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REGIONAL SPATIAL DEVELOPMENT FRAMEWORK _RSDF_ 8

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REGIONAL SPATIAL DEVELOPMENT FRAMEWORK _RSDF_ 8 Powered By Docstoc
					   REGIONAL SPATIAL
     DEVELOPMENT
      FRAMEWORK
        (RSDF)

CITY OF JOHANNESBURG: ADMINISTRATIVE REGION

                    8


                 JUNE 2003
   (REVIEW OF THE 2001 APPROVED LIDP)
                  RSDF

  CITY OF JOHANNESBURG: ADMINISTRATIVE REGION

                      8
                   JUNE 2003




ANNEXURE TO METRO CITY OF JOHANNESBURG SPATIAL
   DEVELOPMENT FRAMEWORK - SUBMITTED AS A
 COMPONENT OF THE IDP IN TERMS OF THE MUNICIPAL
               SYSTEMS ACT, 2000




 (TO BE SUBMITTED TO MEC:DPLG FOR APPROVAL AS A
  COMPONENT OF THE CITY OF JOHANNESBURG LAND
   DEVELOPMENT OBJECTIVE, COMPLYING WITH ALL
     SPECIFIED PULIC PARTICIPATION AND OTHER
    REQUIREMENT, IN TERMS OF THE DEVELOPMENT
              FACILITATION ACT, 1995)
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK:2003
ADMINOSTRATIVE REGION 8


                                      TABLE OF CONTENTS


1.      INTRODUCTION

       1.1      Purpose of the LIDP Review                                  1

       1.2      LIDP Review Process and Public Participation – 2001/2       2

       1.3      Disclaimer and Rider statements for:                        3
                                         Document
                                         Maps

        1.4     Interpretation / Use of Document                            4a

2.      UNDERSTANDING THE REGION

        2.1     Location                                                    5
        2.2     Alphabetical Suburb List and Sub-Areas
        2.3     Summary of the Regional Profile                             6
        2.4     Services and Infrastructure
        2.5     Regional Characteristics, Trends and Implications           9


3.      POLICIES AND STRUCTURING ELEMENTS

        3.1     Strategic Spatial Elements                                  11

        3.2     Movement System/Mobility Policy                             11
        3.3     Nodal Development policy                                    12
        3.4     Sustainable Neighbourhoods/ Density Policy                  20
        3.5     Environmental Policy                                        28
        3.6     Corridor Development                                        33
        3.7     Design Guidelines                                           34
        3.8     Urban Development Boundary                                  37

4.      REGIONAL SPATIAL DEVELOPMENT FRAMEWORK - RSDF (Development
        Direction)

        4.1     Perspective                                                 42
                4.1.1  Goals and Objectives
                4.1.2  Regional Structuring Elements

        4.2     Regional Analysis                                           44
        4.3     Development Direction                                       46
        4.4     Sub-Area Suburb Lists and Map                               49
        4.5     Sub Area Development Control Tables                         52




                                                                        Table of contents
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK:2003
ADMINOSTRATIVE REGION 8




5.      CITY DEVELOPMENT PROGRAMMES AND CROSS/- REGIONAL SUB-
        PROGRAMMES

        5.1     Introduction                                                 101

        5.2     Management Program                                           101
                5.2.1 City Foundations Master Programme (City Present)
                5.2.2 Metropolitan Reconstruction And Development
                      Master Programme (City Past)
                5.2.3 Strategic Interventions Master Programme
                      (City Future)

        5.3     Project Prioritisation and Budget Alignment                  105

        5.4     Regional Developmental and Service Delivery Issues           110

        5.5     Indicative Approved Projects                                 117



6.      APPLICABLE POLICIES AND PRECINCT PLANS                               119

        6.1     Listing of Existing Precinct Plans and
                Policies Affecting the Region
        6.2     Required Precinct Plans (Non-Prioritised)


