the hierarchy through the development of dignified public spaces and market infrastructure. These spaces are a precondition for investment and generation of local economic development.
• Supporting the activity nodes through the development of high quality housing infill. This brings people closer to opportunity and the accessibility grid and can contribute to safe, quality environments.
• Interchange development in line with the hierarchy of activity nodes. This promotes a system of ‘access to access’ whereby all nodes within the system become accessible through changing directions (and modes of transport) at these central points.
14 Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Source: City of Cape Town 1999
4.2 Hierarchy of Activity Routes
The second structuring spatial element is the development and reinforcement of a hierarchy of activity routes. This supports the strategic direction of the framework in a number of ways:
Firstly, it involves reinforcing a hierarchy of ‘integrating’ activity routes, which provide access to both citywide and local opportunities. These activity routes are focussed on linking and reinforcing clusters of activity (activity nodes), with frequent access points supporting business activity locating at accessible places along the route.
SUB-METRO STRUCTURING ELEMENT
Hierarchy of Activity Routes
WHAT WILL THE TOOL ACHIEVE?
• Accessible to social and economic opportunities associated with public transport routes
The sub-metropolitan conceptual framework reflects:
• Higher order activity routes, parallel to the rail line, connecting major activity nodes. including: o
Bonga Drive o
AZ Berman Drive
These routes have high levels of continuity, linking to the Klipfontein and
Lansdowne corridors, which are major elements in establishing an equitable grid of access across the city
• Local activity routes, which connect local activity nodes to each other and to major activity nodes and feed into the higher order activity routes.
• New links supporting physical integration of the areas
Secondly, to support the role of these activity routes as integrating elements, a set of tools or supportive strategies are identified and are reflected below.
• Key network linkages are developed to reinforce the accessibility grid and the centrality of the activity nodes
• An integrated network of Non Motorised Transport (NMT) routes are developed to support access to local and broader opportunities.
Overall SDF Conceptual Framework
• Over-scaled routes are rationalised through the development of infill housing and dignified pedestrian oriented spaces supporting public transport routes and creating better quality safer environments.
Figure B4.2: Rationalising land along road reserves through infill development
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 15
4.3 Rationalised, Permanent and Multi-functional MOSS
The third structuring element is the creation of a rationalised, permanence and multifunctional MOSS. It is aimed at broadly at the creation of quality, safe environments, which support the integrity of natural systems, a productive/economic role, and social and cultural opportunities.
FRAMEWORK STRUCUTURING ELEMENT WHAT WILL THE TOOL ACHIEVE?
Rationalised, Permanent and Multifunctional MOSS
• Improved economic potential
(productive use)
• Improved access to social opportunities and safer open space.
The sub-metropolitan conceptual framework (Figure B4.3) reflects:
• Retaining critical elements of the metropolitan open space system including: o
Continuity of the coastal belt o
The productive Philippi horticultural area
• Exploiting opportunities associated with the need for integration between the areas
• Improved integration with the coast, resorts and between Khayelitsha and Mitchells Plain
• Retaining and enhancing important green continuities within the urban fabric
To support this rationalised, permanent and multi-functional MOSS a set of tools or supportive strategies are identified below.
• Core conservation areas are identified to support important natural ecosystems and economic benefits linked to these areas.
• Transition areas are identified to provide a positive and productive interface with core natural areas
• The creation of a hierarchy of created green precincts is supported to ensure equitable access to a range of social, cultural and economic opportunities associated with ‘green space’
Overall SDF Conceptual Framework
• Open space is defined through urban development to create improve levels of surveillance and activity
• Non critical land is developed reducing poorly functioning open space and improving safety
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 16
Figure B4.3: Sub-metropolitan Conceptual Framework
• Major activity nodes and integration with metropolitan activity corridors
• Retain major
MOSS
• Secondary rail based nodes
• Integration across Swartklip
• Secondary activity routes linking activity nodes
Overall SDF Conceptual Framework
• Local activity centres
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
• Integration with coast and between areas
• Hierarchy of defined open space
• Internal open
17
Overall SDF Conceptual Framework
Figure B4.4: The Concept Applied to {Khayelitsha Mitchells Plain}
Local integrating route
Productive
MOSS interface
Higher order activity route – line haul public transport
Rail oriented activity node
Defined internal open space
Natural green corridor (Core)
Integration between areas
Linkage
Integration with coast
Higher order regional node
New rail oriented suburban node
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 18
5.0 DEVELOPMENT FRAMEWORK
The development framework reflects key spatial proposals aimed at realising the conceptual framework (which givens spatial content to the framework’s strategic direction). The proposals are reflected in Figures A5.1- A5.5.
The framework identifies a set of core conservation areas where urban development should not occur reflecting:
1.
The retention of Macassar Dunes as a conservation area and its formal protection.
2.
The consolidation of the Monwabisi dunes, east of Wolfgat, into the
Reserve.
3.
The inclusion of the coastal dune area west of Wolfgat into the biodiversity network
4.
The inclusion of a portion of the Swartklip site as a core conservation area and formal protection attached subject to further study and possible transfer of ownership.
The realignment of Baden Powell Drive to the north of Wolfgat Nature Reserve is supported (5). The remaining link should be downgraded to a minor access road providing access to the nature reserve. To strengthen the resource value of Wolfgat Nature Reserve the planned environmental education centre is supported.
Box 5.2: Coastal Areas: Land Use Guidelines
As a means to ensure that the natural integrity of the coastal area (between
Baden Powel Drive and the sea) is maintained and its sense of amenity enhanced a number of guidelines for land use are proposed:
• The existing resort nodes should form the basis of new development in the area with a focus on recreational uses, tourism and business/visitor accommodation in support of their role as recreation nodes.
Residential development should be promoted with regard specifically to the Monwabisi Resort Node.
• Strip development expanding these nodes along the coast should be avoided.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF
• Landward development of the resort nodes should be regarded as preferable, though the nature of use should allow for the continuity of the natural east west natural corridor.
• No urban development should be considered within Wolfgat reserve and proposed Macassar Dunes Core area.
These guidelines are supplemented by the EMF which identifies key land use considerations in the coastal areas (detail is also reflected in the ‘coastal integration’ action area as part of the URSDF).
The framework identifies a set of transition areas where contextually appropriate development and use should be promoted. These include:
5.
The Monwabisi Dunes area and its interface with urban settlement, which should be actively managed as a transition area. In this area, it is proposed that further expansion of the urban fabric into the coastal corridor is not desired. The extension of the cemetery could be considered in this area as a suitable transition use, though this should be subject to an EIA considering that it is proposed on top of the most valuable part of the aquifer
5 . It is proposed that an initiation site be
developed in this area, associated with necessary facilities. Other suitable uses in this transition area could include sustainable use of indigenous plants, small scale organic farming and environmental education/tourism facilities. Local community involvement will be essential to ensuring the enhancement of this area. As such this area is proposed as a critical spatial focus of management intervention.
6.
The Kuils River/Khayelitsha Wetlands interface with the urban areas. It is proposed that further expansion of urban settlement in this areas be informed by the City’s Flood Plain Management Guidelines (2003) and site specific EIAs. Complimentary uses could include urban agriculture and initiation sites.
7.
The framework supports retaining and enhancing the Philippi urban agricultural complex as a critical element of the green structure.
8.
The framework proposes the development of Swartklip Urban Park as a new multi purpose regional park between Khayelitsha and Mitchells Plain.
5
Alternative sites on the western edge of the Philippi horticultural area could also be considered as provision for cemetery space is becoming a critical issue in the area
19
• Its use as a higher order amenity are strengthened due to: o its high levels of regional accessibility located close to public transport and regional movement routes. o its proximity to areas of major population density with a clear under-provision of developed open space. o its potential as an integrating spatial element between
Khayelitsha and Mitchells Plain.
9.
The framework promotes the focus of new higher order sports facilities at existing identified sports complexes. Edges of a number of larger complexes are particularly suitable for urban development to define spaces. Suitable sites include:
• Northern edges of the Spine Road/Swartklip Sports Complex
• Vacant school sites around Mandela Park
• Lentegeur Sports Complex
• Proposed sports fields in Umrambulo Triangle
The following strategic proposals are identified in terms of the development of local parks and sports fields as part of the integrated settlement upgrades:
10.
The upgrading of open space
between the Mandela Park sports complex and the CBD through either sports field development and/or passive recreational space. The upgrade will create a green lung in the heart of Khayelitsha reinforcing pedestrian links to the developing CBD and areas to the east.
11.
Reinforcement of the Harare/Ilitha Park open space link through landscaping supporting the proposed cycle and pedestrian route and formal sports field/park development.
12.
Upgrade of the Victoria Mxenge Open Space
13.
Development and upgrade of the Nonkqubela Open Space (east of the station)
To support the above spatial proposals the spatial focus on management intervention and planning relating to peripheral open space should be:
• The coastal core areas, particularly around managing the interface and activities in the Monwabisi dunes area bordering Wolfgat Nature
Reserve and the Macassar Dunes area
• The western edge of Mitchells Plain and the interface with the Philippi horticultural area (14). Exploration of commercial farming opportunities
6 Defining of this open space is proposed through the development of new school facilities
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Figure A5.1: Green Elements: Key Spatial Proposals
• New created green precincts
5.2.1 Movement
Overall SDF is proposed for this area, however the option of use for cemetery space or other suitable open space uses could also be considered.
• The Khayelitsha Wetlands.
The spatial focus of management intervention and planning relating to internal open space should be:
• Areas where the potential exists for facility sharing
• The dunes areas in Mitchells Plain (15)
20
Interchange development supporting the system of activity nodes is promoted. This includes interchanges or structured public transport stops to support the highest level, second order and third order activity nodes and gateways as reflected by the framework. In this regard the following transport interventions should be supported:
• Current upgrades to the following interchanges and stations:
1.
Mitchells Plain Station and Transport Interchange
2.
Lentegeur Station
3.
Mandalay Station
4.
Khayelitsha Station and Transport Interchange
• Detailed precinct level design (forming part of action area plans) including transport related upgrades focussing at:
5.
Nolungile Station
6.
Nonkqubela Station
7.
Kapteinsklip Station
• Detailed precinct level design and the development of new interchange facilities at new stations 4 and 4A on the proposed
Khayelitsha rail extension (8).
In terms of the mobility routes in the area the following routes are proposed as remaining dominantly focussed on mobility:
• N2, R300, Vanguard Drive, Baden Powell Drive, New Eisleben.
Major mobility routes including Spine, Mew Way, Lansdowne and Swartklip
Roads should retain this mobility function but be oriented toward an activity role at a series of possible pinch points associated with existing and proposed activity nodes.
In terms of developing activity routes:
• AZ Berman and Bonga Drive in Khayelitsha should be promoted as the main activity spines in the area. Other local activity routes as reflected in Map A5.1 (including Alpine, Merrydale, Park, Kilamanjaro,
Dennegeur, Ntlazane and Tandazo) should be encouraged to develop. To support the activity role of these routes, the following transport interventions should be considered:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF o
NMT upgrading along these routes particularly close to major generators as detailed below o
Key network linkages as detailed below
Developing the NMT network is promoted and prioritised interventions include:
• NMT supportive upgrades at the interchanges identified as part of
‘integrating action areas’
• Upgrade and development of NMT links along identified activity routes
• Safe local NMT routes through structured open space promoting links to generators of movement and recreational/amenity areas.
To support spatial integration and the system of activity nodes and routes the following network linkages should be supported:
9.
Extension of Alpine Road through Lentegeur sports complex to link up with
Lobelia Street which links to Lentegeur Station via Katjiepiering Street.
10.
Northern extension of Samantha/Montclair/Hillcrest so as to provide a direct link to Mandalay station.
11.
The extension of Aliam Drive south of Nolungile Station though the
Swartklip site to link with Mitchells Plain with possible links to Highlands Drive and Mandalay Station
Figure A5.2: Movement: Key Spatial Proposals
21
12.
To support integration of Khayelitsha with areas to the north, the extension of Mew Way to link with Saxdown Road is supported.
13.
Further investigation into the feasibility of link of Merrydale via Johannes
Meintjies, Hans Aschenborne Road and Washington Drive
14.
To support the integrity of Wolfgat Reserve and avoid issues with the current alignment of Baden Powell Drive its realignment to the north of
Wolfgat is supported.
5.2.2 Public Facilities and Spaces
Facility provision should be in line with the role of the activity centre in the proposed hierarchy.
Existing facility clusters should be reinforced with the focus on upgrading of existing facilities and improving public spaces. Subject to local area implementation plans, scope for new social facilities could be considered at:
1.
Nolungile Station activity centre. (linked to proposed de-densification efforts)
2.
Nonkqubela Station activity centre.
Emerging facility clusters should be reinforced through new facility development at:
3.
Khayelitsha CBD, where a new regional hospital should be located, along with other planned higher order facilities.
4.
Station 4 precinct where new social facilities should be developed and detailed through the proposed action area plan and design framework
5.
Kapteinsklip activity centre where new social facilities should be developed and detailed through the proposed local action plan.
6.
Tafelsig Gateway where the possibility for new facilities could be detailed though local planning
Existing facility clusters should form a focus for public space upgrading including prioiritisation given to:
7.
Nolungile Station
8.
Nonkqubela Station
7
See City of Cape Town 2004b: indicates that this link is hampered by land use constraints.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF
New dignified spaces should be developed at emerging facility clusters including:
9.
Khayelitsha CBD including western side of the station
10.
Station 4 precinct
11.
Kapteinsklip activity node
To contribute to efforts aimed at defining open space and with the possibility of reinforcing facility sharing around common open space, new school development should be encouraged to associate with the internal open space system. Priority sites should include:
12.
Harare/Ilitha park open space
13.
School sites wrapping around Mandela Park Sports Ground (this development should reinforce the sports complex adding to the range of facilities available and opportunities for sharing)
appropriate sites near Station 4 should be identified for school development.
8 See recommendations of Khayelitsha Ntlazane Road/Steve Biko and environs Urban Design
Framework (2004)
9 Whilst Mandela Park is not an area of major shortfall in terms of school provision, areas to the east are. Schools are proposed in this ‘belt’ due to the unique restructuring benefits relating to open space development.
22
Figure A5.3: Public Facilities and Spaces: Key Spatial Proposals
5.2.3 Economic
Market infrastructure is proposed for upgrading and development to reinforce the activity nodes and should be included as part of efforts to develop dignified spaces at these points. In particular the focus should be:
1.
The Khayelitsha CBD (including Ntlazane Road west of the station)
2.
Nolungile Station
3.
New station interface areas
4.
Kapteinsklip in line with detailed area planning and development of these areas.
Mechanisms to ensure effective management and maintenance of markets and other economic infrastructure and facilities need to be put in place to ensure sustainability.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF
New skills development centres whether new buildings or upgrading existing infrastructure should be located in activity nodes or along activity routes.
New commercial development should be encouraged in support of the activity nodes and at suitable points along activity routes.
Upgrading and development of tourism related infrastructure should be encouraged:
5.
At Lookout Hill which should continue to be promoted as a tourism gateway to the area.
6.
The Khayelitsha CBD, which is likely to become another tourism generator.
7.
Monwabisi, Wolfgat and the coastal nodes in the context of local management plans.
Links between these areas should be developed possibly tied to the proposed cycle route through Ilitha Park.
The tourism/recreation role of the coastal nodes should be enhanced through new development in line with the coastal area guidelines.
To support the productive role of the MOSS, community/food gardens should be encouraged in:
23
Figure A5.4: Economic: Key Spatial Proposals
• Suitable peripheral MOSS areas such as the Khayelitsha wetlands and areas north of Macassar (8).
• Internal MOSS (such as servitudes), particularly when associated with public facilities.
Furthermore, excess land associated with public facilities could also be altered to become community gardens. The development of community gardens should be investigated as part of new housing projects and supported by enabling design.
In terms of supporting small farmer development of a commercial nature, investigation should be undertaken into rationalising the eastern edge of the
Philippi Horticultural area into small farming precincts associated with a training programme (9).
5.2.4 Housing
A number of sites are identified as desirable in terms of accommodating infill housing. They are associated with the activity nodes, routes and elements of the green structure. Priority sites include:
1.
Lentegeur Station Area.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF
2.
Kapteinsklip Station Area.
3.
Areas within around and within the Khayelitsha CBD and Mitchells Plain
Town Centre.
4.
Station 4/Kuyasa Area
The potential for infill as part of rationalising wide road reserves is proposed.
As a starting point areas for investigation could include lower order roads such as:
5.
Merrydale Road (including areas where the road is a dual carriageway near Kapteinsklip Station)
6.
Wespoort (which could be downgraded) and expanded to suitable areas along higher order roads.
With regard to infill areas:
• Public land should be considered for the development of a range of types of higher density housing, including varied forms of tenure.
• The rezoning of private land, which would support intensification of land use in line with local precinct planning should be encouraged.
• Mixed use development should be encouraged in areas where there is a potential for commercial development (e.g. the Khayelitsha CBD and other identified activity nodes/routes)
The Swartklip site is regarded as a ‘capacity exploration area.’ If development of (part) of the site is found to be feasible and constraints can be overcome, housing should form a significant component of future development. Ideal location for higher density infill housing and mixed-use development should include a focus on the northern portion of the site enabling the development of Nolungile a double-sided station (7).
In addition to these sites, smaller sites or portions of sites should be identified at the precinct scale. Sites could include
• Portions of under-utilised school sites or relinquished sites, particularly where nearby open space has been developed as sports fields (such as relinquished school sites in Umrambulo Triangle – 8).
• Open space that is not part of the ‘entrenched’ green structure (or on the edges of the proposed open space system).
• Portions of road or rail reserve where possible.
Areas where de-densification and relocation efforts should focus include:
24
• Flood prone areas along the western edge of the Kuilsriver Wetlands (9);
• Areas identified as critical to the open space system (particularly detention areas prone to flooding)
• Areas identified for higher order development as part of local area planning (particularly areas around Nolungile Station – 10)
• Areas along the eastern edge of the Swartklip land along Mew Way
(11), (although the possibility for formalisation may be identified through local area planning);
On the supply side areas for resettlement include infill sites in the study area,
Kuyasa area (12), possibilities around the Swartklip (13) site as well as sites identified outside the area to accommodate new development.
Figure A5.5: Housing: Key Spatial Proposals
Overall SDF
15.
