presentationofsituationalanalysis, conceptualapproachand ......hgac-ldp(yr2000)...

Presentation of Situational Analysis,Conceptual Approach and

Conceptual Land Use Management Plan Proposals

9th and 10th March 2010

! To review the existing Hillcrest/Gillitts Activity Corridor Local

Development Plan (HGAC-LDP)

! Develop a Conceptual Land Use Management Plan for the Hillcrest

Gillitts Kloof Precinct Plan and Land Use Management Plan Project

(HGK-PPLUMP)

! Develop a high level decision making toolbox to support the

Conceptual Land Use Management plan

! Precinct Plans are to be prepared for key nodes as a subsequent

phase

Status Quo

• LDP Document Review

• Trend Analysis

• Demographic Assessment

• Stock Assessment

• Rezoning Register

• Land Use Survey

• Infrastructure (WW &ETA)

Connecting the dots

• Trends

• Land Use Assessment

• LDP Performance (eg.success in terms ofconceptual approach,take-up through rezoningand investment)

Towards aConceptual Land UseManagement Plan

• Develop Scenarios

• Develop Toolbox fordecision-making

! Consolidated Outer West Scheme (includes theBothas Hill, Hillcrest, Gillitts and Kloof schemeareas)! excluding HGAC-LDP boundary where Hillcrest/GillittsSchemes apply until a property is rezoned ito HGAC-LDP

! COWS: adopted and properties rezoned by land owners

! HG Activity Corridor – Local Development Plan(HGAC- LDP): policy document! informs rezoning decisions

! private land owners rezone sites in terms of HGAC-LDP

! Contextual informants! regional role and context (role performed and future role)! Conceptual approach to development of the study area

! Tourism (issues / objectives / policy)

! Environmental (issues / objectives / policy)! Traffic. Transportation (issues / objectives / policy)! Land use and zoning (issues / objectives / policy)

! Urban Quality (urban form guidelines)! Hillcrest village centre! Heritage node and service precinct! M13 node! Botha’s Hill! Gillitts

! Services (issues / objectives / policy)! Implementation Strategy (including UIP / Open Space Programme /Urban Infrastructure Improvement Programme / Communication andMarketing Programme)

! Land Use Management System templates

HGAC –LDP: CONCEPTUAL APPROACH

Conceptual Approach:! “repair” : environmental quality especially around nodes that have been compromised andtherefore need to be repaired and restored

! “restructure” : supplements “repair” with steps to restructure activity, without placingpressure on infrastructure, but prepares the area for the management of future growthand change

! “protect” precincts or neighbourhoods which have their environmental quality intact

! Conomirra

! Residents (18)

! Business owners/Managers (10)

! Retailers (6)

! Developers (10)

! Brokers (12)

! Estate agents (5)

! Economic information

! Bank data

! Stats SA

! eThekwini Municipality Information

! Property Boom – 3 – 4 years

! Corridor – especially Hillcrest - suddenly boomed

over past few years

! Significant retail and office development

! Move into recession

! Slow down in development-oversupply particularly

in offices – also retail

! Some positive signs emerging – house prices

slowly starting to increase again

! Offices and retail still slow in area

! Hillcrest! identity crisis – not sure what Hillcrest is now

! lack of certainty – finished product and intentions not clear

! office parks would work better and create better and more secure

office environments

! area needs more entertainment – not clubs and restaurants but

for younger people e.g. cinemas, bowling, etc.

! conflict – village nature vs. town centre

! office oversupply is a concern but it will right itself economically

on market conditions

! critical – to have planned and co-ordinated development and

certainty

! Some institutional investors disinvesting from Hillcrest –

concerned about Waterfall/Shongweni impact on existing corridor

(Regional/Super-regional Centre)

! Gillitts! Gillitts not the place for offices – buildings in York Road/Old

Main Road not full

! Hamilton Crescent – no need for offices – speculators

would buy but finding tenants would be problem

! There is still space available in Gillitts in buildings that have

been vacant for some time

! No more retail needed in Gillitts – especially with upgrade

of existing centre

! Would certainly not suggest further office development in

Gillitts – maybe needs more accommodation and things like

B & B’s, etc.