7.      Terms and Abbreviations                                              122


8.      MAPS

        Plan No. 1       Locality Plan
        Plan No. 2       Sub Areas
        Plan No. 3       Regional Analysis Map
        Plan No. 4       Conceptual Regional Spatial Development Framework
        Plan No. 5       Regional Development Programmes
        Plan No. 6       Programme Areas


        `




                                                                         Table of contents
SECTION ONE

INTRODUCTION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK 2003
ADMINISTRATIVE REGION 8


       1.1       Purpose of the LIDP Review

The Local Integrated Development Plans 2002/03 (LIDPs) for the City’s
Administrative Regions, were approved by Council during November 2001 and
March 2002.

Subsequently, they were also submitted as Land Development Objectives (LDOs) in
terms of the DFA, 67 of 1995, and submitted to the MEC of the Provincial
Department of Development Planning and Local Government for approval as
required by the Gauteng Land Development Objectives Regulations, 1996.

It was also approved by Council as an integral component of the spatial component
of the City’s Integrated Development Plan (IDP), as required by Section 26(e) of the
Municipal Systems Act, 32 of 2000.

The content of the spatial plan is further spelled out in terms of the Local
Government: Municipal Planning and Performance Management Regulations, 2001
(Government Notice 22605, 24 August 2001) which stated that a Spatial
Development Framework (SDF) reflected in a municipality’s Integrated Development
Plan (IDP) must (summary):

   Give affect to the Chapter 1 principles of the Development Facilitation Act.
   Set out objectives that reflect the desired spatial form of the municipality.
   Contain strategies and policies regarding the manner in which to achieve the
   objectives.
   Set out basic guidelines for a land use management system.
   Set out a Capital Investment Framework for the municipality’s development
   programs.
   Contain a strategic assessment of the environmental impact of the spatial
   development framework.
   Identify programs and projects for the development of land within the municipality
   Provide a visual representation of the desired spatial form of the municipality,
   including:
       o Identification of where public and private land development and
           infrastructure investment should take place;
       o Delineation of the urban edge if feasible;
       o Strategic interventions;
       o Priority spending areas.

The LIDPs represent a local perspective of the City’s SDF and reflect the detail of the
above-mentioned issues as they impact on the regions. The purpose of the review is
therefore to:

        fulfil the legislative requirements of review (as stated above) of both the MSA
        and the DFA,
        provide a more detailed reflection of the SDF objectives, strategies and
        policies as they impact on local area planning,
        capture the most updated information in terms of developmental trends,
        issues and community needs, and
        add value to the budgeting and spatial development processes within
        council.

Furthermore, the position of the LIDPs in terms of the level of plans in the City is
indicated in the following diagram:

                                                                                       1
                                                                  Section 1: INTRODUCTION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK 2003
ADMINISTRATIVE REGION 8




  CITY VISION                            PLAN                        POLICY/
                                                                   STRATEGIES


                                                                GROWTH MANAGEMENT
                                     INTEGRATED                     STRATEGY
                                 DEVELOPMENT PLAN x1

                                                                 CAPITAL INVESTMENT
                                                                    FRAMEWORK
       VISION 2030



                                                                 METROPOLITAN OPEN
                                                                   SPACE SYSTEM
                                 SPATIAL DEVELOPMENT
                                    FRAMEWORK x1
                                                               INTEGRATED TRANSPORT
                                                                       PLAN



                                                                     INTEGRATED
                                                                INFRASTRUCTURE PLAN
                                     LIDP / RSDF x11


                                                                 NODAL MANAGEMENT
                                                                       STUDY




                                 PRECINCT PLANS X 10’S




                                 HIERARCHY OF PLANS


       1.2           Public Participation – 2002/3

The aim of the public participation conducted during the LIDP review was to provide
to the public:

       Feedback on developmental and process issues
       Investigate capital investment requirements and service delivery shortfalls,
       Present information on current Service and Infrastructure provision, backlogs
       and capacities,
       Technical Task Teams regional/ depot information (attained from meetings
       with Depot/ Regional UAC officials, stakeholders, bi-lateral focus groups,
       central UAC strategic management), and feedback to the public so as to
       together form a development thrust/ direction and priorities for the Regions’
       future expectations and growth,
       Opportunities for debate, discussion, and information sharing; all this through
       presentations, workshops, and written submissions.




