PUBLIC PARTICIPATION PROCESS
FOCUS GROUP MEETING
23RD JUNE 2016
© Western Cape Government 2012 |
Contents
Legislative Requirements
Concept Overview & Impact
Key Issues
Programme & Progress
3
4
5
6
7 Planned Next Steps
2 Project Motivation
Welcome & Introduction1
© Western Cape Government 2012 |
1. Welcome & IntroductionAim of the Focus Group Meeting
• Share the development vision and proposal with Interested & Affected
Parties (I&AP’s)
• Give I&AP’s an opportunity to interact and share with the client and
project team their thoughts and concerns
• Use feedback to inform & refine the development proposal
NOTE:
• These engagements support the upcoming re-zoning process
• These engagements are not statutory requirement
• Undertaken in recognition of issues raised to date, and achieving the
development vision in conjunction with local knowledge, and the
surrounding community.
© Western Cape Government 2012 |
1. Welcome & IntroductionRole of the Parties
• Share information on the project
• Listen to comments/issues raised
• Provide feedback
Project Team
Member
• Listen to the information presented• Ask for clarification where necessary• Give meaningful comment (issue/opportunity)
in a focused and succinct manner• Disseminate the correct information to members
of your organisation
Attendee
• To keep discussion focused on the key aims
• To ensure that everyone is given a fair opportunity
to speak
• To assist in clarifying issues/comments
Facilitator
© Western Cape Government 2012 |
2. Project MotivationProvincial “Game Changer” Projects
• 7 provincial priority interventions
• Leverage best opportunities or
tackle our biggest challenges
• Catalysts to significantly
improve peoples lives:
• Accelerated Growth;
• Job Creation; and
• Social Inclusion
• All game changers require
partnerships with citizens
© Western Cape Government 2012 |
2. Project MotivationProject Team & Delivery Structure
Premier
Steering Committee(WCG & COCT HOD’s/ED’s)
Project Management Unit (PMU)
Delivery Support Unit (DSU)
WCG & CCT Departments
Financial Transaction Advisor
- Ignis Project & Finance
Solutions (IPFS)
Legal Transaction Advisor
- Edward Nathan
Sonnenbergs(ENS)
Technical Specialists- Turner & Townsend
- WSP
- Gibb
- ARG Design
- Urban Econ
- Urban Design Services
Provincial Cabinet & Inter-Government Committee
© Western Cape Government 2012 |
2. Project MotivationObjective & Desirable Outcomes
“In partnership with the City and the Private Sector, develop and
implement a “Better Living Model” exemplar on well-located urban
state land that will support positive social, economic and spatial
integration that may be replicated into the future.”
integrated
close to work
affordable, not free
mixed income
mixed tenure options
safe & secure
04 01
0203
LIVE
WORKPLAY
LEARN
public transport proximity
mixed-uses
green space
sustainable
safe & secureMore Schools
adult education
public facilities
© Western Cape Government 2012 |
2. Project Motivation
• Mixed Use : • 40% Affordable Housing, 40% Open Market Residential ,
20% Commercial, retail opportunities & social services• Minimise residents commuting to work
• Affordable housing :• Provides key workers a hand up not a hand out !
• Social Housing Institute (SHI) to manage rental stock –
excellent record in rental collections (>90%) & eviction of
non-paying tenants; run workshops with new tenants;
codes of conduct strictly applied
• Likely Rollout Scenario:• First residents to take up occupation from 2020 onwards.
Development in phases, over 5-7 years
• Higher Densities:
• Provides a business case for public transport• Supports the case for new services (improved
infrastructure, trains, police presence , health care,
education)
© Western Cape Government 2012 |
2. Project MotivationHigher Densities cont.
IGC
• Traffic and Odin Road Extension
• A particular concern of residents
• Road reserve was reserved in 1994 – a dual carriage way
reservation originally
• The Conradie Development Concept design for Odin Road
includes a single carriage way
• Options to effectively restrict heavy duty vehicles after the
extension are being developed
• Project team willing to support residents in engaging with the City
on the matter further
• More detail below
© Western Cape Government 2012 |
2. Project MotivationEnvisaged make up of residents
Affordable
Units Income Range Possible Residents
Rental Housing 1264 R3,000 - R7,500 Hospital workers, Teachers, Policeman, employees in the area
FLISP 361 R3,500 - R15,000 Public Servant, Junior Manager, Senior Administrator; employees in the area
Rent to Buy 100 < R3,500 Domestic Workers, Factory Assistants/Workers, employees in the area
Total
Open Market
1,805
Resi 1 (40m2) 359 >R15,000 First home buyer, young couple , Single earner, Teacher,
Resi 2 (58m2) 1260 > R21,000 Small family, Civil Servant, Middle Management.