Greenpoint
Other informal settlement areas should also form part of a programme of upgrading. In situ upgrading should form an initial focus including the provision of basic services as well as development of key public structuring elements. Areas where intervention around the management and development of existing informal settlement would be strategic in the context of the URSDF action area plans include:
16.
Monwabisi Park (part of the coastal integration area)
17.
Areas of Bongweni along Lansdowne Road, RR Section and Mxolisi
Phetani (part of the Nolungile-OR Tambo Axis)
18.
Victoria Mxenge and K Section in Site B (where de-densification and relocation could be considered to ensure that proposed open spaces become functional).
19.
It should also be noted that management of informal settlement in the
Enkanini Area is required particularly if the role of the economic and social role and natural integrity of the Macassar Dunes area is to be maintained.
To support income-generating possibilities, densification in the form of second dwelling and additions should be supported in internal suburban areas of Mitchells Plain and Khayelitsha.
It is proposed that innovative forms of housing specifically catering for
HIV/AIDS sufferers are developed in strategic locations close to public transport and associated with local facility clusters.
Upgrading of informal settlement along Lansdowne Road should continue as a priority including processes underway at:
14.
Silvertown
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 25
FRAMEWORK
To support the implementation of the SDF proposals the implementation framework that is proposed rests on three main pillars (See Figure A6.1):
• Action Areas and Initial Public Investment Framework
This pillar recognises the need to link to the IDP and budgeting process as such an initial public investment framework is proposed which is linked to a set of action areas where capital investment will be focussed. These areas are chosen as they reflect the locational focus of key URSDF proposals.
Furthermore they reflect strategic locations of opportunity where focussed interventions have the greatest possibility of impacting on the highest number of people.
Fig A6.1: Implementation Framework
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
• Management Frameworks: Implementing Pilot Arrangements in the
URNs
This pillar recognises that operational and management issues are required in order to ensure sustainable investments and maximum benefits from resources in the area.
• URSDF Programmes and Monitoring
This pillar seeks to rally support around a set of programmes to ensure that the core proposals of the URSDF remain on track and that progress is monitored to reflect potential issues and tactical changes that should be made to ensure positive outcomes.
6.1 Actions Areas and Initial Public Investment Framework
The identification of action areas aims to guide the location of capital investment in the Urban Renewal Nodes. Detailed precinct planning is required to identify the extent and precise nature of the investment. In some cases a level of planning has occurred, however in a number of areas, further refinement is required to detail interventions. The URSDF provides a framework for this to occur within the URNs whilst providing some detail on the actual investments required through the development of initial project matrices and the ‘basket of facilities’ tool. To this end a number of action areas are differentiated:
• Future Planning and Investment Areas (Fig A6.2)
These are areas which will form the focus of medium term investment (3-5 years) though will have short-term components (1-2 years). They generally: o
Reflect limited detailed precinct planning necessary to identify capital implications; o
May reflect a level of public sector focus either in terms of planning or capital investment, though through dedicated planning effort hold significant possibilities to increase their strategic value and impact on significant numbers of people; o
Directly link to achieving the strategic direction as reflected in the
URSDF.
26
The immediate focus in these areas will be to secure funding for detailed planning. Funding for infrastructure is likely to flow from detailed planning exercises though may in some cases be fast tracked. They include the following ‘primary’ areas: o
Area 1: Nolungile Station-OR Tambo Axis o
Area 2: Station 4/Kuyasa o
Area 3: Coastal Integration Area (Including Kapteinsklip/Mnandi and Monwabisi Action Areas)
Preliminary project matrices have been developed for these priority planning and investment areas and should given further detail through phase 2 of the
SDF.
Other ‘secondary’ areas which reflect a different scale of planning and resources should be considered for future planning and investment as well as detailing of key interventions to promote restructuring. These include nodal areas - Beacon Valley, Tafelsig Gateway and Nonkqubela, as well as internal open spaces - Harare/Ilitha Park Open Space, Mandela Park Open Space and Victoria Mxenge Open Space.
Figure A6.2: Proposed Future Planning and Investment Areas
Overall SDF Consolidated Implementation
• Investment Consolidation Areas (A6.3)
These are areas, which form the focus of short-term capital investment. They generally: o
Reflect a significant level of investment and planning effort; o
Have significant committed funding over the short term (1-2 years); o
Are generally linked to detailed design plans identifying infrastructural requirements and costing.
They include the following ‘primary’ areas: o
Khayelitsha CBD o
Mitchells Plain Town Centre including the Portlands Interchange precinct o
Lentegeur Station
Secondary / smaller scaled interventions should also be supported at Lookout
Hill and the Macassar Node.
Figure A6.3: Proposed Investment Consolidation Areas
Beacon
Valley/Alpine
Victoria
Mxenge OS
1. Nolungile and
O.R. Tambo
Nonkqubel a
Tafelsig
Gateway Mandela Park OS
Kapteinsklip /
Mnandi
Harare/Ilitha Park
OS
2. Kuyasa: Station 4
Monwabisi
3. Coastal Integration Area
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Lentegeur Station
Mitchells Plain
Town Centre
Swartklip gateway
Khayelitsha
CBD
Macassar node
27
• Exploration Areas
These are areas, which will most likely form a longer-term capital investment
(5/10 – 15 years) focus. They do however require short term planning action.
They are identified due to their major restructuring potential with a realisation that investment and infrastructure development may occur in the longer term due to constraints. These areas should be the focus of feasibility studies and planning. Medium term capital investment should be considered as the starting point to unlock the potential of these areas and budgeting should be flexible due to changing circumstances. The Swartklip site has been identified as an exploration area.
Figure A6.4: Proposed Exploration Area
Strategic areas
Swartklip products site
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
28
6.1.1 Future Planning and Investment Areas
(i) Area 1: Nolungile Station-OR Tambo Axis
(a) Role
This area includes, firstly, a strong hub of activity with a range of higher order facilities focussed around the Nolungile Station. This area poses a number of challenges. These focus on the interface between land use activity and the station area which is a major pedestrian movement generator. In this regard, informal dwellings encroach of pedestrian access to the station. Public space is poor and there is dominance in provision for motorised transport.
Furthermore, economic opportunities and the provision of amenities and dignified space are restricted by the presence of informal dwellings.
In the station focus areas there is an opportunity to:
• Improve the preconditions for economic development;
• Create an environment that supports vibrant public life and creates a sense of place and dignity;
• Address issues around informal settlement.
The area also includes a movement axis to the N2 along Lansdowne and
Mew Way and associated with this is an area of high exposure near the OR
Tambo Hall. Despite its strategic location, the area to the north of Lansdowne
Road remains vacant/underutilised. Areas to the south of Lansdowne Road remain densely occupied by informal dwellings (RR section and Bongweni).
In this area, locations along Lansdowne Road with superior freeway access should be pursued for commercial/retail use. Whilst sports facilities are required, it is argued that these be located along the N2 strip as Mxolisi
Phetani is upgraded.
(b) ‘Basket of Interventions and Facilities’
To support this role, the following interventions should be guided by detail precinct plans within the broad framework established by the URSDF (see
Table 6(i) and Fig A6.5.). The proposals draw on existing planning that has
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation emerged from the Klipfontein Corridor Strategy (City of Cape Town, 2004f).
Proposals associated with the station focus areas include:
• Greening, tree planting, including street furniture and lighting focused on structured pedestrian links from the station to the core facilities area.
• Identify possible means to improve taxi rank developing improved/formalised facilities and infrastructure
• Public space / Uluntu Plaza development linked to the station interface/forecourt areas both north and south of the station.
• Pedestrian priority measures particularly at areas of potential conflict with vehicular movement (i.e. Lansdowne Road)
• Market facility development along Lansdowne Road associated with new structured pedestrian routes.
• Upgrading of existing market facilities and formalisation of container area.
• Identification of land parcels that could be alienated for formal commercial development
• Identification of development options associated with crèche relocation
• Shack relocation linked to new public infrastructure requirements.
Potential for high density housing to be investigated (e.g. – Jo Slovo model)
In the OR Tambo focus area, proposals should be guided by further detailed planning. It is argued that sites with high levels of exposure and convenient freeway access should be promoted for commercial development.
(c) Site Specific Land Use/Design Guidelines
In relation to the OR Tambo focus area, new development should have a positive interface with Lansdowne Road and include colonnades. It is argued that space extensive sports facilities are better suited to Mxolisi Phetani (Site
C/N2 Buffer). The possibility for incorporating these facilities as part of informal settlement upgrading in this area should be explored. ‘Add-on’ sports facilities related to the OR Tambo Hall could be considered, however should not
‘crowd out’ opportunities for commercial/retail development.
In relation to the station focus areas, buildings should provide a positive interface with the proposed station forecourt and pedestrian links to ensure safety and quality of public space.
29
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
30
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
Figure A6.5- Nolungile
OR Tambo Axis
31
Overall SDF Consolidated Implementation
Table 6.i.
RATIONALE
2006/2007
–
2009/2010
NOLUNGILE STATION - O.R. TAMBO/MEW WAY GATEWAY: PRELIMINARY PROJECT MATRIX (To be detailed through Local Design Framework)
• Major restructuring potential, particularly when seen in light of possibilities to south of Nolungile Station.
• Highly accessible – proximity of station and PTI fulfilling major role in public transport system, along Lansdowne Road corridor & good freeway access.
• Major focus of existing economic and social activity around station precinct.
• Has the potential to impact on significant numbers of people – broader population of Khayelitsha.
• Supports priority area identified by City/Provincial planning for Klipfontein Corridor.
• Potential to address upgrading of informal settlement in area with real restructuring potential; strategic location in terms of reinforce roll out of “N2 Gateway” project.
• Current issues in terms of local environmental quality and negative impact on economic and social conditions.
DEVELOPMENT DIRECTIVES/PRINCIPLES
• Reinforce station area as the hub of economic and social opportunity.
• Create quality environment prioritising station area (prioritise investment in public space and market infrastructure and higher density housing development/relocation of informal dwellings).
• Focus on the needs of the pedestrian over mobility.
• Promote Nolungile as a double-sided station.
• Reinforce OR Tambo area as location for commercial activity with focus on positive interface with Lansdowne Road.
TIME
FRAME
(YEARS)
PLANNING
Green
INDICATIVE INFRASTRUCTURE COMPONENTS (TO BE DETAILED)
Movement Public Facilities &
Spaces
Economic
Infrastructure
Housing
BUDGET
Action and Resp Action Resp. Action Resp. Action Resp. Action Resp. Action Resp.
2005/6 CCT
Plan
To be identified Revise and detail precinct plan(s)
CCT
Plan. &
(include TIA, landscaping line plan, urban design framework / guidelines) sector plans
Plan
Tambo focus area.
Rezoning and packaging of land (O.R Tambo)
Landscaping CCT City as part of station area
Parks development
.
Pedestrian infrastructu re
CCT
Trans. associate d with station focus areas
Taxi rank infrastructu ral improvem ents
Uluntu Plaza CCT
Plan. south of station depending on negotiation regarding land)
Market infrastructure developmen t (Lansdowne
Road)
Upgrading of market infrastructure
CCT
Econ
Dev.&
CCT
Plan.
Housing relocation pilot.
Higher density housing developmen t station area focus.
Informal
Settlement
Upgrades
CCT
Hous.
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 32
2010+ Parks sports fields
CCT City
Parks/
Comm
Facilities
Link between
Possible
Khayelitsh a and
Mitchells
Plain south of rail. facilities south of station in line with proposed development of Swartklip site
Overall SDF Consolidated Implementation
Informal
Settlement
CCT
Hous.
Upgrades
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 33
(ii) Area 2: Station 4/Kuyasa
(a) Role
At present the area consists of a number of fairly significant parcels of vacant/underutilised land, and isolated/loose groupings of facilities and activities. These include a community hall, school and a food gardening initiative to the north of Walter Sisulu Road along with the Mandela Park Sports
Complex to the north west. Market stalls and a clinic are located to the south of Walter Sisulu Road and the rail reserve at the corner of Ntlazane and Krebe
Streets. Planning and design interventions associated with the new rail extension have already been initiated with a new station interchange, pedestrian and road over rail brides planned.
In the broader local area, there are opportunities relating to:
• Development of vacant/underutilised land which could reinforce the node as an emerging suburban cluster of activity serving surrounding, growing suburbs.
Specifically with regard to the station area, there is the potential to:
• Develop a dignified public environment which will support economic activity, and provide confidence for private investment in the area as well as ensuring a safe pedestrian environment
• Add to the basket of public facilities / kit of parts to support this accessible node’s role in the URSDF hierarchy.
(b) ‘Basket of Interventions and Facilities’
To support the role of the node, a number of interventions are proposed (also reflected in Figure A6.6):
• Local open space opportunities for food gardening should be enhanced and could be linked to new facility development including potentially a local park. The zoned open space as indicated (Figure
A6.6) could, however, be rationalised/developed, particularly along the interface with Walter Sisulu Road.
• The development of planned movement infrastructure including transport interchange, road infrastructure, pedestrian pathways and bridges.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
• New public facilities (e.g. library and multi-purpose centre which would be planned and designed together) potentially associated with the existing school and community hall – possibilities for upgrading of this facility could also be explored and future facilities sharing options should be explored in line with the proposed management framework.
A new school could be developed east of Mandela Park Sports
Complex though the use of land should be conservative. Excess land could be used for other purposes (e.g. medium density residential).
• New public square/Uluntu Plaza linked to informal trading space
• Encourage commercial/retail activity in areas of high exposure afforded by access to rail as well as Walter Sisulu Road.
• Support the development of higher density housing to reinforce the activity node through development of vacant land.
(c) Site Specific Land Use/Design Guidelines
New development should form a positive interface with Walter Sisulu Road
(indicated as an activity route) and this should be taken into account in relation to the height/scale and orientation and design of new development.
Colonnaded interfaces relating to new commercial/mixed use development along this edge should be incorporated into design.
Buildings should provide a positive interface with the proposed station forecourt and pedestrian links to ensure safety and quality of public space.
Buildings should also relate well in terms of orientation and scale to developed open spaces.
34
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
Figure A6.6 - Station 4
/ Kuyasa
35
Overall SDF Consolidated Implementation
Table 6.ii STATION 4 / KUYASA NODE: PRELIMARY PROJECT MATRIX
RATIONALE
Strategic nature and pressing need for planning due to:
• Imminent construction of Khayelitsha rail extension and need to realise associated social and economic benefits of improved access.
• Newly developing areas of Kuyasa (including planned growth) and growing requirement for local facilities and services.
DEVELOPMENT DIRECTIVES/PRINCIPLES
• Create quality environment prioritising station interface areas
• Maximise opportunity for small business development associated with access to station
• Promote linkages with existing investment focus in Kuyasa (clinic and market stalls).
• Maximise intensification possibilities focussed on high-density housing/mixed use development defining street and public space.
TIME
FRAME
(YEARS)
PLANNING
Green Movement
INFRASTRUCTURE COMPONENTS
Public Facilities &
Spaces
Economic
Infrastructure
2005/6
2006/2007
–
2009/2010
Urban Design
(work completed
2004/5)
Infrastructure & internal Roads –
CCT
Plan
Design (work completed
2004/5)
Rezoning /
Subdivision and
CCT
Plan
EIA/TIA where required
MPC / library planning and design.
Grassing and tree planting
Open space development
City
Parks development
, road over
CCT
Trans.
Market
Stalls/square
(developed rail, road network changes
(budgeted for and designed)
Development of infrastructure as outlined.
Pedestrian infrastructure
CCT
Trans.
04/05)
Clinic
(developed
04/05)
Multi Purpose
Centre
Library to reinforce linkage to interchange.
Uluntu Plaza
CCT
Sport
& Rec
CCT comm
. Fac/
Ameni ties
CCT
Plan
Market infrastructure
CCT
Econ
(focus north of station along Walter
Dev &
CCT
Plan
Sisulu).
Packaging of land parcels
Commercial
Infrastructure
2010+
Housing
BUDGET
Rail / Station: R180m
Interchange: R600 000
Road Linkages: R600 000
Market Stalls 1.2m
Clinic: R5m
Urban Design R300 000
Housing Plan.
150
Bankable duplexes –
CCT
Hous.
Infill Housing
200 Subsidy houses
Rezoning / Subdivision /
EIA / TIA: R300 000
Landscaping Plan: R200
000
Road Linkages: R5m
Interchange: R6m
Pedestrian Bridges: R5m
MPC & Library: R500 000
Uluntu Plaza: R3m
Market infrastructure: R1m
Land Parcels: R100 000
Housing R30m
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 36
(iii) Area 3: Coastal Integration Area (Including Kapteinsklip/Mnandi and
Monwabisi Action Areas)
(a) Role
The coast and associated open space is to a large extent divorced from the urban environment. Whilst is holds great potential, it does not function well in terms of providing for social and economic needs. A strong emphasis of the framework is to promote access to city wide amenities and in this regard, the coastal area presents a significant opportunity.
A broad area has been identified, which can play a significant role in becoming a major new regional amenity. If developed sustainably, the area can provide for a range of cultural, economic, tourism, residential opportunities. Within the area a number of ‘sub-roles’ should be promoted including:
• Economic and housing opportunities to bring life to the coastal area
• Recreational activity
• Conservation of the natural environment linked to complimentary activities
A major focus in the coastal area is on improving levels of integration. On the one hand the two resort nodes reflect strong potential to promote integration with the coast. This can be achieved through promoting NMT and vehicular links, but should also involve intensified use of these nodal areas. As such it is proposed that Monwabisi develop into a ‘mixed use resort node’ including a
‘seaside community’ that is active through the year and forms a gateway to a set of local amenities and tourism attractions. Furthermore, stronger physical integration should be developed between and intensified
Kapteinsklip Node and the Mnandi resort area to promote a positive new gateway to the coast accessible via public transport.
‘Basket of Interventions and Facilities’ (b)
To support the identified role a number of interventions are proposed:
• Local area design framework for Kapteinsklip/Mnandi. Key interventions should include: o
Greening/landscaping
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation o
Promotion of physical links between resort and station area o
Public transport facilities (bus/taxi) associated with rail station o
Review of potential for new public facilities o
Station forecourt o
Medium/high density housing
• Improve Wolfgat Nature Reserve’s conservation/educational role including realignment of Baden Powell Drive; rationalising footpaths and promoting defined network including (managed) public access/boardwalk; development of environmental education centre
• Identifying land adjacent to Monwabisi Park for use as a new initiation site and development of appropriate facilities
• Upgrading/formalisation of Monwabisi Park informal settlement
• Promote golf course development in environment north of Monwabisi
Resort subject to EIA
• Promote resort area as focus for intensified use including medium/high density housing and tourism related activities – lead with marketing initiative and potential formulation of public private partnership.