                                                                                      2
                                                                 Section 1: INTRODUCTION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK 2003
ADMINISTRATIVE REGION 8


The following diagram illustrates the process.


   Local Integrated Development Plan & SDF
                   PROCESS


                       City wide strategic planning: SDF

  JULY 2002                                                                                          +31 MARCH 2003
                                7 & 8: City wide consolidation




                                                           LEKGOTLA
        1                                                                                                 11
   Preparation                                                                                  Finalisation and
                                                                                                submission for
                                                                                                Council approval

      2                                                                                          9
                       3                                                     5
     Content
     review      1stPublic                                            Public               Feedback
                 Presentation                                         Workshop:            Presentation
                 :August                                              November 2002        March 2003
                 2002
                                                                                                               10
                                              4                                                           Comments
                                         Plan/program                                  6
                                         formulation                         Draft business plans,
                                                                           Dev. Direction, priorities,
                                              23-25 OCTOBER 2002 projects & programmes




Public meetings were advertised in the press and through all the Regional Office/
Ward Committee structures. Invites by means of e-mail, press releases, notice
boards, etc. were also issued. Consequently, all meetings were well attended by
Councilors, Ward Committee members, UAC central and depot officials, Council
Central Department and Regional officials, property owners, developers,
stakeholders and interested parties.

Besides the 'mass regional public presentation meetings, and workshops', bi-lateral/
one-on-one meetings were held with stakeholder and/ focus community groups and
Ward Committees. These included Ward Committee portfolio heads and members,
Councilors, developers, major land or mining house owners, residents / ratepayer
and civic associations, action groups, forums, etc. Most of these meetings were held
after normal working hours at venues convenient to the focus group/s.

To attain legitimacy and uniformity of the processes, future participation will be
facilitated via Ward Committee structures as legislated in the MSA.

         1.3           Disclaimer and Rider statements for: -

   Document
                                -    This document is successor to the LIDP for the respective
                                     Region approved late 2001/ early 2002.
                                -    This document subscribes to the vision, planning
                                     principles, structuring elements, policies, and bylaws of the
                                     CoJ, and where ambiguities arise they shall prevail.
                                -    This document subscribes to the legislative prescriptions of
                                     National and Provincial tiers of Government, and where
                                     ambiguities arise they shall prevail.
                                -    This document is submitted as annexure to the SDF which
                                     is a component of the IDP in terms of the MSA requirement


                                                                                                                                    3
                                                                                                               Section 1: INTRODUCTION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK 2003
ADMINISTRATIVE REGION 8


                          as well as a component of the SDF which is the LDO
                          submission to the MEC-DPLG in terms of the DFA
                      -   This document is superseded (over-ridden) by precinct
                          plans and project lists and programmes, policies, studies
                          sub-programmes, projects-business plan approvals which
                          may be approved by Council subsequent hereto.

      Maps
                      -   The maps and plans contained within the LIDP are
                          strategic / conceptual and does not suggest a site-specific
                          representation level (unless stated as such under a
                          precinct plan).
                      -   The maps/ diagrams / graphic representations are merely
                          conceptual indication of the desired future functioning
                          within the region/ city, and in order to achieve the desired
                          functioning/ goal; projects, sub-programmes, and
                          programmes should be accordingly rolled out.
                      -   Any delineation of a line which may have a perceived site
                          specific interpretation should not be construed as such
                          (unless stated as such under a precinct plan).
                      -   The Administrative and Sub-Area boundary lines are
                          merely administrative and/or planning tools and is not
                          meant to be interpreted as a form of division.