! Kloof! Do need more offices in Kloof

! Kloof – office demand exceeds supply currently – Kloof is

accessible and convenient

! Need to keep village nature of Kloof and Gillitts –

vegetation and correct scale of development (small,

residential scale) – not ideal for office parks, etc.

! No co-ordinated plan for offices in area – spot zonings

wrong – ad hoc

! General Comments! Spot zonings are wrong in principle

! Huge waste water problem in area – no long term plan

! Other big problem is roads and traffic congestion

! biggest problem is Fields Hill – limits on Fields Hill puts a cap

on the entire corridor area

! Lack of schools - a major concern – particularly lack of

public schools

! GASH homes – people have no problem living next to

other uses provided managed properly for amenity

! No public transport

! Fairly wealthy population – between 50 – 60% earn more than

R75 000 p.a. while only between 12 – 15% earn less than R10 000 p.a.

! Existing community fairly well provided with services – most, if not all,

have access to electricity, water and refuse disposal

! Trend towards younger population – young professional couples and

families with children – only 10-12% over 65 years of age –

approximately 45% younger than 35

! Impact on requirements for schools, entertainment, recreation – more

mobile population

Source: HGAC-LDP (approved 2000)

AREAWITHIN

PROJECT

PERMITTED

FLOOR AREA

(m2)

EXISTING

STOCK (FLOOR

AREA) (m2)

AVAILABLE

FLOOR AREA

(m2)

For sites where

HGAC-LDP and

HGKPPLUMP

overlap

759 177 169 855 589 322

For sites within

balance of HGK-

PPLUMP project

area

246 105 56 396 189 709

HGK - PPLUMP

TOTAL

1 005 282(NOTE 1)

226 251(NOTE 2)

779 031(NOTE 3)

NOTES:

1. The permitted FAR (subject to final verification) excludes the balance of HGAC – LDP area outside of HGK-PPULMP boundary –

estimated 200 000m2

2. Existing Stock is sourced from the Valuation Roll as supplied by eThekwini municipality

3. Subject to final verification of calculations.

• Proposed FAR of 1 469 000m2HGAC-LDP (yr 2000)project area

• Permitted FAR ito existing zoning

1 005 282m2

••HGK-PPLUMP (yr 2009)

project area

• 1 500 000m2Durban CBD (core):

• 1 000 000 m2 – 1 500 000 m2Sandton

• 700 000 m2Umhlanga Ridge

DECISION STATUS For sites where

HGAC-LDP and

HGKPPLUMP

overlap

For sites within

balance of HGK-

PPLUMP project

area

TOTAL

No. of properties 301 670 971

APPROVED 38 12 50

REFUSED 7 0 7

AWAITING DECISION

(eg. appeal)

13 9 24

VERIFICATION

REQUIRED

14 8 22

TOTAL

APPLICATIONS

72 29 93

% of properties rezoned 12.6 % 1.8 %

! Majority of rezoning applications have been for Suburban Office and

Transitional Office zone categories.

! There have been instances of rezoning applications to achieving

alignment with HGAC-LDP.

! Certain of the refusal decisions have been taken on appeal. Some

appeals have been upheld leading to potential ‘spot zonings’

! The majority of property owners within the HGAC-LDP project area

have not taken up the land use opportunities since 2000 to rezone

their properties in terms of the HGAC-LDP Conceptual Land Use

Framework

ACKNOWLEDGE

CONCEPTUAL

APPROACH OF THE

HGAC-LDP (2000)

REPAIR

RESTRUCTURE

PROTECT

DEVELOP

CONCEPTUAL

APPROACH TO

INCLUDE

CONSOLIDATE

REGENERATE

CATALYSE

! REPAIR: environmental quality especially around nodes that have been compromised and

therefore need to be repaired and restored

! RESTRUCTURE: supplements “repair” with steps to restructure activity, without placing

pressure on infrastructure, but prepares the area for the management of future growth and

change

! PROTECT: precincts or neighbourhoods which have their environmental quality intact

! CONSOLIDATE: to consolidate precincts and strengthen existing investment, to support

key infrastructure and guide infrastructure decision making (eg. densification, mixed use

development, public transport system)

! REGENERATE: to regenerate key precincts so as to contribute to growth demands

! CATALYSE: to direct investment which will have a catalytic impact on the urban

environment and meet key IDP objectives (ie. sustainability)

! Status Quo remains where “do nothing”

! Scenario 1 presents the following issues:! Reality is that permitted floor area within the HGK-

PPLUMP project area may still be taken up by property

owners.