(c) Site Specific Land Use/Design Guidelines
In line with the Wolfgat-Macassar Node: Concept Spatial Planning and
Management Framework, the Wolfgat Nature reserve should function primarily as a core conservation area. Low impact activities should be allowed including environmental education, walking trails and recreational fishing as well as other sustainable economic activities (e.g. harvesting of medicinal plants, contract work to clear alien vegetation).
The Monwabisi Park/Dunes area should incorporate transitional/multipurpose area that interfaces with a new defined edge to an upgraded Monwabisi
Park informal settlement. An initiation area is proposed as the most suitable use. Other uses in the area toward the Wolfgat Reserve include controlled harvesting of natural resources and small scale organic farming ventures.
The proposed cemetery development should be subject to an EIA bearing in mind the sensitive area of the aquifer that it is proposed upon.
Land north of Monwabisi proposed as urban development could potentially accommodate golf course development though the biological imperatives of maintaining an adequate (min. 200m wide) east west corridor should be
37
incorporated. Proposed changes in use in this area (to the north of Baden
Powell Drive) would be subject to an EIA.
Overall SDF Consolidated Implementation
Figure A6.7 – Coastal
Integration Area
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 38
Overall SDF Consolidated Implementation
Table 6.iii
RATIONALE
COASTAL INTEGRATION AREA: PRELIMIARY PROJECT MATRIX (To be detailed through Existing /Developed Local Design Frameworks)
• Significant opportunities to improve access to city wide amenity (and support strategic direction)
• Major opportunity for integration with coast and development of amenity value/social opportunities
• Possibilities for generating local economic opportunities associated with open space /natural environment and tourism potentials.
• Sustainable management and conservation of natural environment
DEVELOPMENT DIRECTIVES/PRINCIPLES
• Focus on promoting integration with coast through development of gateway/resort nodes and linkages.
• Sustainably capitalise on social and economic opportunities associated with open space and nature areas
• Intensify development of resort nodes creating strong amenities. Focus on nodal development including residential and commercial components where feasible.
TIME
FRAME
(YEARS)
PLANNING
Green
INDICATIVE INFRASTRUCTURE COMPONENTS (TO BE DETAILED)
Movement Public Facilities &
Spaces
Economic
Infrastructure
Housing
2005/6 Review and
Detailing of Urban design Framework
(Kapteinsklip)
Wolfgat-Macassar
Framework
(complete)
CCT
2007 – Initiative including
2009 /
Plan
2010 Explore PPP options.
(Monwabisi)
CCT
Plan
CCT
Env/Plan
Housing Plan
(Monwabisi park)
CCT
Hous
CCT Env Management arrangements
(Monwabisi Dunes
Area)
Greening
(Kapteinsklip) infrastructure
(Kapteinsklip)
Bus/Taxi
Facilities
(Kapteinsklip)
Realignment of Baden
Powell Drive
Footpaths / boardwalk
(Wolfgat and
Coastal Area)
Facilities
(Kapteinsklip)
Station forecourt
(Kapteinsklip)
Environmenta
CCT
Comm
Fac /
Amenities
CCT Env /
Comm l Education
Centre
Fac
(Wolfgat)
Initiation site and facilities
(Monwabisi
Park)
CCT
Comm
Fac /
Amenities
Medium
Density
Housing
(Kapteinsklip)
Informal
Settlement
Upgrading
(Monwabisi
Park)
Hous
2010+
BUDGET
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 39
(iv) Other ‘Secondary’ Areas
A number of nodal areas and components of the green structure are also considered as future planning and investment areas and present significant opportunities to contribute to local restructuring. These areas require detailed planning intervention, however some guidance is given with regard to desirable interventions:
The Nonkqubela Station Node plays a ‘broader’ servicing role and is a key point of access to the metropolitan transport network. Guided by local area planning, interventions, required to improve the functioning of this node relate to:
• Investment in greening and landscaping and associated public/pedestrian space or footways;
• Formalisation of trading areas (the conflict between formal and informal trading is a concern at present);
• Initiatives to de-densify invaded industrial zoned land near the station as well as open space in the area (K section) in conjunction with efforts to enable new formal development to support the node (including higher density 2/3 storey mixed use/residential development).
Local design frameworks and capital investment should promote the role of the Tafelsig Gateway Node and Beacon Valley Node in performing a local service roll in line with their position in the hierarchy of nodes.
Victoria Mxenge open space, whilst associated with some formalised open space is currently largely invaded by informal settlement. The cluster of schools in the area and under-provision of public facilities public space provide a strong motivation for intervention. The focus in this action area should be on creating a quality, safe public environment. Initiatives to support this include:
• Active open space development and landscaping;
• Formalisation of housing including possible de-densification and relocation initiatives;
• Exploration of facilities sharing arrangements between schools (and the community) to improve access to public facilities.
Overall SDF Consolidated Implementation
Harare/Ilitha Park open space is associated with an undeveloped open space servitude, which is planned as a bicycle link. The north south link area includes several east west connectors particularly across to the CBD. The potential exists to strengthen the open space as a multifunctional element of the MOSS supporting social/economic activity. Furthermore the possibility of creating a safer environment, particularly through defining the space through urban development, is presented linked to the vacant under-utilised land associated with the open space. Sports fields are also required in the Harare area and efforts should be made to develop these facilities as part of this linear open space and potentially linked to existing schools.
The Mandela Park open space currently is an underutilised area of open space, which is located between the Khayelitsha CBD cricket oval and
Mandela Park. It is associated with a number of developed and vacant school sites. The potential exists to develop a meaningful link in the north south linear open space system and providing an opportunity to integrate existing schools/planned new urban development with a safe, quality open space. Guided by site level planning, initiatives should focus on:
• Open space upgrading including local sports field development (which would create supplement existing higher order facilities and create a more significant sports precinct/complex). Possibilities around promoting food/community gardens could also be explored;
• Facility development, which positively relates to the open space, including possibility for new schools or housing infill);
• Exploration of the possibility for facility sharing arrangements between the school(s) and community.
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 40
The URSDF identifies a number of areas as locations where capital investment and resources should be consolidated. They generally:
• Reflect a significant level of recent (and in some cases continuing) investment and planning effort, which has resulted in a strong development momentum;
• Are linked to detailed design plans identifying infrastructural requirements and costing with short term implications identified.
They include the following areas:
• Khayelitsha CBD
• Mitchells Plain Town Centre including the Portlands Interchange precinct
• Lentegeur Station
In addition to these ‘primary’ investment consolidation areas a number of secondary investment consolidation areas are identified. These areas
• Have reflected some degree of short-term investment and/or planning effort;
• Are moderately scaled in comparison with the major investment areas;
They include:
• Lookout Hill Node
• Macassar Node
(a) Role
Within the framework and hierarchy of nodes reflected by the URSDF, the role of these nodes as they have been identified through existing local area plans, should be promoted. To ensure continuity, these areas should continue to be regarded as key investment focus areas and may require fine level detailed design focussing on place making efforts to reinforce their role as investment nodes.
(b) ‘Basket of Interventions and Facilities’
Recent and short term planned investment should be reinforced through strategic and cost effective spending on infrastructure to supporting the role of the nodes. A number of points are noted to guide future budgeting:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
• Due to its emerging nature, it is proposed that in the short-medium term the Khayelitsha CBD form the focus of planning resources and short term capital spending investment with regard to the three primary consolidation areas.
Fig 6.8: Conceptual Design: Precinct 1 Eastern Side of Khayelitsha Station
Source: City of Cape Town 2004d
• In addition to current investment and planning for the CBD east of the station, it is proposed that the recommendations of the Khayelitsha
Ntlazane Road Urban Design Framework be implemented in precinct 1 west of the station (see Figure A 6.8).
41
• Development in these investment consolidation areas should be facilitated through: o
Undertaking appropriate rezonings in line with the SDF. o
Release of public land for appropriate development (e.g. land surrounding Lenteguer Station for higher density housing).
• In the case of investment areas such as at Lookout Hill, resources should be dedicated to improving marketing and management of facilities as well as supporting tourist oriented development in the area.
(c) Site Specific Land Use/Design Guidelines
Existing detail local plans should guide local land use proposals and design aspects.
(a) Role
The strategic nature of the Swartklip site has been emphasised by the SDF particularly due to its potential integrative role located between Khayelitsha and Mitchells Plain. This ‘integration’ could occur firstly through the development of physical linkages through the site which could improve east west connectivity between Khayelitsha and Mitchells Plain and unlock new energies and economic opportunities. The site also holds the potential to accommodate uses which could serve the needs of both areas and surrounding areas. These uses would promote the site as a functionally more integrated part of the urban renewal nodes.
To promote this vision of greater integration and to improve the site’s role in contributing to serving the social, economic and environmental needs of surrounding communities, it is envisaged that it could accommodate a mix of uses including:
•
•
A significant new housing component and public facilities;
New commercial and light industrial activity;
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
• A higher order recreational amenity serving the significant surrounding population;
• Conservation functions associated with natural informants including landforms and wetlands.
Regardless of whether Denel remain on the current site of vacate it the URSDF advocates the phased development of the site. Portions of land have been identified that are particularly strategic in terms of the integrating role that they could play. These portions, although they may be impacted on by the previous use of the site, are likely to be surplus to Denels future land requirements. The URSDF proposes that the release of this ‘surplus’ land not occur on an ad hoc basis but form part of a phased approach ensuring an integrated consideration of the site. To guide this process, a number of land use/design guidelines are proposed. Furthermore, a set of leading actions is proposed which could initiate the process toward achieving a desired land use scenario.
(b) ‘Basket of Interventions and Facilities’
To facilitate the development of the site in line with the preliminary contextual framework and principles the following lead actions should be considered:
• Set up steering committee regarding the future development options on the site.
• Assessment of the rehabilitation requirements and identification of potential funding sources for cleanup of strategic land parcels
• Refinement of initial contextual framework including feasibility of proposals around road linkages
• Negotiation around possible land purchase or transfer to the City of strategic land required for the development of public structure
• Formulate management agreement regarding natural open space/conservation areas and assign formal protection securing its future role
(c) Site Specific Land Use/Design Guidelines
The URSDF can be regarded as an initial contextual framework for the
Swartklip site. The site’s future development should be guided by the following principles:
42
• The role of the site as a ‘green lung’ between Khayelitsha and Mitchells
Plain should be integral to the future development of the site. o
As part of this green role, areas of the site should be subject to formal protection with the provision that this is linked to a social and economic programme to exploit this potential. o
Other green uses should buffer the core conservation area and should be linked to active recreation/productive/amenity uses. It is proposed that this take the form of an urban park including the wetlands area aimed at exploiting urban agricultural potential and potentially providing for sports field / park development.
• The role of the site as a major integrating element should further be supported through: o
The development of new linkages connecting Khayelitsha and
Mitchells Plain with emphasis on unlocking its strategic northern portion; o
Prioristising the strategic and accessible north-eastern corner of the site to the south of Nolungile Station, for higher order development including public facilities and infrastructure supporting economic activity. A housing component is desirable to reinforce the active role of this area. o
Prioritising the incorportion of a significant housing component on the site. Housing should provide reflect variety both in form and tenure options. o
Ensuring that built edges with the proposed urban park/nature area reflect design which, through orientation, scale and height defines these open space interfaces.
• Broad scale seperation of uses and new large monofunctional environments should be avoided specifically in the northern eastern corner of the site.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
43
6.2 Management Frameworks – Implementing Pilot
Arrangements in the URNs
Emerging from consultation, it has become clear that whilst capital investments are made, management of facilities and spaces is a key area where action is required. This action can renew the vitality of areas and/or facilities, unlocking their social or economic value to the community. As such it is proposed that at the City level a number of management frameworks are adopted (some of which exist or are in the process of being developed become a pilot for innovative management arrangements. These arrangements also have significant job creating potential. Pilot arrangements include:
) or rolled out, and that the URN (a focus for capital investment)
The nature of the environment associated with a nodal area (such as the
Mitchells Plain Town centre) has a significant impact on economic development opportunities. On the one hand, crime and grime can have a detrimental impact on attracting private investment to an area. Secondly, crime has been noted as having a negative impact on informal trading operations in nodal areas. The poor operation of public transport, illegal informal settlement, a lack of personal safety and conflict over informal trading space are also issues that are common in a number of the emerging nodal areas. In many areas of the City, CIDs/BIDs have been formed to address ‘crime and grime’ aspects. To support the ideal of an emerging core in the Metro South East, there is a need to ensure that environmental and operational aspects related to the nodal areas are well managed.
The functional responsibility for many of the issues noted falls across a range of City line departments as well as agencies outside of the City (e.g. municipal law enforcement, solid waste management, economic development/business areas management, traffic police, Metrorail, Bulk
10
E.g. A Facilities Management Framework is being developed for the City’s Economic
Infrastructure
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
Services etc). In this context, it is proposed that nodal management committees be formed. The role of these management committees should be clearly defined through negotiation but should broadly focus on ensuring a positive working relationship between the ‘tenants’ and users of the nodal area and interchange and the operational functions (such as City Solid
Waste Management). This would involve early identification of management or operational issues that need to be addressed.
The composition of and mechanism to enable these management committees should be defined through negotiation between stakeholders in the context of a City level framework (including existing management frameworks such as the Facilities Management Framework developed for economic infrastructure). Broadly, a number of role players should be represented including agencies responsible for services and safety, nodal area tenants, ward councillors and representatives from public transport operations.
The outcome should be to maintain quality, clean, safe public environments in the nodal areas. This will directly support business development as well as prioritising safety of users of the nodal/interchange areas. Arrangements at the Mitchells Plain Town Centre should be reviewed as a model for pilot arrangements in this regard. Potential areas for new pilots could include
Nolungile, Nonkqubela and Lentegeur Nodes.
Lead Actions Responsibility
CCT Plan
CCT Plan
Identify location for pilot arrangement.
Review best practice and identify suitable model.
Identify relevant local role players and initiate discussion around mandate and constitution of management arrangement.
CCT Plan and other line departments; ward committee/councilor, nodal tenants.
6.2.2 Public Facilities Management
Public facilities such as schools, sports fields and community halls represent significant existing (and future) capital investments. The costs associated with
44
these facilities, however, extend beyond the lifespan of the construction of the building. Facilities need to be maintained and managed to ensure that they remain useful to communities. In the context of shortfalls in public facility provision in the urban renewal nodes, effective management of facilities takes on even greater significance to ensure that they are used to their full potential. Furthermore, although facilities are generally managed by the City of Cape Town, possibilities to explore external management arrangements could hold job creation potential in the URNs.
As such, it is proposed that innovative public facilities management arrangements become a focus of urban renewal efforts. In particular, the
URSDF has identified opportunities around the prospects for sharing of facilities. In this regard, the piloting of schools sharing arrangements where school facilities are shared between each other or between schools and communities is focussed on. Sharing arrangements could relate to:
• Collective use of school sports field/halls with community groups
• Shared use facilities (e.g. libraries or computer facilities) between clusters of schools
• Enhancement of school campuses through provision of ABET/FET facilities.
Management models should be developed jointly by stakeholders. It is proposed that the City and Provincial Government take a lead in driving this initiative in conjunction with school governing bodies. Possibilities are also linked to developing new schools based on the collective use model – viewing them not as discreet and isolated uses but designing them as integral elements within the urban structure.
The possibility also exists to enable job creation and management training related to this initiative. It is proposed that a facilities management capacitybuilding component be developed. This should provide resources to support facility-sharing arrangements as well as improve the management of facilities, which may be experiencing operational issues.
Lead Actions Responsibility
Identify school/group of schools/facilities for pilot project
Source funding for initial project
(including capital budget if required)
Establish facility management
Dept Educ/School Governing Bodies/City
Comm Fac / Sports and Recreation
Dept Educ
Dept Educ with stakeholders
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation committee related to pilot
Establish working group to coordinate training programme and source funding
Identify target community groups
6.2.3 Open Space Management
Dept Labour / City and Provincial role players
Dept Labour / City and Provincial role players/Community Groups
A number of issues are associated with open space within and surrounding the urban renewal nodes. Vacant and under-utilised open space forms a safety risk (crime and flooding) and in many ways is regarded negatively by residents in the area. Furthermore, the peripheral elements of the MOSS, despite ecological value, currently present limited social and economic opportunities for local residents. As a means to enhance the role of open space in the URNs, a number of management interventions are proposed.
(a) Rationalisation of ‘Internal’ Open Space
A strong proposal of the URSDF is that suitable vacant/under-utilised open space is developed for urban settlement uses. In identifying which land is suitable for rationalisation, the URSDF and Environmental Management
Framework work hand in hand as management tools.
Firstly the URSDF identifies a set of principles or criteria that should be considered when open space is rationalised for development. Furthermore, the EMF provides a management tool highlighting environmental priorities and issues to be addressed in detailed planning, as well as, through the identification of control zones, potentially reducing the number and complexity of EIA processes needed for rationalisation of low value open space.
(b) Institutional/Management Arrangements to Ensure Sustainable
Utilisation of the Biodiversity Network
To enhance the role of open space in providing for social and economic opportunities, it is critical that operational budget be dedicated to appropriate management. With regard to the MOSS forming part of the
45
biodiversity network, it is proposed that management arrangements be strengthened. This should occur in the context of the URSDF and other local frameworks (such as the Concept Spatial and Management Framework for the Wolgat Macassar Node) which guide the desirable uses in the area.
