LOUIS BOTHA AVENUE STRATEGIC AREA FRAMEWORK – 08 OCTOBER 2013

02 The Strategic Area Framework

overview

01 Background

03 Implementation Challenges

01 B

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1938

Expansion across the

ridge;

Key north-south

connector

Tram Line

1952

Tram decommissioned

Primary north-south

connection;

Oxford Road and Jan

Smuts Ave compete as

drivers of expansion.

1976

Construction of

Motorway

East-west arterials

strengthened.

Expansion primarily

along Oxford Road

2013

New role as a

Transit Corridor

Future growth areas

to north & north-east

LOUIS BOTHA AVENUE IN HISTORY

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LOUIS BOTHA AVENUE TODAY

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Today the corridor looks like this

And we want it to look like this…

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Establish key regional connectors as higher-order

structuring elements

Protect / enhance areas with high connectivity

Explore interventions in areas of low connectivity

PROMOTING REGIONAL & LOCAL

CONNECTIVITY

JOE SLOVO

DRIVE

Key access

route to CBD

and eastern

suburbs

DURHAM AVENUE

Feeder route from eastern

areas, and key link to future

growth areas in

Moddefontein/Huddle Park

JOE SLOVO

DRIVE

Access to M1

1st AVENUE

Key access route to CBD

and eastern suburbs

MARLBORO DRIVE

Key east-west arterial,

linking Louis Botha

Avenue with both the M1

and the N3, as well as the

Marlboro Gautrain Station

GRAYSTON DRIVE

Main link to Sandton

and focus of

pedestrian

movement between

Alexandra &

Sandton.

CORLETT DRIVE

Key east-west arterial ATHOL ROAD

Key east-west arterial

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PROTECTING & ENHANCING KEY MIXED-USE

ECONOMIC ZONES PARKTOWN

Significant &

established office &

commercial precinct

BELLVUE

Local nodal centre

serving high density

suburbs along

ORANGE GROVE

Retail strip

HIGHLANDS

NORTH

Retail strip

BALFOUR PARK

Retail Node

BRAMLEY

Retail Strip

PAN-AFRICA

Retail Node

WYNBERG

Industrial Area

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OPTIMISING SOCIAL & PUBLIC

INFRASTRUCTURE PIETER ROOS PARK

PATTERSON PARK

MARLBORO CLUSTER

(FUTURE)

BRAMLEY

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• Activity/Development Spine

• Existing (and Future) Economic Nodes

• Regional / City Nodes

• Public Transit Stations

• In and around social clusters

DRIVING SUSTAINABLE

DENSIFICATION

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DENSIFICATION STRATEGY

HOW WILL DENSIFICATION OCCUR

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DENSIFICATION STRATEGY

HOW WILL DENSIFICATION OCCUR

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T5 T6 T7 T8 T1 T2 T3 T4

TYPOLOGY-BASED DENSITY MODELLING

• Form-based approach

• Local variations for similar typologies (Erf Size, unit size)

• Clear locational “preferences” – transit spine, local

collector, etc

• Basis for guidelines

• Local Variations

• Basis for Density Targets

• Basis for Value Capture

DENSIFICATION STRATEGY

HOW WILL DENSIFICATION OCCUR

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DENSIFICATION STRATEGY

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DENSIFICATION STRATEGY

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DENSIFICATION STRATEGY

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DENSIFICATION STRATEGY

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DENSIFICATION STRATEGY

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DENSIFICATION STRATEGY

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DEVELOPMENT GUIDELINES

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DEVELOPMENT GUIDELINES

A

C E

F

G

H

B

D

Moving from

Transit Oriented Development

to

Transit Oriented Communities

LOCAL AREA A:

HILLBROW

LOCAL AREA B:

SCHOOL PRECINCT

LOCAL AREA C:

ORANGE GROVE LOCAL AREA H:

MARLBORO

LOCAL AREA D:

HIGHLANDS

NORTH LOCAL

AREA E:

BALFOUR

LOCAL AREA F:

BRAMLEY

LOCAL AREA G :

ALEX/WYNBERG

DEFINING LOCAL AREAS 02 T

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Nam

e

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Den

sity

Hou

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C1 100 6168

C2 120 4809

C3 150 1190

The focus of intervention

around the Orange

Grove Precinct relates to

the following:

• Significant

densification

opportunities

facilitated by existing

structure and

typological

precedent;

• The opportunity for a

key public space (As

development

catalyst);

• Well located city-

owned land for

diversifying housing

opportunities;

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AN ENABLING FRAMEWORK

KEY PROJECTS & INTERVENTIONS

2 Orange Grove Triangle

1 Transit Spine & Station Precincts

1

5a Reconfiguration of Paterson Park (Northern

Sections)

5a 4 Upgrade of Ivy Road (Initial Section)

4 Upgrade of Durham Road (Initial Section)

3

3

7 Upgrade of Orange Grove Park

7

5b

5b

Reconfiguration of Paterson Park (Southern

Sections)

6 Upgrading of internal streets / local

connectors

6

6

2

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AN ENABLING FRAMEWORK

PHASE 1 PHASE 2 PHASE 3

2013 - 2015 2016 - 2020 2021 - 2030

Institutional/Facilitation Projects &

Programmes R 6,050,000.00 R 1,500,000.00 R -

Public Environment Projects R 34,460,000.00 R 24,700,000.00 R -

Initial Public Housing Projects R 1,167,400,000.00 R 595,000,000.00 R -

Initial Social Infrastructure Projects R 69,000,000.00 R 44,000,000.00 R 25,000,000.00

Strategic Land Acquisition R 61,600,000.00 R - R -

Initial Transport Infrastructure

Projects R 600,000,000.00 R 67,200,000.00 R -

Initial Road Upgrades R 14,769,000.00 R 120,142,000.00 R -

Sewer Reticulation R 10,471,600.00 R 6,137,400.00 R 13,596,900.00

Water Reticulation R 78,613,920.00 R 13,800,360.00 R 4,546,500.00

Electrical Reticulation

R 2,042,364,520.00 R 872,479,760.00 R 43,143,400.00

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PRELIMINARY PROJECT PLANNING

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orange grove

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PRIORITY INTERVENTION AREAS

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orange grove

PRIORITY INTERVENTION AREAS

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orange grove

PRIORITY INTERVENTION AREAS

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orange grove

PRIORITY INTERVENTION AREAS

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orange grove

PRIORITY INTERVENTION AREAS

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orange grove

PRIORITY INTERVENTION AREAS

balfour

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PRIORITY INTERVENTION AREAS

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balfour

PRIORITY INTERVENTION AREAS

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balfour

PRIORITY INTERVENTION AREAS

wynberg: watt street interchange

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PRIORITY INTERVENTION AREAS

URBAN

MANAGEMENT

DEVELOPMENT

FACILITATION

Bylaw

Management

Service Level

Agreements

Project

Guidance &

Feasibility

Funding &

Bridging

Subsidies &

Incentives

PROJECT

IMPLEMENTATION

PROJECT

PLANNING

Civil

Infrastructure

Projects

Public & Social

Infrastructure

Housing

Projects

Local Project

pipelines

Provincial &

National Project

Pipelines

• Implementing a Vision is more than just

implementing a list of projects;

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• Implementing a Vision is more than just

implementing a list of projects;

• Alignment of project streams to a common vision

• The Importance of Urban Management

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• Implementing a Vision is more than just

implementing a list of projects;

• Dealing with a reluctance to change

• Alignment of project streams to a common vision

• The Importance of Urban Management

Thank You