Resi 3 (80m2) 181 > R30,000 Professional Couple, Snr. Managers, Senior Government official
Total 1,800
© Western Cape Government 2012 | IGC
HWC confirm HIA/VIA required for development & Odin Rd Ext
DEADP confirm development does not trigger EIA/BA
Jan/Feb
2016
Mar/Apr
2016May/Jun
2016Jul/Aug
2016> Sep
2016
Expression of Interest
HIA public
Participation
Draft HIA/VIA for site advertised
DWS support re-alignment of canal (only GA)
Odin Rd Ext
concept/propose
d alignment
submitted to CCT
Final HIA/VIA for
site presented to
IACOM (ROD
pending)
4 x Focus groups
Comments &
Response
Document
2 x Open daysRezoning Public
Participation
Process
Odin Rd Ext HIA/VIA planned
Rezoning application submission to CCT planned
3. Legislative RequirementsIncluding Public Participation
© Western Cape Government 2012 |
4. Programme & ProgressProgramme Overview
CALENDAR 2016 2017 2018
WORK STREAMS J J A S O N D J F M A M J J A S O N D J F M A
Scoping Phase
Enablement Phase A
Enablement Phase B
Secure Grants/Incentives
Impact Assessments
Infra Concept Designs
Development Framework
Public Participation
Rezoning Application
Sep - Dec 2015: Complete
Jan - May 2016: Complete
Ph
ase
1 B
rea
kin
g G
rou
nd
© Western Cape Government 2012 |
5. Concept Overview & ImpactContextual Analysis & Concept Overlay
Part of road network plan approved by CCT in the Comprehensive Integrated Transport Plan (CITP 2013)Next process to establish
extent of road reserve through HIA process
Re-alignment of canal through site supported by CCT & DWS, mitigates 1:100 flood & results in quality greenbeltConcept Design & Maintenance/Management Plan under development
© Western Cape Government 2012 |
5. Concept Overview & ImpactAerial View
IGC
Community & safety precinct
including police presence and
CPF /NWH facilities
Primary & secondary
schools, sports facilities,
public spaces
OPC to be
integrated in
the complex
Envisaged open
market apartments on
complex perimeter
Envisaged open
market
apartments &
commercial
New building heights
step down to
mitigate visual
impact on
neighbouring
residential suburb
and Jewish Cemetery
© Western Cape Government 2012 |
5. Concept Overview & ImpactProposed Land-use
IGC
Category Item Concept
Total Land
Allocation
Affordable Housing
Public Facilities
Open market housing
Retail/Commercial/Open space
Total
8.2 ha
1.8 ha
6.2 ha
5.7 ha
22.0 ha
Other Uses Commercial development
Retail & Service Industry
Facilities
15, 000m2
10, 000m2
6, 000m2
Parking Bays Affordable Housing
Private Residential
Commercial/Retail (Res/visitors)
Total
451 rental
1350 rental
970 shared paid
1,899 total bays
Density All housing products 164 du/hectare
© Western Cape Government 2012 |
5. Concept Overview & ImpactArtist Impression
IGC
View from Odin Rd bridge through re-aligned canal greenbelt
© Western Cape Government 2012 |
5. Concept Overview & ImpactArtist Impression
IGC
View from Forest Drive Extension towards Gateway Precinct
© Western Cape Government 2012 |
5. Concept Overview & ImpactSocio-economic Impact
R6.61 bn R2.43 bn
R2.71 bn R 938 m
9 375 4 304
R1.01 bn R360 m
CONSTRUCTION
PHASE OPERATIONAL
PHASE
JOBS
ANNUAL PRODUCTION
(2016 Prices)
ANNUAL GGP (2016 Prices)
ANNUAL HHI (2016 Prices)
18
© Western Cape Government 2012 |
6. Key Issues Safety & Security
IGC
Current undeveloped Site Risks:
Land invasions
Degradation of state land
Negative environment
lending itself to more crime
Developer will provide a Safety &
Security Management Plan for
approval and monitoring.