1.4     INTERPRETATION/ USE OF RSDF DOCUMENT

        Should one wish to investigate a potential change in land use, be it for
        whatever use or intensity, one should do so according to the simplified
        procedure as illustrated below. As demonstrated below, the RSDF is not the
        sole mechanism in determining the suitability of any potential change in land
        use, but should be used in conjunction with requirements as may be
        determined by infrastructure, etc which are not contained within the RSDF.
        This diagram is by no means a comprehensive guide, but merely gives
        guidance on which course of action to follow should one wish to investigate
        any potential change in land use.




                                                                                      4
                                                                 Section 1: INTRODUCTION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK 2003
ADMINISTRATIVE REGION 8




                        Figure 3 : INTERPRETATION / USE OF RSDF

                          Is your proposal within the boundary?




                Yes                                               No


  Does it have adequate bulk                          Refer to the Policy on
  infrastructure?                                     Growth Management
                                                      (Section 3) to determine
                                                      which uses are allowed
                                                      outside of the boundary.


                Yes


     Does it have adequate                                        No
     access to the site for
     the specified use
     required (with respect
     to the mobility policy)?




                Yes


     Is the site addressed                                        No
     in the Tables/ maps in
     Section 4?



               Yes                                                No


     Apply the tables /                                Refer to the relevant
     Maps.                                             policies in Section 3.




                                                         Section 1 : INTRODUCTION   4a
      SECTION TWO

UNDERSTANDING THE REGION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK: 2003
ADMINISTRATIVE REGION 8



2.        UNDERSTANDING THE REGION

2.1       LOCATION

Administrative Region 8 is one of 11 demarcated Administrative Regions that make up the City of
Johannesburg. It is situated within the centre of the City of Johannesburg. (Refer to the Locality Plan)

2.2       ALPHABETICAL SUBURB LIST AND SUB AREAS

In order to deal with the application of the Region wide goals, objectives and development policies
regarding movement, activity and the environment, it was necessary to divide Administrative Region 8
into 28 Sub-areas, based on the following criteria:

      The area covered by community submissions;
      Homogeneity in residential density and character;
      Land use homogeneity;
      Natural/environmental features;
      Economic investment;
      Residential character; and
      Arterials and through roads.

The table below presents a complete list of townships in Administrative Region 8, divided per Sub-
area, corresponding with the notation on the Spatial Development Framework.
                  LIST OF TOWNSHIPS IN ALPHABETICAL ORDER
   TOWNSHIP/SUBURBS AND OTHER                                SUB - AREA
                  AREAS
 Belgravia                                                       20
 Bellevue Central                                                17
 Bellevue Central                                                19
 Bellevue East                                                   17
 Bellevue                                                        17
 Benrose                                                         10
 Berea                                                           16
 Bertrams                                                        19
 Bezuidenhout Valley                                             21
 Booysens                                                        27
 Braamfontein                                                    14
 Braamfontein                                                    6
 Burgersdorp                                                     12
 City & Suburban                                                  2
 City & Suburban                                                  7
 City & Suburban                                                  8
 City & Suburban                                                  9
 City West                                                       11
 Crown City                                                      25
 Denver                                                          21
 Denver Exts 2, 6                                                10
 Doornfontein North                                              9
 Doornfontein                                                    18
 Doornfontein                                                     7
 Droste Park                                                     10
 Elcedes                                                         10
 Ferreirasdorp                                                   1
 Ferreirasdorp                                                   3
 Fordsburg                                                       12
 Forest Town                                                     23
 Glenesk                                                         28
 Highlands                                                       17
 Hillbrow                                                        16
 Houghton Estate                                                 22
 Jeppestown South                                                20

                                                                                                5
                                                          Section 2: UNDERSTANDING THE REGION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK: 2003
ADMINISTRATIVE REGION 8