! Take-up places extreme pressure on existing

infrastructure capacity.

! May lead to situation where notwithstanding existing

development rights (ie. floor area) development may not

be permitted due to infrastructure capacity requirements.

! Scenario 1 is not sustainable

! Focus on an allow investment in infrastructure so as to “catch up”

and thereby address capacity (regional waste water works, road

and public transport capacity)

! This scenario will protects rates base in terms of existing

development rights (work with what exists).

! Retain HGAC –LDP as a policy BUT suspend any further rezoning

approvals in terms of HGAC-LDP

! Retain the HGAC - LDP but amend the policy document so

as to regularise certain rezoning decisions (eg. appeals).

! Re-allocation of certain rights to address immediate house-

keeping requirements and issues within Old Main Road.

! Protect Hamilton Crescent for residential use

! Allow investment in infrastructure so as to “catch up” and thereby addresscapacity (regional waste water works, road and public transport capacity).

! Conceptual Land Use Management Plan : Manage and coordinatedevelopment in terms of the conceptual approach :-o Repairo Restructureo Protecto Consolidateo Regenerateo Catalyse

! Toolbox for implementation: Transfer of existing development rights tospecific nodes/ areas (Sending and Receiving Areas)

! Suspend the HGAC-LDP policy and substitute with Conceptual Land UseManagement Plan

! Toolbox: Transfer Development Rights! Council facilitates and guides the private sector in re-allocation of rights to

specific nodes (receptors)

! Private sector is the negotiator / broker

! Insert condition into Title deeds stating cap on development rights on

sending sites (ie. where rights removed or acquired from)

! Receptor sites are rezoned to accommodate additional rights.

RECEIVING

AREA

(RECEPTOR)

SENDINGAREA

SENDINGAREA

SENDINGAREA

SENDINGAREA

OLD MAIN

ROAD

Maximum density allowed

by existing zoning

existing

commercial

existing

commercial

OLD MAIN

ROAD

receiving / receptor area sending areasending area

mixed

use

mixed

use

! Re-allocation (transfer) of development rights to specific nodes (receptors)

! Old Main Road commercial (Hillcrest)

! Old Main Road Service Precinct (Hillcrest)

! Heritage Market Precinct (Hillcrest)

! Kloof node – transitional offices

! Fields Hill node – transitional offices

! No new rights

! Hamilton Crescent – retain residential use

! M13 node – no further commercial development until infrastructure pre-conditions

are in place to allow development

! Conceptual Land Use Management Plan which identifies sending and receiving

areas

RECEPTORAREA

RECEPTORAREA

Land Use :Mixed Use(retail / office

+ 2 storeys of residential)





Height: 4-6 storeys(provided that for everystorey above two storeys

then one storeyresidential)





Urban Design Guidelines:

eg. residential set back





Precinct Plans toguide implementationPrecinct Plans to

guide implementationPrecinct Plans to

guide implementation

SENDINGAREA

SENDINGAREA

Land Use : retainexisting zoningLand Use : retainexisting zoningLand Use : retainexisting zoning

Retain existingdensity controlswith specific

statement in titledeeds regardingmaximum rightsgiven ‘sale’ of

rights



rights



rights

TRANSITIONALOFFICE

TRANSITIONALOFFICE

Retain existingcontrols



Urban DesignGuidelines:

ResidentialCharacter





M13 NODEM13 NODE

Dependent oninfrastructureservicing

requirements


requirements


requirements

! Circulation of Conceptual Land Use Management Plan for comment

– comments due by 12 April 2010 (1)

! Conceptual Land Use Management Plan will then be considered by

eThekwini municipality for adoption.

! Conceptual Land Use Management Plan will be developed further

with precinct plans for key nodes (eg. within Receptor Area)

! Rezoning of Receptor Area may be undertaken(optional)

(1) to be submitted to the eThekwini Municipality per the attached advertisement

presentationofsituationalanalysis, conceptualapproachand ......hgac-ldp(yr2000)...

Documents