Community focussed security and management arrangements are proposed to be extended (from areas such as Macassar) into areas of the biodiversity network experiencing pressure or where conservation value is high to enable sustainable use of resources (such as Monwabisi Park/Dunes area east of Wolfgat). Other areas where on the ground community management arrangements should be piloted include:
• Khayelitsha Wetlands
• Swartklip Site (proposed conservation area)
• The Mitchells Plain dunes area
Other Open Space Management Initiatives (c)
It is proposed that management intervention to enhance the role of retained
‘green’ open space should focus on:
• Exploring possibilities for expanding the food gardening initiative and setting up associated community management arrangements;
• Addressing the maintenance issues related to open space used as informal sports fields
• Addressing the issue of livestock on open space – including identification of appropriate area for livestock
• Unlocking possibilities relating to the Philippi Horticultural Area edge/interface with Mitchells Plain. The URSDF proposes the area for small-scale commercial farming however this should be the subject of a detailed feasibility study. The study should include identifying potential linkages with informal trading and SMME opportunities to enable the selling of fresh produce.
Lead Actions
Expansion of community management
Responsibility
CCT Env/NGOs arrangements to identified biodiversity areas including identifying funding sources (donor or other)
Identification of new opportunities for food gardens
Initiate working group(s) to address local open space management issues
CCT Plan/Econ Dev/NGOs
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
• Informal sports fields/open space
• Livestock issue
Feasibility study for small scale farming development (Philippi edge)
Overall SDF Consolidated Implementation
CCT Parks, Sport and Recreation
CCT Plan, Env and Community Groups
CCT Econ Dev
46
6.3 URSDF Programmes and Monitoring
Five key programmes are identified to ensure that the core proposals of the
SDF remain on track over time. Associated with the programmes, key indicators are identified to review performance of the URSDF on an annual basis. Outcomes of the review should serve to inform intensification or redirection of strategy. Programmes include:
6.3.1 Development of Land around
Stations
Bearing in mind the proposed hierarchy of nodes linked proposals, the programme aims to encourage the development of new housing, shops, trading space, and public facilities in close proximity to the rail stations (as well as non rail oriented nodes). Implementation is proposed through the development of suitable vacant land within station areas using the basket of facilities/interventions and action area plans or completed local precinct planning as a guide
(see section 6.1). Since highly accessible land around stations is at a premium, care should be taken in deciding on the form and nature of development.
(ii) Driver
The programme should be coordinated by the planning department, but will include investment from a range of line functions (e.g. transport, housing). To give the programme added momentum, a driver should be identified potentially from the local development forums.
11
To assist with land identification, a vacant land study has been completed for Khayelitsha to identify available land for development.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
To ensure that proposals relating to station (and nodal areas) occur in line with the proposals of the URSDF a number of indicators are developed:
Quantitative Indicators (development within 500m of station/in nodal area)
2005/06 2006/07 2007/08 2008/09 2009/10
No. rezonings approved.
New public facilities
No of infill housing units
The vacant land study developed as part of the URP will be used as a mechanism to enable the monitoring of land use change in these areas and could be updated as new development occurs.
Over and above the quantitative indicators, indicators are proposed that reflect on the quality of environment. Areas for review should include:
• Levels of improvement in the public environment
(greening/landscaping – hard and soft, pedestrian links and spaces)
• The extent to which facilities are clustered and relate to the public environment
• Presence and need for infrastructure to support informal trading
• Existence and success of nodal management arrangements
The outcomes of this monitoring exercise (in the context of the priority action areas identified by the URSDF) should reflect which nodal areas are developing/not developing as well as where spatial/management issues exist. These outcomes should feed into a review of the URSDF implementation framework and may result in a review and potential adjustment in strategy for these areas (e.g. an increase in dedicated planning and/or resources) or an altering of spatial developmental priorities.
6.3.2 Housing on Vacant Land
47
Bearing in mind the key housing proposals and priority areas for implementation, the programme focuses on integrated settlement development incorporating new housing (along with community facilities and open space) on suitable vacant land (with a particular focus on enabling innovative infill developments). It also aims to promote efforts to upgrade informal settlements into healthy, safe places to live. As part of the programme, it is proposed that skills development around building and construction and use of local labour should be encouraged in construction projects.
(ii) Driver
Housing is a critical issue, particularly in Khayelitsha and it is vital that a local political driver be identified to give the programme momentum and ensure implementation of initiatives in the URN as well as organising community housing groups. The City and Provincial housing departments should coordinate the programme, continuing with existing initiatives.
Overall SDF Consolidated Implementation
Over and above the quantitative indicators, indicators are proposed that reflect on the quality of environment created within new housing areas.
Elements to consider should include:
• The provision and quality of public space (including how buildings define spaces/streets through orientation, scale and height);
• Gross density achieved and form of housing (is it appropriate in its locational context? Accessible infill sites close to stations should achieve gross densities of 40du/ha +);
• Incorporation of greening / other landscaping efforts.
• Public facility provision and degree to which they have been clustered/externalized and have used appropriate space standards
(i.e. not located on oversized under-utilised properties);
• Appropriate scale of road reserves (i.e. not overscaled);
• Accommodation of Non-motorized transport routes and infrastructure;
• Provision made for economic opportunities (home business; trading space where appropriate);
• Incorporation of a range of forms of housing and tenure options.
6.3.3 Making Use of Open Spaces
As with the previous programme both quantitative (where the vacant land study will be used as an enabling tool) and qualitative indicators are developed to reflect on progress with housing development as well as the quality of environment created.
Quantitative Indicators
2005/06 2006/07 2007/08 2008/09 2009/10
No of infill housing units developed (and average gross density achieved)
No of housing units developed as part of informal settlement upgrade
In the context of URSDF proposals around open space use and management arrangements, the programme aims to improve the use of open space to benefit people socially and economically (food gardens and other forms of sustainable resource use) as well improve opportunities and access to developed parks and sports fields.
(ii) Driver
It is proposed that a programme driver be identified. Key departments that will coordinate efforts relating to this programme include the City’s
Environmental Department, Economic Development (food gardening), Sports and Recreation, and Parks. Community stakeholders should also be integral to initiatives as part f this programme.
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 48
Both quantitative and qualitative indicators are developed to reflect on progress with efforts to improve the functioning of open space. Quantitative indicators include:
Quantitative Indicators
2005/06 2006/07 2007/08 2008/09 2009/10
No of New
Developed Parks
No of successful new food gardening initiatives
Over and above the quantitative indicators, indicators are proposed that reflect on the performance of the programme. Elements to consider include:
• The extent to which developed open space is defined by the surrounding built environment (and contributes to levels of safety) such as public facilities and focused planting;
• The extent to which developed open space caters for a range of uses, or is successful providing for intended use;
• Levels of accessibility with regard to developed park (and levels of utilisation);
• Condition of the open space and possible maintenance issues.
6.3.4 Development of Schools
Within the context of the proposed management framework, the programme aims to improve the use of existing facilities including schools by promoting sharing arrangements. The programme has the potential to improve access to opportunities such as adult education programmes, social programmes and sports facilities. Furthermore, the programme has the potential to create jobs in relation to the management of facilities. Indicators are developed to monitor the effectiveness of the programme.
Overall SDF Consolidated Implementation
(ii) Driver
It is proposed that a political driver be identified for the programme. It should be coordinated and lead by the Provincial Department of Education but closely link to City Planning, Sport and Recreation and Amenities/Facilities.
Both quantitative and qualitative indicators are developed to reflect on progress with housing development as well as the quality of environment created. Quantitative indicators include:
Quantitative Indicators
2005/06 2006/07 2007/08 2008/09 2009/10
Number of pilot sharing arrangements initiated.
Number of schools involved in the programme
Jobs created linked to facilities management
Over and above the quantitative indicators, indicators are proposed that reflect on the performance of sharing and management arrangements.
Elements to consider include:
• Levels of utilisation of facility
• Success of management arrangements including levels of collective use and equitable sharing
• Success of design / physical components in promoting sharing arrangements (new facility development)
• The degree to which facilities management training and job creation initiatives linked to facilities management is successful.
6.3.5 Future Development of Swartklip
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 49
In the context of URSDF proposals, and through engagement with Denel (the site owners), the programme is centred on guiding the future development of the site. The focus is on surplus land and agreement on future uses, as well as exploring the possibilities of unlocking the potential of the site though a programme of phased public investment. In the longer term, this programme has the potential to transform this major buffer area into a functional ‘integrating’ element between Khayelitsha and Mitchells Plain.
(ii) Driver
It is critical that a ‘high level’ political driver be identified to champion this initiative. Engagement is required at this level to ensure that decisions regarding future use are considered jointly and result in mutually satisfactory outcomes both for the land owners and the City.
Considering the medium-longer term focus of this initiative, a number of elements to consider when monitoring progress are identified including:
• Progress with management agreement relating to the proposed conservation area;
• Progress with regard to engagement with the land owners;
• Agreement of areas available for future development and desirable uses bearing in mind assessment of hazards linked to the site;
• Levels of conformance of proposals with the URSDF principles for the site.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Consolidated Implementation
50
ANNEXURES
Annexure 1: Project and Infrastructure Development Checklist
Annexure 2: Glossary of Terms
Annexure 3: Sections B-F
Annexure 4: Reference Documents
Overall SDF Annexure
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 51
Overall SDF Annexure
Annexure 1: Project and Infrastructure Development Checklist
GREEN: PROJECTS IN CORE AND TRANSITION AREAS
Complimentary use?
Consider: o
Is the project in line with the role identified for the core or transition areas? o
Does the project contribute to promoting the integrity of core natural systems? o
Does the project ensure controlled access to core conservation areas? o
Dies the project pose any threat to the aquifer
(either through pollution or potential to use?)
YES NO o
Does the project contribute to positive social and economic spin-offs for the local population?
Appropriate form?
Consider: o
Does the project avoid negative visual impact o
Does the project infringe on or negatively affect dune areas – and/or – doe the project present opportunities to sustainably utilise dune areas? o
Does the project infringe on – and/or – present opportunities for use of the storm water network
(improvement of open space)? o
Does the project take into account
MOSS/Biodiversity status and the need to maintain natural corridors? o
Is the project located on or near to a site of historical or cultural importance? If so what steps are taken to ensure the conservation of the site
(should it be so desired by the communities concerned) o
Is the project in line with the guidelines for uses in the coastal areas reflected in the URSDF?
GREEN: CREATED GREEN PRECINCTS
Appropriate Location?
Consider: o
Is the proposal located close to public transport? o
Are there local thresholds to support envisaged use?
Appropriate form?
Consider: o
Is a full range of uses for the green space planned in line with its role in the hierarchy? o
Has the project been planned to associate with other public facilities? o
Have the possibilities of promoting a positive relationship/interface between existing or planned public facilities and/or housing and the green precinct been included in conception and design
(i.e. ensuring open space is defined promoting safety)?
Operational and Management Considerations? o
Has provision been made for maintenance of the green precinct? o
Have the possibilities of grey water use been investigated as an irrigation source? o
Have the possibilities for sharing of facilities been considered (particularly in relation to the development of sports fields associated with schools)
YES NO
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 52
Overall SDF Annexure
MOVEMENT: ROUTES
Appropriate location?
Consider: o
Does the project involve important linkages as identified by the URSDF? o
Is the proposed investment associated with key public transport routes? o
Has the need to support public and non-motorised transport and the activity function of routes informed the prioritisation of the project?
YES NO
Appropriate form?
Consider: o
Does the investment contribute to improving the environment for non-motorised transport along the route? o
Does the project avoid the creation of new barriers between areas within the settlement? o
Is the role of the route appropriate in context (i.e. has allowance been made in design – intersection spacing, scale of the route – for a positive relation between the route and uses abutting it).
MOVEMENT: PUBLIC TRANSPORT INTERCHANGE
Appropriate location?
Consider: o
Is investment in the public transport interchange linked to the activity nodes identified by the URSDF?
Appropriate form?
Consider:
YES NO o
Does the order of the interchange correspond to its role in the hierarchy? o
Has the provision of quality public space informed conception and design of the interchange? o
Have the possibilities for new public facilities been incorporated as part of interchange design/precinct plan? o
Has the design ensured that the public space is defined by structured edges prioritising safety of the space? o
Has a landscaping plan been completed as part of the interchange precinct design? o
Does the interchange appropriately balance the need for ‘seamless interchange’ between modes with economic potentials around capturing pedestrian movement flow? o
Has provision been made for infrastructure to support economic activity associated with the levels of movement at the interchange? o
Has provision been made for the development of higher density housing close to the interchange?
Operational and Management Considerations o
Has a management structure been established to see to operational aspects related to the public transport interchange (crime, allocation of market space, commercial opportunities, cleanliness etc)?
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 53
Overall SDF Annexure
PUBLIC FACILTIES
Appropriate location?
Consider: o
Are there sufficient thresholds and local need for the facility? o
Is it part of existing or planned facility cluster/kit of parts? o
Is it within 100m of public transport interchange? o
Does the level of facility correspond to the role of the activity node in the proposed hierarchy as identified by the URSDF?
Appropriate form?
Consider: o
Has the possibility of enhancing or upgrading existing buildings been considered as opposed to the development of a new facility? o
Does the building contribute to defining space and street? (i.e. Is a positive interface created?) o
Have possibilities for facility sharing been incorporated in conception and design?
Operational and Management Considerations o
Have possibilities for shared use of facilities been explored in terms of the operation of the facility? o
Have possibilities for management capacity building been developed?
YES NO PUBLIC SPACE
Appropriate location?
Consider: o
Is the space associated with high levels of pedestrian movement? o
It is located within an activity node as identified by the URSDF?
Appropriate form?
Consider: o
Have the edges of the space been well defined? o
Has integration with the surrounding uses (especially with regard to levels of surveillance achieved when facilities/housing fronts onto the space) been prioritised? o
Has the space been appropriately scale in terms of its possible use and level in the hierarchy? o
Have landscaping, lighting and street furniture considerations been included in design of the space? o
Have appropriate facilities/arrangements been considered to incorporate opportunities for informal trading?
Operational and Management Considerations o
Has the management and maintenance of the space been provided for and administrative responsibility been allocated?
YES NO
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 54
Overall SDF Annexure
ECONOMIC INFRASTRUCTURE (Markets and small business support)
Appropriate location?
Consider: o
Is the infrastructure close to public transport?
YES NO o
Is the infrastructure associated with strong local pedestrian movement flows? o
Is it supported by local thresholds?
Appropriate form?
Consider: o
Does design of market infrastructure ensure relation with foot movement and pedestrian space? o
In developing skills centres/business support facilities have possibilities for use of existing buildings/upgrades been considered? o
In developing skill centres/business support facilities, have possibilities for sharing and multiple use for learning been considered? o
In developing skill centres/business support facilities, have possibilities been explored to ensure linkages or close association between training, production and income generating activity (selling).
Operational and Management Considerations o
Have local traders been consulted regarding the location and form of market infrastructure? o
Have management arrangements been considered to ensure that trading space is allocated in an equitable manner?
PUBLIC HOUSING
Appropriate location?
Consider: o
Is the project located close to public transport? o
Does the project fulfil the need to promote infill housing in locations as identified by the URSDF?
Appropriate form?
Consider: o
Does the project incorporate quality public space as part of the development and contribute to a positive interface with surrounding use/activity? o
Does the project avoid creating new ‘pools of poverty’ but rather ensure choice in forms of housing? o
Does the project make provision for income generating activity? o
Have adequate public facilities been incorporated into the design?
YES NO
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 55
UTILITY SERVICES
Appropriate location?
Consider: o
Is the development of infrastructure encouraging settlement in desired areas? (rather than entrenching settlement in places which are indicated as priorities for relocation)
Appropriate form?
Consider: o
Does the capacity of infrastructure cater for future development in areas indicated by the SDF?
YES NO o
Does planned infrastructure make use of innovative/sustainable solutions (e.g. grey water systems for irrigation) o
Does the infrastructure avoid barrier effects o
Does infrastructure (such as lighting) reinforce the quality of place, especially around dignified/public spaces.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Annexure
56
Annexure 2: Glossary of Terms
Activity nodes: Places within the settlement where a cluster of activities is located (or is planned). These clusters of activity develop due to the levels of accessibility that exists, places with higher accessibility and exposure, attract agglomerations of higher order activity (e.g. Mitchells Plain Town Centre). At a generic level, these clusters may reflect a mix of public facilities, business activity, housing and amenities and should be supported by a public transport interchange.
Activity routes: Streets where there is a planned or existing positive
(reinforcing) relationship between the movement route and activities that abut the route. Due to levels of access onto these routes and their continuous nature connecting significant origins and destinations, activities respond to levels of exposure offered and take up positions along these routes. The nature of these routes varies along their length (less intense development to more intense). Furthermore routes may vary from each other
(e.g. some routes fulfil are of a higher order, more continuous, and carry line haul public transport e.g. AZ Berman, others are less continuous, more initiate and support local public transport services e.g. Merrydale Road).
Core conservation areas: Areas where the conservation of biodiversity is of primary importance. These areas should be subject to controlled public access and their social economic role enhanced through eco-tourism and educational activities.
Created green precincts: Developed/modified green spaces including sports fields, agricultural areas and passive recreational areas.
Defined open space: Open space that has a positive edge or interface and which may be enclosed or defined by urban development or planting and landscaping. This adds to the sense of orientation and can contribute to safer open space if buildings front onto it forming an active edge.
Dignified spaces: Public spaces where care has been taken to provide for a wide range of social and economic activity, usually associated with high flows of pedestrian movement.
Overall SDF Annexure
Housing infill: Housing within the existing urban area. Infill housing, when associated with highly accessible areas such as transport interchanges is usually encouraged in a high density form.
Public Transport Interchange: A place at which transfer between modes of public transport can occur.
Kit of parts: A planned cluster of facilities with the order of facilities provided determined by the order of the activity node and or levels of exposure and threshold.
Market infrastructure: Infrastructure that will support trading such as market stalls and lock up facilities.
Multi purpose regional park: A park that can accommodate a diverse range of active and passive uses, and that is accessible to high numbers of people.
Multi purpose sports complex: A cluster of sports facilities (halls, field, clubhouse facilities) serving broader areas.
Network linkages: Linkages in movement infrastructure
Network of NMT routes: A linked system of structured pedestrian and/or bicycle routes
Non-critical developable land: Land which has not been identified as critical to the MOSS and which can be developed for other uses such as housing.
Transition areas: An area serving a buffer function with core natural areas
(usually on the periphery of settled areas) which can accommodate land uses such as cultural and recreational activities and where contextually appropriate, agricultural activity and passive uses such as parks
Urban agriculture complex: An area of major agricultural activity and productive value for the city.
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 57
Annexure 3: Sections B-F
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Overall SDF Annexure
58
B
GREEN
1.0 Existing
!