The safety and security of our communities is important - more
people may place a strain on existing resources
Manned & electronic
surveillance. Controlled
community precinct (not
gated)
Cohesive Security
Engagement:
- SAPS/ MEC
- Local security firms
- CPF
- Neighbourhood
Watch
MEC Community Safety
& SAPS have engaged
with a view to
establishing a police
station within the
Gateway precinct
© Western Cape Government 2012 |
6. Key IssuesTraffic & Transport
Existing road networks throughout the metro are constrained, which is why
resources are being dedicated to the improvement of the network & public
transport services
• The Development Framework requires reduced private vehicle parking in
favour of public transport (1, 900 bays vs 2, 700 bays)
• No private parking will be allocated to residential or other uses & available
parking will be leased and or shared (paid) only.
• Road use constraints to be considered by CCT re: heavy duty vehicle
usage & minor roads closures preventing rat-running
• NMT (non-motorised transport) upgrades within and external to the
development are mandatory, linking the development with local rail
stations and business nodes
• Upgrade of local intersections (additional lanes & signalization) on Forest
Drive Ext & extension of Odin Drive up to Voortrekker road will improve local
area network constraints.
© Western Cape Government 2012 |
6. Key IssuesTraffic & Transport
IGC
Interim bus feeder services
& future MyCiti rollout
Forest Drive & Odin Rd
Extensions for phase 1
PRASA & Metrorail upgrades to
rail stations including Mutual &
Thornton stations, coinciding
with new train set delivery
PRASA confirms that the first
new train sets are expected to
be rolled-out by 2018/19,
prioritizing the Central Line
from Khayelitsha / Mitchells
Plain to Cape Town that stops
at Mutual Station
TCT are planning wider area
network upgrades [Jan Smuts and Jakes Gerwel Drive,
Viking Way and Sipres/Odin Rd
intersections by 2020/21]
© Western Cape Government 2012 |
6. Key Issues Densification
IGC
Density of the proposed development exceeds densities of neighbouring
areas with valid reason
• Cape Town is one of the most inefficient cities in the world spatially and
in terms of optimised use of utilities such as roads and service
infrastructure per capita (increases tax payer burden)
• It is the policy of CCT to encourage densification but in particular in
those corridors that are well-served by fixed-route, regular & reliable
public transport such as the Metrorail, MyCiti and Golden Arrow services
• The Conradie site falls within the confluence of both CCT primary Transit
Oriented Development (TOD) corridors being the Voortrekker Rd and
Southern Corridor (Klipfontein and Govan Mbeki Rds) and include the
Mutual and Thornton rail stations within an 800m proximity of the site.