Natural Resource Base
In terms of the natural environment, much of the {Khayelitsha Mitchells Plain} area has been lost to urbanisation. There are, however a number of important informants relating to the natural resource base relating to:
• Topographic features including sea cliffs and the remnant dunes (see
Map B1.1) of which the most prominent are associated with: o the coastal dune belts to the south of the settlement (including
Wolfgat and Macassar dunes area), o the buffer area between Khayelitsha and Mitchells Plain, o linear belts or areas within settlement areas
• Hydrological features (see Map B1.2) most notably including: o
The Eerste/Kuilsriver system to the east of the study area and its associated flood plain and vleis o
The Cape Flats Aquifer, underlying most of the study area, which is fed by infiltration and seepage from the north o
The Coast
• Terrestrial ecosystems (see Map B1.3) of which remnant areas of
Strandveld and Coastal Fynbos reflect areas of habitat diversity for a variety of fauna. Protected areas include: o
Wolfgat Nature Reserve o
Driftsands Nature Reserve
• A number of areas of biodiversity value exist outside formally protected areas including identified core flora sites most notably: o the Macassar Dunes and other unprotected areas of the False
Bay coastal belt o the Swartklip site and the Swartklip dunes to the south of Steve
Biko Road
!
Created Green Elements
Existing ‘created’ green elements (see Map B1.4) include:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Green Framework
• The Philippi Horticultural Area on the western edge of Mitchells Plain, which is a major food source.
• Sports complexes: o
6 in Mitchells Plain (which comprise approximately 160ha or 35% of the 462ha of zoned open space in this area) o
3 in Khayelitsha (which comprise 25ha or 12% of the 202ha of open space in this area).
• A limited number of developed parks, though most remaining open space remains undeveloped.
2.0 Concerns and Issues
Concerns and issues relate to the ‘green’ structure, which includes both peripheral natural areas and their interface with settlement, as well as the internal open space system within Khayelitsha and Mitchells Plain.
!
Pressure on Environmentally Sensitive Areas
There is significant pressure the peripheral open space system particularly around Khayelitsha reflecting the need for land and housing. Informal settlement has extended into areas to the south of Khayelitsha as well as onto the Denel owned Swartklip Products site (see Map B1.5). Apart from loss of habitat a range of other negative impacts on ecosystems are occurring due to the presence of human activity such as degradation of the water quality of the Kuilsriver wetlands in the west of the area
.
Urban Renewal SDF Key Challenge:
• How to allow for growth, whilst preventing urban intrusion into valuable natural areas.
!
Lack of Safety
Open space in the area in general is regarded as unsafe with numerous violent crimes reported in both the peripheral open space as well as under-
12 UCT, 2003
59
utilised internal open spaces. The Kuilsriver wetlands area, areas to the south of Khayelitsha toward Monwabisi is prevalent.
and dunes areas in Mitchells Plain (a barrier to east west pedestrian movement) are all places where violent crime
Apart from violent crime, localised flooding where settlement has occurred in close proximity to the storm water system is a risk. The Kuilsriver system presents a flood threat in this regard, although a number of invaded internal open spaces in Khayelitsha present a similar risk.
Urban Renewal SDF Key Challenge:
• How to ensure safer open spaces.
!
Lack of Sense of Place and Amenity
The lack of amenity and sense of place is reflected by a number of features including:
• Poor access to the coast (a major amenity) and the high safety risks in these areas
• A clear lack of active recreational space, particularly in Khayelitsha where there is an under provision of sports fields and other active spaces such as parks. (see section D1.0).
• Most open space remains undeveloped often serving a storm water function or, particularly in the northern areas of Khayelitsha, being invaded.
The lack of amenity is a cause for concern, particularly in an area where so many people reside often at high density with limited private open space as part of their properties.
Urban Renewal SDF Key Challenge:
• How to improve sense of place and the amenity value of open spaces.
!
Lack of Economic Benefits in Relation to Green Assets
13 AHT International GMBH (2002): 53
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Green Framework
Linked to the lack of amenity provided by both the peripheral open space system and internal green structure, its economic value is often not evident.
The productive value and employment generating potential of the green structure .
Peripheral environmentally valuable areas are often of limited evident social and economic value making them susceptible to invasion. A similar issue is evident with regard to the internal open spaces where much undeveloped open space has been settled on.
Urban Renewal SDF Key Challenge:
• How to enhance the socio-economic value of the green structure.
Areas of opportunity in terms of the abovementioned issues and linked challenges are reflected in Map B2.2 and include:
• Possibilities around reinforcing the biological integrity of the coastal system through consolidating it as a linked system.
• The potential to enhance amenity value of the coast as well as improve integration between urban areas and the coast, in particular around the coastal resort nodes.
• Possibilities related to reinforcing economic activity related to the green structure in particular: o the tourism/recreation nodes o urban agriculture o
Possibilities for enhancing the amenity and conservation value of areas of the Swartklip products site.
!
Management of Open Space
The management of open space is a critical concern and is related to many of the issues that have been identified. In terms of the peripheral open spaces a number of management related issues are evident, particularly around the Monwabisi Dunes and Kuilsriver system (Khayelitsha wetlands) including:
• Development pressure and invasion of open space areas (as mentioned)
60
• Negative impacts related to human (e.g. illegal dumping) and domestic animal impacts on the open space.
• Sand mining, some of which is illegal, that may have a negative impact on the environment
• Uncontrolled access to natural areas (such as the sensitive coastal dunes)
Opportunities in this regard do exist particularly around the possibilities for job creation, which will have the dual benefit of enhancing the natural environment. Improved management of these areas could mean:
• Improved levels of biodiversity (through initiatives such as alien clearing)
• Sustainable use for economic purposes
The management of the internal open space system (and sports facilities) is a concern that is linked to its often-degraded state. Issues exist regarding:
• Lack of access to formal sports facilities and linked challenges regarding the maintenance of open space where informal sports are played.
• Safety especially in ‘unmanaged’ open space such as the dunes areas in Mitchells Plain.
Along with the possibilities for ‘spatial intervention’ and capital investment relating to the open space system, there is a need to ensure that adequate management systems are in place to ensure that these are sustainable investments.
Urban Renewal SDF Key Challenge:
• How to improve management of open space to ensure that it fulfils a broad range of human uses and supports natural processes.
3.0 Urban Renewal SDF “Green” Strategies
To support the broader conceptual framework ‘green’ strategies aim to contribute to:
• A green structure that supports natural processes and levels of biodiversity
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Green Framework
• A safer green structure
• A green structure with enhanced levels of amenity and productive value
Several ‘green’ related strategies are proposed to inform intervention. They relate to:
• The form of the green structure
• The management of the green structure including concerns around land use management to support the aims.
!
Consolidate and Enhance Core Conservation and Transition Areas
Rather than allow a slow process of fragmentation and deterioration of the unique natural habitats in the area, it is proposed that areas of natural value be included into a biodiversity network
. The purpose of this network is to ensure the conservation of unique biodiversity, whilst allowing suitable low impact activities that contribute to levels of economic and social welfare.
(i) Core Conservation Areas
As a means of enhancing these roles, where possible, core conservation areas within this network (such as declared nature reserves or appropriate new protected areas), should be linked through a secondary network of corridors, links and mixed areas. Promoting levels of continuity have benefits for the functioning and integrity of natural ecosystems. In terms of human use, conservation of contiguous land units also enhances potential tourism value.
It is proposed that core conservation areas have as their primary function, the conservation of biodiversity. Public access should be controlled. Other activities that could be allowed in these core areas include:
• Eco-tourism
• Environmental education.
Areas
14 See City of Cape Town 2003a
61
To support the maintenance of conservation areas and promote sustainable social and economic activities around the MOSS, an appropriate interface between urban and natural areas should be promoted. Whilst an urban area can border directly onto core natural areas (such as the TMNP and Upper
Woodstock which are split by a major mobility route), in certain instances a transition area is appropriate allowing for suitable economic and social activities.
The types of activities that could be suited to these areas include:
• Cultural activities such as initiation
• Recreational activities such as picnics
Depending on local sensitivity other suitable activities could include:
• Certain appropriate forms of agricultural activity
• Passive recreational uses such as parks
Box B3.1: The identification of core conservation and transition areas
Proposed Core conservation areas as identified in section 4.0 have been identified using natural resource base data. Areas included are environments considered sensitive including:
• Coastal areas
• Unique habitats (reflected by core botanical sites, wetlands)
• Areas of steep slope/ that are prone to erosion and instability
• Areas subject to flooding
Less sensitive environments (identified in section 4.0) that could form part of secondary conservation areas linking core areas have been identified. These are areas that may not be deemed suitable for formal protection due to their impacted nature, but retain a significant role in ecological processes
Transition areas have been identified where:
• Opportunities exist with regard to creating a positive, productive interface with peripheral open space.
• There is a need to manage impacting activities providing a buffer to sensitive natural environment.
Proposals around the demarcation of these areas should be reviewed and updated as part of the process of the spatial identification of the biodiversity
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Green Framework network through the Biodiversity Strategy as well as the formulation and revision of local management plans as proposed in section 5.
!
Hierarchy of ‘Created’ Green Precincts
The framework seeks to create a rational hierarchy of spaces avoiding a purely standards based provision of space which has resulted in undeveloped, unsafe spaces with a lack of relation to the urban fabric. In this sense it is critically linked to housing and public facilities development, which will focus on defining the permanent open space system.
In parallel with the core conservation and transition areas, the purpose of the hierarchy is to promote access to a range of opportunities aimed at enhancing the productive, amenity and ecological functioning of green space. The following active and passive elements are proposed to inform the hierarchy.
(i) Urban Agriculture Complex
The role of this green element is to preserve and enhance the productive potential of major agricultural areas. The area should be protected from urban sprawl and its income-generating role enhanced.
(ii) Multi Purpose Regional Parks
The role of this green element is to provide a regional green resource, which should be accessible to a sub-metropolitan population. To enhance the multi-functionality of these significantly sized parks, they should ideally form part a storm water drainage system, and could incorporate uses such as:
• places of passive and active social interaction
• urban agriculture
• environmental education
Importantly these regional parks should not be over-scaled and unsafe and should incorporate use, which will encourage activity. They could for instance be associated with cultural uses such as museums or amphitheatres.
62
(iii) Multi Purpose Sports Complexes
The role of this green element is to provide a range of sports activities to a broad range of people beyond purely local areas. To maximise the benefits associated with these complexes they could be linked to:
• a ‘park function’ - passive recreational space
• storm water attenuation function
In terms of sports facilities development these complexes are promoted as they take advantage of the possibilities of facility sharing by clustering facilities at accessible places. They should be developed close to public transport to enhance accessibility.
(iv) Local Sports Fields and Parks
The role of these green elements are to function as safe local amenities for neighbourhoods. Ideally development of these spaces should be linked to
Figure B.3.1: Sports fields defined by permeable tree line - positive interface
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Source: PAWC, 1998
Green Framework other local community facilities such as a school, providing opportunities for sharing.
The level of interface between surrounding facilities and housing is critical to improving levels of surveillance. The possibilities for sharing are also enhanced when developing active open space linked to schools facilities.
!
Rationalised, Multi-functional Open Space System: Focus on
Management
The role of management intervention should be to support the functioning of open space as identified by the framework and other related proposals.
Management intervention will be related to:
• The enhancement of conservation and transition areas. Critical elements for exploration include: o
Income generating possibilities for local residents around the management of peripheral open space (including the need for supervisors, opportunities around alien clearing, environmental education, safety and security). o
Management of negatively impacting activities on natural systems
• The hierarchy of created green precincts. Critical elements for exploration include: o
The inclusion of local communities in open space (and facilities) management o
Land use management decision-making around the role of open space and its potential use for other purposes.
4.0 Key Spatial Proposals
!
Consolidate and Enhance Conservation and Transition Areas
63
(i) Core Conservation Areas
The framework identifies a set of core conservation areas where urban development should not occur. These have been identified in Map 4.1 and reflect:
• The retention of Macassar Dunes as a conservation area and its formal protection.
• The consolidation of the Monwabisi dunes, east of Wolfgat, into the
Reserve.
• The inclusion of the coastal dune area west of Wolfgat into the biodiversity network
• The inclusion of a portion of the Swartklip site as a core conservation area and formal protection attached subject to further study and possible transfer of ownership.
As a means of enhancing the consolidation of core areas and avoiding environmental conflict with road infrastructure (such as wind blown sand) the realignment of Baden Powell Drive to the north of Wolfgat Nature Reserve is supported. The remaining link should be downgraded to a minor access road providing access to the nature reserve. To strengthen the resource value of Wolfgat Nature Reserve, the planned environmental education centre is supported.
Box 3.2: Coastal Areas: Land Use Guidelines
As a means to ensure that the natural integrity of the coastal belt is maintained and its sense of amenity enhanced a number of guidelines for land use are proposed:
• The existing resort nodes should form the basis of new development in the area with a focus on recreational uses, tourism and business/visitor accommodation in support of their role as recreation nodes.
Residential development should be promoted with regard specifically to the Monwabisi Resort Node.
• Strip development expanding these nodes along the coast should be avoided.
• Landward development of the resort nodes should be regarded as preferable, though the nature of use should allow for the continuity of the natural east west natural corridor.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Green Framework
• No urban development should be considered within Wolfgat reserve and proposed Macassar Dunes Core area.
These guidelines are supplemented by the EMF which identifies key land use considerations in the coastal areas (also reflected in the coastal integration action area as part of the URSDF)
Areas
The framework identifies a set of transition areas (Map 4.1) where contextually appropriate development and use should be promoted. These include:
• The Monwabisi Dunes area and its interface with urban settlement, which should be actively managed as a transition area. It is proposed that further expansion of the urban fabric into the coastal corridor is not desired. The extension of the cemetery could be considered in this area as a suitable transition use, though this should be subject to an EIA considering that it is proposed on top of the most valuable part of the aquifer. It is proposed that an initiation site be developed in this area, associated with necessary facilities. Other suitable uses in this transition
Figure B3.2: Transition/Interface area East of Khayelitsha
64
area could include sustainable use of indigenous plants, small scale organic farming and environmental education/tourism facilities. Local community involvement will be essential to ensuring the enhancement of this area. As such this area is proposed as a critical spatial focus of management intervention. (see below).
• The Kuils River Wetlands interface with the urban areas. It is proposed that further expansion of urban settlement in this areas be informed by the City’s Flood Plain Management Guidelines (2003) and site specific
EIAs. Complimentary uses could include urban agriculture and initiation sites.
!
Hierarchy of ‘Created’ Green Precincts
(i) Urban Agriculture Complex
The framework supports retaining and enhancing the Philippi agricultural complex as a critical element of the green structure.
Multi Purpose Regional Parks (ii)
The framework proposes the development of Swartklip Urban Park as a new multi purpose regional park between Khayelitsha and Mitchells Plain.
• Its use as a higher order amenity are strengthened due to: o its high levels of regional accessibility located close to public transport and regional movement routes. o its proximity to areas of major population density with a clear under-provision of developed open space. o its potential as an integrating spatial element between
Khayelitsha and Mitchells Plain.
(iii) Multi Purpose Sports Complexes
The framework promotes the focus of new higher order sports facilities at existing identified sports complexes. Rationalisation of land forming part of these complexes could be allowed to a limited extent. Edges of a number of larger complexes are particularly suitable for housing or facility development.
In many cases this would not involve using land that is part of the complex but rather a preferable situation of using peripheral open and under-utilised land. Suitable sites include:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Green Framework
• Northern Edges of the Spine Road/Swartklip Sports Complex
• Vacant school sites around Mandela Park
• Lentegeur Sports Complex
• Proposed sports fields in Umrambulo Triangle
(iv) Local Sports Fields and Parks
The following proposals are identified in terms of the development of local parks and sports fields as part of the integrated settlement upgrades proposed:
• The upgrading of open space
between the Mandela Park sports complex and the CBD through either sports field development and/or passive recreational space. The upgrade will create a green lung in the heart of Khayelitsha reinforcing pedestrian links to the developing CBD and areas to the east.
• Reinforcement of the Harare/Ilitha Park open space link through landscaping supporting the proposed cycle and pedestrian route and formal sports field/park development.
• Upgrade of the Victoria Mxenge Open Space
• Development and upgrade of the Nonkqubela Open Space (east of the station).
!
Rationalised, Multi-functional Open Space System: Focus on
Management
The spatial focus on management intervention and planning relating to peripheral open space should be:
• The coastal core areas, particularly around managing the interface and activities in the Swartklip dunes area bordering Wolfgat Nature
Reserve and the Macassar Dunes area
• The western edge of Mitchells Plain and the interface with the Philippi horticultural area. Exploration of commercial farming opportunities is proposed for this area, however the option of use for cemetery space or other suitable open space uses could also be considered.
• The Khayelitsha Wetlands.
15 Defining of this open space is proposed through the development of new school facilities
65
The spatial focus of management intervention and planning relating to internal open space should be:
• Areas where the potential exists for facility sharing (see section D)
• The dunes areas in Mitchells Plain
• New created green precincts
Proposals made in this framework relating to the rationalisation of open space will require management decision-making regarding the future use of open space. Whilst the framework does make certain specific proposals regarding using portions of open space for other uses, the following principles
(Box 3.2) should inform land use management.
Box 3.2: Principles to inform rationalisation of internal space
Under certain conditions, the framework supports the rationalisation of open space for other uses, particularly if it can add to their quality and safety. The following guidelines are proposed to inform these land use decisions.
• Proposals should not compromise storm water/ecological functioning of the open space system
• Proposals should create a positive interface with open space define edges and adding to levels of surveillance.
• Proposals should retain a portion or portions of developed open space as an integral part of new development and promote linkage and integration with the broader open space system.
To support the rationalisation of internal open space though infill or facilities development, it is proposed that the EIA process be avoided on the basis of the recommendations of this report, adherence to the guidelines developed as well as the Environmental Management Framework (EMF).
Appendix B.1: Maps
Map B1.1: Natural Environment: Topography
Map B1.2: Natural Environment: Hydrology
Map B1.3: Natural Environment Ecosystems
Map B1.4: Created Green Elements
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Map B2.1: Green Structure Constraints and Issues
Map B2.2: Green Structure Opportunities
Map B4.1: Urban Renewal SDF ‘Green’ Key Spatial Proposals
Green Framework
66
C
MOVEMENT AND TRANSPORT FRAMEWORK
1.0 Existing
!
Movement Infrastructure
(i) Rail
The existing rail infrastructure in the area (see Map C1.1) is characterised by:
• Two rail corridors penetrating and terminating in Khayelitsha and
Mitchells Plain.
• A set of associated stations spaced at between 1.7km and 2.5km intervals
A number of improvements have been proposed in terms of the rail infrastructure including:
• Khayelitsha rail extension including two new stations, Station 4 and
Station 4A to its east.
• The Blue Downs Rail link between Nolungile/Nonkqubela and
Kuilsriver/Blackheath.
(ii) Road
A number of metropolitan routes traverse the area (reflected in Map C1.1) including:
• North-south connectors such as Vanguard Drive, Swartklip Road,
Eisleben Road and AZ Berman as well as Mew Way and Lansdowne
Road which bound Khayelitsha. Other internally significant routes such as Merrydale Road, Bonga Drive/Lwandle Road.
• East-west connectors including the R300, Spine Road and Baden
Powell Drive. Other internally significant and less well linked routes including Highlands Drive, Morgenster, Wespoort, Pama, Steve Biko and
Oscar Mpetha Roads.
Proposed new links and alignments to the road network include:
• Realignment of Baden Powel to the north of Wolfgat Nature Reserve
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Movement and Transport Framework
• Extension of Merrydale Avenue across Highlands Drive to link with
Johannes Meintjies Road, Hans Aschenborne Road and Washington
Drive
• Extension of Alpine Road through Lentegeur Sports Complex to link with
Lobelia Street linking to Lentegeur Station via Katjiepiering
• Northern extension of Samantha/Montclair Hillcrest providing a direct link to Mandalay Station
• Investigation of possibility for extension of Morgenster to link with Pama across the Swartklip site.
!
Movement Patterns
Broader movement patterns reflect a significant demand for movement to areas outside Khayelitsha and Mitchells Plain. In this regard there is a major dependency on public transport. Locally non-motorised transport is the most significant mode of transport, both as a means to reach public transport and as a primary mode to access local opportunities.
(i) Rail
Rail serves a critical link to the broader metropolitan area and is used by the majority of commuters from Khayelitsha (52%) and a significant number from
Mitchells Plain. The rail stations, are central to the movement system, being the major access points to the metropolitan area and job opportunities located in and near the Cape Town CBD as well as other significant employers such as major industrial areas. Their significance is reflected by high boarding and alighting figures (see Table C1.1). Whilst the rail system is dangerously overcrowded at peak times, it is under-utilised during off peak hours.
Public Transport Daily Passengers Boarding and Alighting
Interchange/Station Rail Bus Taxi Total
Nonkqubela 43822 1449 2914 48185
67
(ii) Bus
Broader level bus passenger flows reflect dominance in movement from the areas to the Cape Town CBD and other areas such as Claremont. In this regard both the Klipfontein and Lansdowne Road corridors reflect concentrations of bus use, with the latter particularly important due to the lack of
Fig B.1.1:
Khayelitsha - Primary Modes of Transport direct rail links. Other important flows are reflected by two of the busiest bus routes from Mitchells Plain and
Khayelitsha to Killarney Gardens reflecting the growth in job opportunities in the northern areas of the city.
Locally bus passengers on the network are concentrated on higher order roads with AZ Berman and portions of
Lansdowne Road and Mew Way prominent. In Khayelitsha bus routes follow winding routes. This reflects the fact that there is no exclusively internal bus service in Khayelitsha resulting in busses with the following circular routes
Fig B.1.2:
Mitchells Plain - Primary Modes of
T t within the area before setting off to
Cape Town
.
(iii) Taxi
Taxi movement in the area is complex. The most significant patterns of daily movement from Khayelitsha are between the Site C rank along the long haul
N2 route as well as along Lansdowne Road toward Claremont and Wynberg.
In Mitchells plain the highest proportion of taxis use AZ Berman and significant local routes including Merrydale, Park, Alpine, Kilamanjaro and Spine
.
16 AHT International 2002 GMBH
17 City of Cape Town 2004e
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Movement and Transport Framework
(iv) Non-motorised
Non-motorised transport (mainly walking) is the primary mode of travel for most people in the area (see Figure B1.1). Strong levels of pedestrian movement converge on the public transport interchanges and their associated commercial activities and social facilities.
2.0 Concerns and Issues
Bearing in mind the dependence of people in the area on public transport and non-motorised movement specifically walking, a number of concerns and issues are identified which relate to:
• The form of the movement network
• The operation of the public transport system
!
Lack of Integration and Linkage
The spatial isolation of the two planned dormitory suburbs has meant that they have not been a focus of private sector investment. Compounding the lack in local employment opportunities, this spatial isolation has also meant that significant time and financial costs have been imposed on local residents in accessing metropolitan opportunities. This issue is deepening as there is an increasing mismatch between land use patterns and the pattern of public transport provision especially reflected by the rail system. Growing development and the concentration of jobs is swinging to the northern metropolitan areas as well as showing a more dispersed pattern
and this causes significant mobility challenges for people travelling from the south east as the focus of rail is on historical employment areas,
!
Inappropriately Designed Movement Network
A significant concern with regard to the movement network is the focus on maximising mobility in an environment where non-motorised transport is the dominant mode of movement. This bias is reflected by the over-scaling of many of the main routes in the area along which high speeds can be reached and which form major barriers to NMT movement and a concern
18 City of Cape Town 2003d
68
with regard to safety. This concern is most acute around major generators of
NMT movement including:
• Public transport interchanges,
• Commercial nodes
• Public facilities such as schools
.
Furthermore the lack of infrastructure supporting NMT movement combined with under-utilised open space has also been linked to crime in areas such as the dunes in Mitchells Plain, peripheral open spaces following desire lines toward to coast and across the Khayelitsha Wetlands as well as internal vacant sites. Figure C2.1 identifies major barriers to NMT movement.
Urban Renewal SDF Key Challenge:
• How to strategically restructure movement infrastructure to prioritise nonmotorised transport (NMT)
!
Introverted spatial structure
The structure of movement routes is one that encourages a dispersal of flows of people and activities leading to a lack of investment focus and hierarchy of places. In both settlements, though more so in Mitchells Plain, the movement structure has been developed in an introverted form and planned in a strongly hierarchical aimed at maximising mobility.
• Limited, to a few strategic places, the opportunity for business to agglomerate at accessible points corresponding to strong flows of movement.
• Lead to scattered and embedded development of business opportunities.
• Lead to a lack in clarity guiding the location of private sector investment
Urban Renewal SDF Key Challenge:
19 City of Cape Town 2004b
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Movement and Transport Framework
• How to strategically restructure movement infrastructure to support economic activity
Areas of opportunity in terms of the abovementioned issues and linked challenges are reflected in Map C2.2 and include:
• Possibilities to promote physical integration between Khayelitsha and
Mitchells Plain
• Possibilities to support NMT and economic activity by focussing effort strategically on major generators of movement including: o the station areas and other public transport interchanges o clusters and strips of social and economic activity along main arterials
• The potential to improve Khayelitsha’s growing eastern area’s access to public transport through the Khayelitsha rail extension
• Possibilities to improve integration with recreational nodes
!
Management and Operational Concerns: Lack of Modal Integration and Efficiency
A number of concerns are identified with relation to the operation of public transport in {Khayelitsha Mitchells Plain}:
• Costs related to increasing movement and interchanging required to the access the growing dispersed employment areas to the north of the metro not served by rail.
• Linked to the structure of movement routed, the dispersed pattern of bus routes particularly in Khayelitsha is inefficient both in terms of time and monetary cost. To be efficient bus systems require a limited number of clearly structured routes supported by high thresholds.
• Poor off peak services especially for Khayelitsha residents
• Duplication in services occurs reflected by long haul taxi routes along the N2 to the CBD performing a similar function to rail and bus.
3.0 Urban Renewal SDF “Movement and Transport”
Strategies
69
Movement and transport strategies and proposals should not be viewed separately from other elements of the framework, but should contribute to improving the overall environment. To support the broader the spatial structuring elements as outlined in section A 4.0 ‘movement and transport’ strategies aim to contribute to:
• A integrated movement network that supports improved access to social and economic opportunities
• A safer movement structure focussed on the needs of the pedestrian
• A balanced and efficient movement system
Several ‘movement and transport’ related strategies are proposed to inform intervention. They relate to:
• The form of the movement structure and supportive land use development
• The operation of the transport system, particularly around integrating modes.
!
Interchange Development Linked to Activity Nodes
Urban renewal efforts should focus on the development and upgrading of interchanges and stops in support of the hierarchical system of identified
Figure B3.1: Prototypical design guideline for a station square
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Source: PG: WC and City of Cape Town 2004
Movement and Transport Framework activity nodes (see section A.4). This will ensure greater access to places of opportunity. The system of interchanges will be reinforced through public transport supportive land use development.
Critical to the success of these interchanges as the focus for restructuring efforts is the need to satisfy movement needs as well as support economic and social activity through the creation of a quality, multifunctional environment. Detailed planning attention should thus be given to the public and pedestrian space and the interface between the interchange and surrounding urban environment (see Figure B3.1).
!
Balanced Hierarchy of Movement and Activity Routes routes
With regard to mobility routes the focus of intervention should be on:
• achieving greater balance by re-orientating certain mobility routes, at strategic points to support more of an activity focus and overcome their fragmenting effect (see Figure B3.2)
• retaining the mobility role of major ‘line haul’ movement routes where they hold limited prospect of integrating areas and form important
‘space bridging’ role.
(ii) Promote Activity Routes
A system of activity routes (as outlined in section A.4) is proposed that will:
• allow ‘seams of economic activity’ and other land uses requiring exposure to front onto significant integrating routes
• improve safety and supporting public and non-motorised transport movement.
The hierarchical system of routes focussed on:
• The reinforcement of higher order activity routes supporting both an activity and mobility function. These routes should: o
Link and support higher order concentrations of activity o
Support trunk public transport services. o
Support NMT movement by forming part of the broader level integrative NMT network
70
• The reinforcement of local activity routes supporting mainly an activity function. These routes should o
Link and support local concentrations of activity o
Support trunk public transport by forming part of the feeder service network o
Support NMT movement as these routes will mainly form part of the local NMT network
To reinforce these activity routes, there is a need for greater balance orientating roads away from a purely mobility function. Strategic interventions, which would enhance the above roles and that are linked to existing or planned concentrations of activity should be supported
(iii) Integrated Network of NMT Routes
As a further means of balancing the movement system focussing on access and safety, an integrated network of NMT routes is proposed. The model for the NMT network developed through the Klipfontein Corridor NMT planning process
is supported comprising:
• An integrative NMT network focussing on: o routes (higher order activity routes) and nodes (activity nodes) which facilitate linkage between places of sub-metropolitan significance
• Local area NMT networks focussing on: o enabling access for a full range of NMT to local attractors such as schools and shopping facilities o feeding and supporting the integrative network
!
Development of Key Network Linkages
The role of developing key network linkages in the area should be on maximising physical integration. Knitting areas together will support the accessibility of generators including the activity nodes and support the role of activity routes.
Costly investment focussed purely on mobility should receive low priority, particularly in the local context of an overprovision of road capacity. The
20 PG: WC and City of Cape Town (2004)
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Movement and Transport Framework focus of investment should be on public transport and NMT supportive actions.
!
Management: Efficient Operation of Public Transport
The restructuring of the currently uncoordinated operation of the public transport is supported, though much of this will need to be resolved at the metropolitan level. Efforts are supported which focus on a rationalised network including an accessibility network (trunk routes with frequent services) and supplemented by a community services network (essentially feeder services) and a mobility network (focussing on peak hour movement between major origins and destinations).
The accessibility network should:
• Include rail as the backbone of the system
• Focus on high frequency road based corridor services
• Be served by the most efficient modes which is likely to be rail and bus
The accessibility network should be supplemented a coordinated community services network (feeder service). This should:
• Focus along local routes of significance (including activity routes as indicated in the framework)
• Link to the hierarchy of interchanges providing ‘access to access’.
• Be served by the most efficient mode which is likely to be taxis
The mobility network should:
• Focus on mobility routes though link to the accessibility network at higher order interchanges
• Operate at high frequency in peak periods though low frequencies during the off peak times.
• Be served by most efficient modes which is likely to be high capacity public transport
This public transport system is not purely demand driven but supports ‘access to access’ and modal integration.
21 City of Cape Town 2004c
71
4.0 Key Spatial Proposals
!
Interchange Development Linked to Activity Nodes
Interchange development supporting the system of activity nodes is promoted. This includes interchanges or structured public transport stops to support:
The highest level activity nodes including:
• Khayelitsha Station
• Mitchells Plain Station and Transport Interchange
Second order activity nodes including:
•
• Nolungile Station (although this interchange has a dominant
‘metropolitan’ role)
• Nonkqubela Station
• The planned Station 4/Kuyasa Centre
• Lentegeur Station
• Kapteinsklip Station
Third order activity nodes and gateways including:
• Westgate
• Wespoort
• Rocklands
• Swartklip Gateway
• Vuyani Gateway
• Mew Way
• Tembokwezi
• Macassar
• Monwabisi recreational node
• Station 4/Kuyaysa Node
• Tafelsig ‘Gateway’
• Tafelsig
In this regard the following transport interventions should be supported:
• Current upgrades to the following interchanges and stations:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Movement and Transport Framework o
Mitchells Plain Station and Transport Interchange o
Lentegeur Station o
Mandalay Station o
Khayelitsha Station
• Detailed precinct level design (forming part of action plans and integrated upgrades) including transport related upgrades focussing at: o
Nolungile Station o
Nonkqubela Station o
Kapteinsklip Station
• Detailed precinct level design and the development of new interchange facilities at new stations 4 and 4A on the proposed
Khayelitsha rail extension.
!
Balanced Hierarchy of Movement and Activity Routes routes
The following routes are proposed as remaining dominantly focussed on mobility:
N2, R300, Vanguard Drive, Baden Powell Drive, New Eisleben.
Major mobility routes including Spine, Mew Way, Lansdowne and Swartklip
Roads should retain this mobility function but be oriented toward an access at a series of possible pinch points associated with existing and proposed activity nodes.
(ii) Promote Activity Routes
AZ Berman and Bonga Drive in Khayelitsha should be promoted as the main activity spines in the area.
The activity orientated nature of a number of routes should be reinforced and developed as local activity routes (including Alpine, Merrydale, Park,
Kilamanjaro, Dennegeur, Ntlazane and Tandazo) as reflected on Map C4.1.
To support the activity role of these routes, the following transport interventions should be considered:
72
• As part of the NMT network, NMT upgrading along these routes particularly close to major generators as detailed below
• Key links as detailed below
!
Integrated Network of NMT Routes
NMT routes, identified as part of the integrative network
Map C4.1.
are reflected on
This should be supported by local area networks indicated by local area NMT planning.
Prioritised interventions in support of the UR SDF, which can reinforce other proposals include:
• NMT supportive upgrades at the interchanges identified as part of
‘integrating action areas’
• Upgrade and development of NMT links along identified activity routes
• Safe local NMT routes through structured open space promoting links to generators of movement and recreational/amenity areas.
!
Development of Key Network Linkages
To support spatial integration and the system of activity nodes and routes the following route links should be supported:
• Extension of Alpine Road through Lentegeur sports complex to link up with Lobelia Street which links to Lentegeur Station via Katjiepiering
Street.
• Northern extension of Samantha/Montclair/Hillcrest so as to provide a direct link to Mandalay station.
• The extension of Aliam Drive south of Nolungile Station though the
Swartklip site to link with Mitchells Plain with possible links to Highlands
Drive and Mandalay Station
• To support integration of Khayelitsha with areas to the north, the extension of Mew Way to link with Saxdown Road is supported.
22 PG: WC and City of Cape Town (2004)
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Movement and Transport Framework
• Further investigation into the feasibility of link of Merrydale via Johannes
Meintjies, Hans Aschenborne Road and Washington Drive
.
To support the integrity of Wolfgat Reserve and avoid issues with the current alignment of Baden Powell Drive its realignment to the north of Wolfgat is supported.
The extension of Vanguard Drive along a more western alignment could be supported however more pressing needs related to public transport and non motorised infrastructure should be prioritised.
!
Management: Efficient Operation of Public Transport
Supplementing the rail service, the higher order activity routes should support trunk services linking to the Klipfontein (and Wetton-Lansdowne) Corridors
• AZ Berman to the Mitchells Plain Town centre
• Bonga Drive to the Khayelitsha CBD.
:
Consideration should be given to ensuring frequent public transport links between the Khayelitsha CBD and Mitchells Plain Town Centre along Spine
Road, which could form part of a loop linking AZ Berman and Bonga Drive trunk routes.
As part rationalising the operation of public transport, trunk routes should be supported by feeder services along routes identified through local planning.
To support the framework the activity routes should form part of this feeder network.
23
24
See City of Cape Town 2004b: indicates that this link is hampered by land use constraints.
Supporting the draft preferred alignment of the Klipfontein Corridor Bus Route
73
Appendix C1: Maps
Map C1.1: Transport Network
Map C2.1: Movement and Transport Constraints and Issues
Map C2.2: Movement and Transport Opportunities
Map C4.1: Movement and Transport Proposals
Movement and Transport Framework
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 74
D
PUBLIC FACILITIES AND SPACES FRAMEWORK
Structure
As part of the reflection on the existing structure of public facilities, an analysis of facility provision in relation to existing population was conducted
(see
Annexure D.2). Although the standards used in this evaluation should be treated with caution, the results give an indication of the areas of particular need and are reflected in the analysis below. Facilities should not be provided in a reactive manner but in line with the normatively based strategies reflected in section 3.0.
!
Education Facilities
There are 37 primary, 15 secondary, 2 high schools and 1 tertiary college in
Khayelitsha. In Mitchells Plain, there are 46 primary schools and 17 Secondary schools. (See Map D1.1) The separately completed analysis of education facility provision in relation to population indicates that there is a significant shortfall of schools in Khayelitsha and parts of Mitchells Plain. Areas of significant shortfall include:
1.
Site C
2.
Victoria Mxenge
3.
Nonkqubela
4.
Harare
5.
Umrambulo Triangle
6.