• Studies have proven that development densities not exceeding 75 d.u
per hectare do not render public transport systems economically
sustainable (increase tax payer burden)
© Western Cape Government 2012 |
Densities in Cape Town
IGCCity of Cape Town Densification
Policy 2012
Property and Location Number ofFloors
Net du/ha
Edward Heights, Goodwood 22 107
Knightsbridge, Century City 13 143
The Claremont, Claremont 10 403
Tiger Ridge, Tygervalley 6 191
Rustenberg Square, Rondebosch 4-5 107
Constantia Mews, Plumstead 4 114
Natures Gate, Plumstead 3 110
Portland Park 2 84
Mountain Road, Woodstock (attached housing) 1 69
District Six (new land claimants’ houses) 1 97
© Western Cape Government 2012 |
6. Planned Next StepsOur Contact Details
IGC
Kindly address any further comments or queries to the following
email address:
Thank you
7. Discussion
ANNEXURES
© Western Cape Government 2012 |
2. Project MotivationBetter Living Model Desired Outcomes & Targets
IGC
Desirable Outcome Targets
Leverage public &
private sector investment
• Enable public land (rezone)
• Secure public grants for bulk Infra/services
• Secure private sector equity & experience
Residentially-led,
Mixed tenure-blind
• 80% of total developable bulk
• Rental, Rent-to-Own & fully-owned
• Uniform external aesthetic (internal options)
Range of affordable (not
free) apartments
• 50% of residential bulk
• 70% Rental, 20% Owned, 10% Rent-to-Own
Integrated, quality land
uses & amenities
• Retail, Service Industry & Commercial
• Schools, multi-purpose halls, clinic, security,
sport facilities, green space
Safe, secure, incentivized
& sustainable community
• Resource demand & impact reduction
(energy 60%, water 54%, flooding 90%)
• Recycling and utility usage incentives
• Hybrid Property Management model
© Western Cape Government 2012 |
5. Concept Overview & ImpactDevelopment Impact Assessments
IGC
Type Phase 1 Phase 2 Phase 3
Water
• Tie into existing water supply on Odin, Thor or Forest Drive Extension
depending on location of Phase
• Incorporate storage tanks above buildings to assist pressure fluctuation
• Capture, store and use rain water from building run-off
Electricity
• Tie into existing electrical infrastructure & provide additional internal
substations per phase
• Grid connection permitting renewable energy supplement (solar)
Heritage• Retain “gateway precinct” and existing buildings
• Minor alterations to gateway structure for road widening
Visual
• Impact determined as medium for cemeteries and surrounding areas
and limited for other areas (which do not face site)
• Sympathetic design, retention of trees and implementation of mitigation
measures (fencing, acoustic barriers, lighting
© Western Cape Government 2012 |
5. Concept Overview & ImpactDevelopment Impact Assessments
Type Phase 1 Phase 2 Phase 3
Vehicular
Traffic
• Odin Road extension and
bridge over canal
• Class 4 access road through
site from Odin to Forest Drive
Ext.
• Local area intersection
upgrades and signalization
• Odin Rd Ext up to Voortrekker
Rd via Jewish 2 and Maitland
cemeteries
• New bridge over Forest Drive
Ext and Northern railway lines
Non-motorized
Transport (NMT)
• New NMT link to Mutual Station via surfaced sidewalk along Forest Drive
Ext and NMT infrastructure throughout internal road network
Storm Water• Flood control , detention and natural treatment on site by canal re-
alignment through site & controlled release into canal downstream
Waste Water
(Sewer)
• Connection to new Northern
Area bulk sewer flowing to
Athlone WWTW via pumped
internal main (pump station)
• Additional internal pump
station
© Western Cape Government 2012 |
Annexure: Odin/Aerodrome Road Extension
IGC
The City of Cape identified the Aerodrome Road Extension as a future north-south network link
between Viking Way and the proposed Frans Conradie Road Extension in the mid-1990’s.
© Western Cape Government 2012 |
Annexure: Odin/Aerodrome Road Extension
IGC
3 conceptual alternative alignments were investigated by GIBB in 2007 as
part of the proposed Central Park Development of the Conradie site.
Primary constraint:
grave locations
Future development
constraint: dividing
the Wingfield site
© Western Cape Government 2012 |
Annexure: Odin/Aerodrome Road Extension
IGC
• Conceptual Alignment Option 3 was
approved by the City and the link is
contained as a Class 3 arterial route
on the current Public Right of Way
Road Network Map, dated August
2013.
• A road reserve was not registered.
• The Class 4 route traversing the
Conradie site between Odin Road
Extension and Forest Drive Extension
is also included in the network map.
Odin/Aerodrome Rd
Class 3
Conradie link:
Class 4
© Western Cape Government 2012 |
Annexure: Odin/Aerodrome Road Extension
IGC
• GIBB undertook a revision of the 2007 conceptual design.
• The draft report has been submitted to the City.
• The conceptual cross-section along the cemeteries is shown below
© Western Cape Government 2012 |
Annexure: Odin/Aerodrome Road Extension
IGC
© Western Cape Government 2012 |
Annexure: Building Heights & Constraints
IGC
Height
comparatively
lower than Old
Mutual office block