Silvertown
7.
Tafelsig
!
Health Facilities
There are 6 clinics in Khayelitsha (managed by the City of Cape Town), one
24-hour hospital (Nolungile CHC) as well as two day hospitals in the area –
Site B and Michael Mapongwane (all managed by the Provincial
Administration). No beds for overnight stay are available in any hospitals in
Khayelitsha
. In Mitchells Plain there are 8 clinics (managed by the City of
25 Population data source: Stats SA, 2001
26 AHT International GMBH (2002)
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Social Facilities and Spaces Framework
Cape Town) as well as one public hospital (Lentegeur Hospice) and a private hospital in the Town Centre (see Map D1.2). In relation to population numbers, the areas that appear significantly under-serviced by health facilities include:
1.
Site C
2.
Victoria Mxenge
3.
Together, the central areas of Khayelitsha, east of the rail line including
Eyethu, Mandela Park and Ekuphumleni, Graceland and Griffiths Mxenge
4.
Silvertown
5.
Weltervreden and Lentegeur (served by one clinic)
6.
Beacon Valley
7.
Tafelsig
!
Sports Facilities
Currently there are 3 sports complexes in Khayelitsha and 6 complexes in
Mitchells Plain. The provision of sports facilities in Khayelitsha in particular is severely limited. Gaps occur in the provision of sports fields are placing increasing pressure on the few ‘higher order complexes’ in Khayelitsha due to the lack in practice/lowed order facilities.
!
Social Facilities
A number of social facilities are located through Khayelitsha and Mitchells
Plain (indicated in Map D1.3) including:
• 14 community halls and 4 multi purpose centres
• 11 libraries
• 5 police stations
• 10 post offices
The provision of social facilities shows a similar pattern to other public facilities, with fewer facilities in the eastern suburbs of Mitchells Plain serving greater numbers of people. A similar pattern is reflected in the eastern and southern areas of Khayelitsha. (see annexure D.2)
2.0 Concerns and Issues
75
Bearing in mind the significant levels of social need in the area, a number of spatially based concerns exist specifically related to:
• Levels of under-provision of facilities across the area
• The manner in which facilities are provided (often isolated from their surrounding environments).
!
Under-provision of Facilities
The review of the provision of public facilities indicates that there is a significant shortfall in the provision of a range of public facilities.
In general, areas of shortfall correlate to:
• Areas of major population concentration and significant informal settlement where land identified for facility use has often been invaded
(e.g. Site B and C: See Fig D2.1).
• Areas where significant peripheral informal settlement has occurred
(including Silvertown/Greenpoint, T2V2b)
• Other less well resourced areas (e.g. the eastern suburbs of Mitchells
Plain such as Tafelsig and, if considered together, the ‘eastern suburbs’ of Khayelitsha from Eyethu to Mandela Park, though also including
Silvertown and Greenpoint, which are some distance from existing facility clusters).
Furthermore areas of planned new development (including Kuyasa and infill areas in Tafelsig) will contribute to a growing need in these areas for access to public facilities (see Map D2.1). The potential ‘threat’ to facility development in a number of areas is that, due to the need for formal housing, many sites earmarked for public facility development are under pressure for residential development. This is particularly the case to the southern areas of Khayelitsha where there are numerous vacant school sites
(see Map D2.1).
Urban Renewal SDF Key Challenge:
• How to provide equitable access to public facilities in a cost efficient manner recognising limits to public resources
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Social Facilities and Spaces Framework
Box D1.1: Concerns around Sustainable Facility Provision
Considerations, beyond the numerical analysis undertaken, which should inform a ‘cost effective’ evaluation of local facility provision include:
• Levels of service at existing facilities
• Capacity to increase staff or other resources at facilities (which will assist in determining the affordability of new facilities.
• Expected growth in local area population and socio-demographic characteristics.
Whilst it is important to understand where, broadly, under-provision occurs, the development of facilities should not be based purely on numerical considerations. It is a concern that a ‘knee-jerk’ reaction to the clear need for facilities and social services in the area, could result in an uncoordinated approach to capital spending. This approach would be not only place a significant capital and future operational burden on the City and Province, but also fail to take advantage of the strategic opportunities relating to facility development.
Bearing this in mind, The SDF does not support a reactive approach to facility provision but rather the strategic approach identified in section 3.0. To support this, a set of broad ‘qualitative’ criteria is identified to be considered in decision-making around the provision of facilities in the area. These are outlined in Annexure D.3.
!
Isolated Single Facilities
Whilst the under-provision of facilities is a cause for concern, the form of existing facility provision is an issue. In this regard the isolated provision of some facilities has resulted in:
• A lack of relation to the local urban context leaving left over, unsafe public spaces
• Limited possibilities for collective, accessible service provision
The isolation of facilities has been compounded by excessive space standards used especially for schools. Typically schools in the area are
76
situated on large sites of more than 2.5ha with the school building occupying a very small proportion of the site. The remainder of the site is often left under-utilised and neglected.
Urban Renewal SDF Key Challenge:
• How to ensure more accessible facilities and improve their contribution to safer, quality public environments.
Areas of opportunity, in terms of the abovementioned issues and linked challenges, are reflected in Map D2.2 and include:
• The potential for reinforcement of existing public facility clusters
• The possibilities for integration between facilities and open space, particularly around the potential of new schools development to provide structure to open space.
• The planned new rail extension and station development in Khayelitsha which will open up possibilities for new accessible facility development associated with public transport
• The potential for the development of portions of the Swartklip site with facility provision reinforcing accessible points and defining edges.
!
Fragmented Management
Linked to the provision of facilities, issues exist regarding their management.
These relate to the capacity of the City to manage and maintain critical elements of the public structure including:
• Open spaces
• Newly developed hard spaces (or ‘dignified spaces’)
• Public facilities such as multi-purpose centres
• Markets and informal trading
Issues regarding the lack of management and maintenance of facilities and spaces could jeopardise the value of new capital investments and thus is a critical aspect to consider when developing facilities.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Social Facilities and Spaces Framework
Whilst constraints exist, the urban renewal strategy could view the need to improve management and maintenance of public resources as an opportunity to promote local skills development and job creation through partnerships with local organisations. This idea is developed on in section 3.
Urban Renewal SDF Key Challenge:
• How to promote effective management of public resources and realise potential skills development benefits.
3.0 Urban Renewal SDF “Public Facilities and Spaces”
Strategies
To support the spatial structuring elements as outlined in section A 4.0, public facilities and spaces strategies aim to contribute to:
• a safer urban environment
• a structure of facilities and spaces that is socially equitable ensuring improved access to services and amenities
• an urban structure that supports the agglomeration of economic activity at accessible places
Several ‘public facilities and spaces’ related strategies are proposed to inform intervention. They relate to:
• The form and location of provision (reinforcing the main structuring elements of activity nodes, activity routes and MOSS).
• The way in which facilities are managed.
!
Social Facility Clusters (Kit of Parts)
Rather than providing numerous single facilities, social facilities should be clustered at activity nodes, associated public transport and strong pedestrian movement.
Clustering social facilities is promoted as it:
• Improves the accessibility of facilities and opportunities
• Increases the opportunity for facility sharing
• Contributes to efficient delivery of services
The order of facility provision should be informed by the conceptual framework and the hierarchy of activity nodes and routes indicated.
77
Conceptually, the following social facility kit of parts should be promoted as identified by the framework.
• Primary Social Facility Kit of Parts
These are associated with ‘third order activity nodes’ (associated with suburban service centres) and should accommodate local community facilities such as a crèche and clinic, local multifunctional open spaces, public transport infrastructure and local public space.
• Secondary Social Facility Kit of Parts
These are associated with ‘second order activity nodes’ and should include, schools, a crèche, day hospital, hall/multipurpose centre including library, public space, sports field, public transport interchange and higher density public housing and could include market infrastructure.
• Tertiary Social Facility Kit of Parts
These should be associated with the highest order activity centres in the area
(Mitchells Plain Towns Centre and Khayelitsha CBD) and should include, a public transport interchange, regional hospital, tertiary training facilities as well as schools, hall/multipurpose centre including library, higher order public space and market infrastructure, higher density public housing.
Furthermore, lower order nodes focussed on neighbourhood level service provision, particularly focussed around school precincts is supported.
Facilities provided should be of a local community level.
Figure D2.1: Facilities contributing to safer dignified space
Social Facilities and Spaces Framework
!
Social Facilities: Focus on Upgrading
Urban renewal efforts should focus on the principle of ‘fewer but better’ facilities. Clustering and externalising facilities, reinforces this principle, however a critical element of ‘urban renewal’ is using and improving on what already exists. This can save on major capital costs, reduce operating costs required by the development of a multitude of new facilities and avoid potential duplication of facilities. Where possible, public facilities should be upgraded in terms of:
• The manner in which they contribute to safer public environments (e.g. by ensuring that facilities are not isolated from surrounding spaces by barriers such as walls.
• Their capacity to serve more people (where required).
!
Dignified Spaces
The development of a set of dignified spaces should be linked to the development and upgrade of public facilities. Through the clustering of facilities, the externalisation of facilities and the development of meaningful public spaces they:
• Contribute to safer public spaces
• Form a precondition to encouraging local economic activity at accessible places
• Support a range of social and cultural activities
!
Defining Open Space
Housing and public facilities, in particular schools can play a major role in structuring open space, making it safer and opening up possibilities for sharing. In line with the proposals around rationalising the open space system, public facility provision should be re-orientated to focus on defining permanent open spaces.
!
Facilities Rationalisation: Focus on Sharing and Management
It is proposed that a focus be placed on capacity building measures to support community involvement in the management of facilities. Further,
78 Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Source: KBD Design Guidelines
arrangements are proposed whereby school facilities become the focus of community facility sharing arrangements to maximise the use of facilities that exist and to create new facilities that perform multiple roles (see Box D3.2).
Box D3.2: Strategic Focus on Schools
Schools are the most stable institutional structures in many communities. They also provide or require services and facilities provided by a range of government institutions and NGOs (e.g. health, sports facilities, skills development). This makes them ideal as potential community nodes.
It is proposed that as part of the rationalisation of facility provision to support urban renewal efforts, schools could:
• Play a greater role as focal points of service provision to local communities.
• Contribute to spatially restructuring areas, as well as improve their viability and resources through rationalisation of property.
Schools, in certain focus areas, could contribute to this through:
• Facilities sharing arrangements, which could include sharing of sports fields and facilities, halls, market gardening facilities, between schools and communities
• Collective sharing arrangements between a group of schools which could open up land for restructuring efforts as well as improve the viability of formalising and developing active open spaces
• Leasing or selling land holdings, which could improve the quality of service delivery by schools.
The success of these projects requires efforts on the part of a variety of role players depending on the local situation and could include:
• Local school governing bodies
• The Department of Education
• City of Cape Town
• Local CBOs and NGOs
• Private sector
Section 4 indicates spatially where these arrangements may be of value, however,
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Social Facilities and Spaces Framework ideally these projects should be driven from the ‘bottom up’ and developed through local planning processes.
4.0 Key Spatial Proposals
Proposals take into account areas of potential (such as existing activity nodes and emerging nodes). They are also grounded in an understanding of need in relation to areas of under-provision and/or planned future growth. The proposed implementation programme (section 5.0) should guide the implementation of identified proposals. They should be refined and tested through the development of detail local implementation plans, which will form part of phase 2 of the URSDF. Map D4.1 reflects a summary of spatial proposals.
!
Social Facility Clusters
Facility provision should be in line with the role of the activity centre in the proposed hierarchy.
Existing facility clusters should be reinforced with the focus on upgrading of existing facilities and improving public spaces. Subject to local area implementation plans, scope for new social facilities could be considered at:
• Nolungile Station activity centre. (linked to proposed de-densification efforts)
• Nonkqubela Station activity centre.
Emerging facility clusters should be reinforced through new facility development at:
• Khayelitsha CBD, where a new regional hospital should be located, along with other planned higher order facilities.
• Kuyasa/Station 4 precinct where new social facilities should be developed and detailed through the proposed local action plan
• Kapteinsklip activity centre where new social facilities should be developed and detailed through the proposed local action plan.
• Tafelsig Gateway where the possibility for new facilities could be detailed though local planning.
79
!
Social Facilities: Focus on Upgrading
Existing/emerging activity clusters should be the focus of efforts to upgrade facilities.
!
Dignified Spaces
Existing facility clusters should form a focus for public space upgrading including:
• Nolungile Station
• Nonkqubela Station
New dignified spaces should be developed at emerging facility clusters including:
• Khayelitsha CBD including western side of the station
• Station 4/Kuyaysa precinct
• Kapteinsklip activity centre
!
Defining Open Space
To contribute to efforts aimed at defining open space and with the possibility of reinforcing facility sharing around common open space, new school development should be encouraged to associate with the internal open space system. Priority sites should include:
• Harare/Ilitha park open space
• School sites wrapping around Mandela Park Sports Ground (this development should reinforce the sports complex adding to the range of facilities available and opportunities for sharing)
. Alternatively appropriate sites near Station 4 should be identified for school development in line with the growth in local residential population in this area of Khayelitsha.
!
Facilities Rationalisation: Focus on Sharing and Management
27 See recommendations of Khayelitsha Ntlazane Road/Steve Biko and environs Urban Design
Framework (2004)
28 Whilst Mandela Park is not an area of major shortfall in terms of school provision, areas to the east are. Schools are proposed in this ‘belt’ due to the unique restructuring benefits relating to open space development.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Social Facilities and Spaces Framework
Ideally focus areas where facility-sharing arrangements could be beneficial should be identified at a ward or local planning area level. A number of possibilities do however exist especially with regard collective sharing arrangements. In particular the possibilities of sharing arrangements relating to the schools belt proposed in Mandela Park could form a starting point for new initiatives in this regard.
80
Appendix D.1: Maps
Map D1.1: Education Facilities Existing Structure
Map D1.2: Health Facilities Existing Structure
Map D1.3: Social Facilities Existing Structure
Map D2.1: Public Facilities and Spaces Constraints and Issues
Map D2.2: Public Facilities and Spaces Opportunities
Map D4.1: Public Facilities and Spaces Proposals
Social Facilities and Spaces Framework
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 81
Annexure D.2: ‘Numerically Driven’ Facility Provision Analysis
Social Facilities and Spaces Framework
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 82
E
ECONOMIC INFRASTRUCTURE FRAMEWORK
Structure
Formal commercial activity (See Map E1.1) is concentrated in Mitchells Plain with a number of larger scale shopping centres including Promenade and the Westgate Mall as well as the thriving town centre. Furthermore, a number of smaller suburban retail centres are around the area. In Khayelitsha formal retail is located around Nonkqubela Station and at local centres such as new developments at the Macassar node, Khaya Bazaar, a cluster of small shops on Ntlazane Road in Ilitha Park and poorly functioning business clusters such as that in Eyethu. New commercial development in the form of a retail centre is planned for the Khayelitsha CBD.
Industrial development in {Khayelitsha Mitchells Plain} is limited with proximate larger scale activity located outside the area at Airport Industry,
Blackheath Industries and Philippi East Industrial Area. Local industrial uses include:
• Swartklip Properties (Denel) – a high security arms and ammunition manufacturing plant located immediately to the west of Khayelitsha.
• Predominantly undeveloped light industrial areas exist at Silvertown (at the intersection of Spine and Lansdowne Roads) and at Khaya where development is mostly of the service industry type with funeral parlours, warehouses and a dairy
.
• Mitchells Plain industrial hive to the north of the town centre.
Informal sector activity is located in most areas in Khayelitsha clustering at transport interchanges and locating along a number of major routes including Mew Way, Lansdowne Road and Bonga Drive. Activity shows a strong focus in more densely populated areas north of Pama Road and in
Umrambulo Triangle. Trading includes a range of goods and services from illegal liquor outlets to building material outlets, meat sellers and barber shops.
2.0 Concerns and Issues
29 AHT International GMBH
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Economic Infrastructure Framework
Levels of economic development are clearly a major concern in the area particularly as the planning of the areas was focussed on a dormitory residential function with limited formal employment opportunities.
!
Isolated Business Clusters Linked to Spatial Structure
The spatial structure of both areas to some extent contributes to the lack of formal economic development and investment. Most formal business activity is concentrated around the stations as these are the major generators of movement and feet. Outside these areas the movement network disperses flows rather than concentrating them. As a result certain formal business clusters that have been developed have suffered from a lack in support as they are embedded in neighbourhoods.
Figure E2.1: Embedded poorly functioning business cluster
!
Lack of infrastructural support for the informal sector
The importance of the informal sector cannot be underestimated in a situation where the formal sector cannot address levels of unemployment.
Support for the informal sector is limited with issues in Khayelitsha identified
related to:
• lack of adequate covered space, which provides protection from the weather and that, is big enough for an emporium of productive retail activities.
• lack of safe storage facilities for goods and equipment.
!
Underdeveloped ‘Green’ Assets
The green structure provides limited economic and social benefit to local communities and is subject to informal settlement and other negatively impacting activities.
30 AHT International GMBH
83
Opportunities with regard to these issues include:
• Support for the informal sector, particularly around areas where it naturally clusters particularly the rail stations.
• The areas advantages related to the coast and recreation nodes and the emerging tourism industry
• More intense productive use of open space, which the areas have in abundance.
3.0 Urban Renewal SDF “Economic” Strategies
To support the broader spatial structuring elements as outlined in section A
4.0, economic infrastructure and development strategies aim to contribute to:
• Investment that supports the informal sector linked to places of economic agglomeration
• A more productive open space system
Several economic related strategies are proposed to inform intervention.
They relate to primarily to the form and location of infrastructure provision.
!
Reinforce Activity Nodes and Activity Routes
The informal sector contributes significantly to local employment and income generation potential and it is vital that this sector is supported and developed. Larger scale commercial projects are unlikely to generate significant levels of employment and the issue of leakage will remain. One means of supporting informal activity in an infrastructural sense is the provision of market/trading infrastructure. Linked to dignified spaces, the provision of market infrastructure (including covered stalls, lock up facilities) should be a priority. The design and location of such infrastructure should be considered in close consultation with local traders to avoid costly investments that are not utilised.
(ii) Skills Development Centres
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Economic Infrastructure Framework
Skills development and the provision of resources, which support small business is critical. Rather than providing isolated single facilities, it is proposed that these forms of facilities be located in accessible places and preferably reinforcing existing clusters of facilities. They could be linked to exiting facilities such as libraries or multipurpose centres to open the possibility for synergies, without the development of entirely new stand-alone support centres.
With regard to production targeted skills development centres ideally they should be linked to markets where products are sold (e.g. Zenzele Enterprises where sewing and tapestry skills are developed). The ideal location for these centres and linked selling activity should be at places of high exposure along activity routes or at activity nodes.
(iii) Formal Business Activity
New commercial development should be encouraged in the area through should contribute to making public space. The design of these centres should be externalised onto activity routes and provide for covered/colonnaded pedestrian walkways, avoiding blank walls and the creation of unsafe spaces.
(iv) Tourism Related Infrastructure
Tourism related infrastructure, (including information boards, accommodation facilities) should be focussed at places of existing opportunity or attraction.
!
Reinforce Productive MOSS
The economic and productive role of the open space network holds significant possibilities for activities ranging from subsistence to commercially oriented activity. The opportunities for small farmer development should be explored on larger more viable areas of productive potential.
Community/food gardens have built up a record of success and should be promoted as an activity to supplement income and food requirements.
Ideally they should be encouraged linked to community facility sites, as part
84
of housing developments or in suitable MOSS ensuring that the community garden is secure.
Economic Infrastructure Framework
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 85
4.0 Key Spatial Proposals
!
Reinforce Activity Nodes and Activity Routes
Market infrastructure is proposed for upgrading and development to reinforce the activity nodes and should be included as part of efforts to develop dignified spaces at these points. In particular the focus should be:
• The Khayelitsha CBD (including Ntlazane Road west of the station)
• Nolungile Station
• New station interface areas
• Kapteinsklip in line with detailed area planning and development of these areas.
(ii) Skills Development Centres
New skills development centres whether new buildings or upgrading existing infrastructure should be located in activity nodes or along activity routes.
(iii) Formal Business Activity
New commercial development should be encouraged in support of the activity nodes and at suitable points along activity routes.
(iv) Tourism Related Infrastructure
Upgrading and development of tourism related infrastructure should be encouraged:
• At the Swartklip gateway/Lookout Hill which should continue to be promoted as a tourism gateway to the area.
• The Khayelitsha CBD, which is likely to become another tourism generator.
• Monwabisi and the coastal nodes in the context of local management plans.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Economic Infrastructure Framework
Links between these areas should be developed possibly tied to the proposed cycle route through Ilitha Park.
The tourism/recreation role of the coastal nodes should be enhanced through new development in line with the coastal area guidelines.
!
Reinforce Productive MOSS
Community/Food gardens should be encouraged in:
• Suitable peripheral MOSS areas such as the Khayelitsha wetlands and areas north of Macassar.
• Internal MOSS (such as servitudes), particularly when associated with public facilities.
Furthermore, excess land associated with public facilities could also be altered to become community gardens. The development of community gardens should be investigated as part of new housing projects and supported by design.
In terms of supporting small farmer development of a commercial nature investigation should be undertaken into rationalising the eastern edge of the
Philippi Horticultural area into small farming precincts associated with a training programme.
86
Appendix E.1: Maps
Map E1.1: Economic Activity Existing Structure
Map E4.1: Economic Framework Proposals
Economic Infrastructure Framework
Urban Renewal SDF for {Khayelitsha Mitchells Plain} 87
F
HOUSING
Structure
The form of housing varies widely within both areas and includes areas of predominantly formal planned housing
, site and service areas, and informal unplanned housing areas.
Table H.1: Households and Dwelling Units Types in the Study Area
Total
Households
‘Formal’
Households
‘Informal’
Households
Households with no formal erf*.
39 200 Khayelitsha
Mitchells Plain
85 600
60 900
29 800
58 400
55 800
2 500
Total 146 500 88 200 58 300
*Includes backyard dwellers, informal households on peripheral and internal land (such as open space)
Source: Stats SA, 2001
There is also a prevalence of dual occupancy on erven in Khayelitsha in formally planned “site and service” as well as conventional residential areas
. Areas with a high proportion of informal dwellings are focussed in
Khayelitsha north of Pama Road (Site B and C – see Figure F1.1). Unplanned informal dwellings are concentrated on peripheral areas of open space throughout Khayelitsha, around transport interchanges and close to major roads.
Formal housing consists overwhelmingly of single residential units with variation found to a limited extent in some areas of Khayelitsha
and more widely in areas of Mitchells Plain where a number of semi-detached houses and flats occur.
2.0 Concerns and Issues
!
‘Overcrowding’
31 Central and southern areas of Khayelitsha, the majority of Mitchells Plain.
32 AHT International GMBH
33 Flats and semi detached houses in Victoria Mxenge and Nonqubela.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Housing Framework
Apart from overcrowding within dwelling units, ‘overcrowding’ of areas in terms of the space taken up by dwelling units has become a major issue. This is particularly the case in the northern areas of Khayelitsha. Reasons for this situation can be ascribed due to:
• the slow pace of development of formal housing relative to the areas growth
• the desirability of accessible land close to public transport
• limited defence of land not identified for housing
The result has been:
• Invasion of areas that may be better used for the provision of facilities or open space, or are unsuitable for housing development due to other constraints (Map F2.1).
• Linked ‘dysfunctionality’ between the number of households and land available for open space, facilities and services to cater for needs.
• Social, safety and health issues relating to overcrowded living conditions and the lack of services and infrastructure.
Urban Renewal SDF Key Challenge:
• How to strategically intervene to address the land and overcrowding issue.
!
Prevalence of ‘one form’ of housing
Furthermore, the prevalence of one form of housing, the single dwelling on an individual plot, is regarded as a major issue. Current provision does not allow for households of varying sizes and composition. Furthermore with growing concerns regarding the HIV/AIDS pandemic, questions are raised regarding the need for new forms of housing which support the needs of affected people and households.
Urban Renewal SDF Key Challenge:
• How to support the development of alternative affordable forms of housing.
88
!
Sterile Environments
Finally, the types of environment created by housing projects are a cause for concern. Housing provision has often lead in the creation of areas of settlement and in both Khayelitsha and Mitchells Plain, very limited consideration has been given to how housing interfaces with the public realm. The result has been a prevalence of unsafe, discreet open spaces with little or no relation to the surrounding built form. Where housing has been provided at higher density, public spaces and the structure of housing in relation to these spaces, requires even greater attention, which has generally not been the case.
Urban Renewal SDF Key Challenge:
• How to create safe dignified public environments as part of housing intervention.
In terms of the areas of opportunity for new housing development, Map F2.2 identifies certain opportunities associated with vacant and under-utilised land. Land close to public transport, particularly stations (both existing and proposed) is of a particularly strategic nature. Mitchells Plain with its predominantly low-density development and surfeit of under-utilised land presents a variety of opportunities in terms of new housing development, particularly considering the limits to available developable land in
Khayelitsha.
Despite the shortage of formal housing units, it should be remembered that under-utilised or vacant land presents possibilities for other uses, which may be more beneficial to the area. In the southern portions of Khayelitsha this situation is reflected with a number of schools sites remaining undeveloped.
Guidance is required regarding the future use of this land as it is increasingly coming under pressure for housing development.
3.0 Urban Renewal SDF “Housing” Strategies
Housing strategies and proposals should not be viewed separately from other elements of the framework, but should contribute to improving the overall environment. To support the spatial structuring elements as outlined in section
A 4.0 ‘housing’ strategies aim to contribute to:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Housing Framework
• Greater access to residents to public transport and social and economic opportunities
• A safer environment
• A greater choice in forms of housing which are more responsive to need
• Maximise the economic possibilities related to housing development
To support these aims several housing oriented strategies are proposed to inform intervention and relate to:
• The desirable location of new housing development
• Desirable forms of housing
!
Infill Housing
Quality higher density infill housing should form part of integrated urban upgrades to support and reinforce
Figure F2.1: Infill Housing associated with quality space activity nodes and routes. This will contribute to safer more vibrant places adding to levels of activity at these points beyond purely daytime commuting and associated commercial activity. Furthermore the local economic thresholds are raised and people are brought nearer to public transport enabling improved access to opportunities. Infill can also be used, along with institutional uses, to define open spaces adding to levels of surveillance and safety.
!
De-densification and relocation
De-densification will not only begin to address social issues relating to overcrowding, but is a precondition, in some areas to the possibilities of investing in facilities and open space upgrades. Publicly driven efforts to dedensify (and relocate) should be spatially driven by:
89
• The identification of priority land needed to support restructuring (e.g. for commercial or public facility development)
• The need to move residents from areas, which are unsuitable for housing settlement (e.g. localised flooding)
• Conditions where overcrowding is of such a nature that upgrading of the settlement (e.g. basic service provision) cannot occur due to the density of the settlement.
As part of the strategy, supply side interventions in terms of the creation of new housing opportunities should be focussed on as a means of providing viable alternatives in terms of relocation.
!
Directed informal settlement upgrade
A variety of options are available with regard to informal settlement upgrade
- relocation and de-densification have been identified as a strategic focus where land is required for higher order use or where a site is unsuitable for settlement. In situ upgrade should be considered as a strategy option in places where settlement is considered desirable with the understanding that these efforts add a degree of permanence to the settlement. Whilst there is a need to provide basic services to residents, this should be balanced with ensuring that strategic land in these areas is not lost to housing.
!
Appropriate Densification: Additions and Second Dwellings
Whilst infill housing has been promoted as a means to encourage increased local thresholds especially associated with activity nodes, other forms of contextually appropriate densification should be supported. One means of densification is encouraging additions and second dwellings. This form of densification should be encouraged, particularly in areas where densities are lower and plots are relatively larger. Backyard dwelling arrangements could be regarded as desirable for a number of reasons:
• Tenants provide an important income stream to many households in the area.
• There is a desperate shortage of rental accommodation and backyard dwellings provide an alternative for those who cannot access subsidies or do not want to or cannot afford to own.
The housing framework should thus support the improvement of possibilities for this form of densification as well as the conditions of existing backyard dwellers.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Housing Framework
!
Alternative, Affordable Forms of Housing
The development of alternative forms of housing should be a key strategic focus in support of urban renewal. This will ensure choice in the form of accommodation catering for a broader range of individual needs. Higher density infill housing has been mentioned as a means toward contributing to safer, more dignified environments, however a range of other innovative forms of housing should form part of the urban renewal effort. In particular housing project design should be explored that support:
• The needs of HIV/AIDS sufferers;
• Food gardening initiatives;
!
Links Broader City Level Development Efforts
The housing and land issue in the metro south east, and more broadly the urban renewal effort, should not be divorced from its City context. It is clear that solutions to local problems will also need to come from outside the area. Efforts such as the development of ‘urban core’ sites will contribute to broader city level restructuring and provide new accommodation opportunities to marginalized residents. Whilst the focus of urban renewal is on Khayelitsha and Mitchells Plain, these opportunities should be explored.
Box F.3.1: Implications of the Strategies
The implications of these strategies for spatial proposals and their implementation are that:
• The current focus on the roll out of large-scale publicly assisted housing projects should be shifted to include an emphasis on quality smaller scale housing developments (e.g. 30-40 units).
• The means (financial and institutional) to enable these sorts of projects should be explored.
• Areas for in-situ upgrades should be informed by the desirability of settlement in these locations. Alternatively these upgrades should make provision for economic activity and public spaces at strategic locations.
• Linked to the above, a process of de-densification and relocation needs to be initiated. This process must be integrated with initiatives to develop this vacated land for a higher and better use.
90
• The means to support backyard dwelling arrangements should be identified.
• Areas of opportunity for infill in Mitchells Plain should be used to contribute to alleviating the shortage in Khayelitsha.
• The development of ‘alternative’ forms of housing should be prioritised and made provision for in the budget along with efforts to secure additional external funding.
4.0 Key Spatial Proposals
Key spatial proposals with regard to realising the strategic focus of housing as part of the urban renewal SDF are indicated in Map F. 4.1. Housing projects stemming from the proposals should be conceptualised and developed as part of integrated upgrade plans/local area frameworks in these areas.
!
Infill Areas
A number of sites are identified as desirable in terms of accommodating infill housing. They are associated with the activity nodes, routes and elements of the green structure. Priority sites include:
• Lentegeur Station Area.
• Kapteinsklip Station Area.
• Areas within around and within the Khayelitsha CBD and Mitchells Plain
Town Centre.
• Kuyasa/Station 4 Area
The potential for infill as part of rationalising wide road reserves is proposed.
As a starting point areas for investigation could include lower order roads such as:
• Merrydale Road (including areas where the road is a dual carriageway near Kapteinsklip Station)
• Wespoort (which could be downgraded)
And expanded to suitable areas along higher order roads.
With regard to infill areas:
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Housing Framework
• Public land should be considered for the development of a range of types of higher density housing, including varied forms of tenure.
• The rezoning of private land, which would support intensification of land use in line with local precinct planning should be encouraged.
• Mixed use development should be encouraged in areas where there is a potential for commercial development (e.g. the Khayelitsha CBD and other identified activity nodes/routes)
The Swartklip site, is regarded as a ‘capacity exploration area.’ If development of (part) of the site is found to be feasible and constraints can be overcome, housing should form a significant component of future development. Ideal location for higher density infill housing and mixed-use development should include a focus on the northern portion of the site enabling the development of Nolungile a double-sided station.
In addition to these sites, smaller sites or portions of sites should be identified at the precinct scale. Sites could include
• Portions of under-utilised school sites or relinquished sites, particularly where nearby open space has been developed as sports fields (such as relinquished school sites in Umrambulo Triangle).
• Open space that is not part of the ‘entrenched’ green structure (or on the edges of the proposed open space system).
• Portions of road or rail reserve where possible.
!
De-densification and Relocation
Areas where de-densification and relocation efforts should focus include:
• Flood prone areas along the western edge of the Kuilsriver Wetlands;
• Areas identified as critical to the open space system (particularly detention areas prone to flooding)
• Areas identified for higher order development as part of local area planning (particularly areas around Nolungile Station)
• Areas along the eastern edge of the Swartklip land along Mew Way,
(although the possibility for formalisation may be identified through local area planning);
On the supply side areas for resettlement include infill sites in the study area,
Kuyasa area, possibilities around the Swartklip site as well as sites identified outside the area to accommodate new development.
91
!
Informal Settlement Upgrade
Informal settlements on peripheral strips of land have, to varying extents, been the focus of upgrade efforts. Upgrading of informal settlement along
Lansdowne Road should continue as a priority including:
• Silvertown
• Greenpoint
Other informal settlement areas should also form part of a programme of upgrading. In situ upgrading should form an initial focus including the provision of basic services as well as development of key public structuring elements. Areas where intervention around the management and development of existing informal settlement would be strategic in the context of the URSDF action area plans include:
• Monwabisi Park (part of the coastal integration area)
• Areas of Bongweni along Lansdowne Road, RR Section and Mxolisi
Phetani (part of the Nolungile-OR Tambo Axis)
• Victoria Mxenge and K Section in Site B (where de-densification and relocation could be considered to ensure that proposed open spaces become functional).
• It should also be noted that management of informal settlement in the
Enkanini Area is required particularly if the role of the economic and social role and natural integrity of the Macassar Dunes area is to be maintained.
!
Appropriate Densification: Additions and Second Dwellings
To support income-generating possibilities, densification in the form of second dwelling and additions should be supported in internal suburban areas of Mitchells Plain and Khayelitsha.
!
Alternative, Affordable Forms of Housing
It is proposed that innovative forms of housing specifically catering for
HIV/AIDS sufferers are developed, in strategic locations such as:
• Areas close to public transport;
• Areas associated with local facility clusters.
These should however not be isolated initiatives but should be integrated into housing projects that cater for a variety of needs and occupants.
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Housing Framework
92
Appendix F.1: Maps
Map F 1.1: Housing Existing Structure
Map F 2.1: Housing Constraints and Issues
Map F 2.2: Housing Opportunities
Map F 4.1: Urban Renewal Housing Proposals
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Housing Framework
93
Annexure 4: Reference Documents
AHT International GMBH (2002): Violence Prevention through Urban
Upgrading, Feasibility Study for the Support of the Khayelitsha Urban Renewal
Programme, Final Draft Report.
City of Cape Town (2005a): Integrated Development Plan for Review and
Comment.
City of Cape Town (2005b): Phase 2 Report: Wolfgat-Macassar Node:
Concept Spatial and Management Framework.
City of Cape Town (2005c): Draft Environmental Management Framework for
Khayelitsha and Mitchells Plain Urban Renewal Programme
City of Cape Town (2004b): Mitchells Plain Transport Management Plan
City of Cape Town (2004c): Public Transport Planning Design and
Implementation, Public Transport Strategy Summary Report
City of Cape Town (2004d): Khayelitsha Ntlazane Road/Steve Biko Road and
Environs Urban Design Framework and Market Facility.
City of Cape Town (2004e): Public Transport Strategy Area Report: Klipfontein,
Wetton Lansdowne, AZ Berman and Baden Powell Corridors.
City of Cape Town (2004f): Cape Town CBD-Klipfontein Road-Khayelitsha
Corridor: Non-Motorised Transport Planning and Conceptual Design Area 1:
Greater Khayelitsha.
City of Cape Town (2003a): Biodiversity Strategy
City of Cape Town (2003b): Coastal Zone Management Strategy
City of Cape Town (2003c): Floodplain Management Guidelines
City of Cape Town (2003d): MSDF Review Phase 1: Spatial Analysis, Trends and Implications
Urban Renewal SDF for {Khayelitsha Mitchells Plain}
Annexure 1
City of Cape Town (2003e): Presidential Urban Renewal Programme, Business
Plan
City of Cape Town (2000): Mitchells Plain Local Area Spatial Development
Framework, Phase One.
City of Tygerberg (1999): Khayelitsha Spatial Framework.
CMC et al (1999): Kuils River Metropolitan Open Space System (MOSS) Draft
Report.
Gibb Africa (1996): Environmental Sensitivity Analysis of the Swartklip Products
Site.
PG: WC and City of Cape Town (2004): Cape Town CBD – Klipfontein Road –
Khayelitsha Corridor: Non-Motorised Transport Planning and Conceptual
Design
Statistics South Africa (2001): Population Census.
University of Cape Town (2003): Situational Assessment of Open Space within
Khayelitsha
94