 Jeppestown                                                     20,9
 Johannesburg CBD                                          1,14,15,2,5,6,7
 Joubertpark                                                      7
 Judiths Paarl                                                    19
 Kensington                                                       21
 Killarney                                                        22
 Lorentzville                                                     19
 Malvern                                                          21
 Marshalltown                                                   1,2,8
 Mayfair North                                                    24
 New Doornfontein                                               18,7
 Newtown                                                        12,3
 Observatory                                                      21
 Ophirton                                                         27
 Pageview                                                         24
 Parktown                                                         13
 Park Central                                                     26
 Randview                                                         17
 Reuven                                                           27
 Salisbury Claims                                                 8
 Selby and Selby Exts                                         11, 25, 26
 Spes Bona                                                        20
 Stafford                                                         28
 The Marshalling Yards                                            4
 Troyeville                                                    20,7,18
 Trojan Park                                                      28
 Ussher                                                           1
 Village Deep                                                     26
 Vrededorp                                                        24
 Westgate                                                      11,12,3
 Wolhuter                                                         9
 Yeoville                                                         17

2.3     REGIONAL PROFILE SUMMARY

The Johannesburg Central Region is located in the centre of the metropolitan area of Johannesburg.
It includes within its boundaries the area known as the Johannesburg Inner City, which consists of the
City Centre, or what is more commonly referred to as the Central Business District, the lower density
predominantly residential areas to the east of the City Centre consisting of :
Yeoville, Bertrams, Troyeville, Braamfontein, Jeppestown, Observatory, Kensington, Bezuidenhout
Valley, the higher density suburbs of Berea and Hillbrow, and the areas of Newtown, Fordsburg, and
Pageview/Vrededorp to the west of Newtown and the Suburbs of Houghton, Forrest-town and
Killarney to the North.

The historic heart of the city is centrally situated on the north-west axis, and towards the eastern
border. Surrounding regions, from the north and proceeding clockwise, are Region 3 (Sandton),
Region 7 (Alexandra), Region 9 (Johannesburg South) and Region 4 (Northcliff). Refer to Locality
plan

The significance of the Johannesburg Central Region pertains in large part to its location and the fact
that it includes within its boundaries the Inner City. The significance relates to the following:
          a) It’s image, vitality, success and well being are representative of the whole of
              Johannesburg.
          b) The area offers a diverse range of residential areas ranging from middle to upper income
              – previously within Regions 3 and 4 LIDP’s (Forest-town, Houghton, Parktown and
              Killarney), to lower middle (Hillbrow) to accommodation (formal and informal) for the
              poorest of the poor.
          c) Strategic location and vast opportunities insofar as the business sector is concerned.

2.3.1 OVERVIEW
The Johannesburg Central Region can be considered as a region in transition between the affluent
Region 3 and the southern areas of Johannesburg. While it has been negatively affected by a severe
                                                                                               6
                                                         Section 2: UNDERSTANDING THE REGION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK: 2003
ADMINISTRATIVE REGION 8


outflow of investment and general degradation over the past two decades; it remains the largest
employment center in metropolitan Johannesburg and a destination focus within South Africa and
Africa.

The Inner City is an area of diverse quality, ranging from severely degraded residential areas such a
Bertrams, to the stable commercial area of Braamfontein. As has happened successfully with other
cities worldwide that suffered the degeneration of their CBDs, an immense amount of work is being
done to reinstate Region 8 as the thriving urban centre it should be. Much has been done to reduce
crime, especially on the streets of the central area, and the regeneration of Newtown as an exciting
cultural hub is well under way.

The central area has a vibrant street life. Some 800 000 commuters pass through the Inner City daily,
and it functions as a regional shopping node for visitors from the south of Johannesburg and other
African countries. All major arterial roads originate from this area and radiate out into other parts of
the city. The main railway station is here, as are bus terminuses and large taxi ranks.

The suburbs close to the CBD, in particular Joubert Park, Hillbrow and Berea, have a large number of
high-rise apartment blocks. The existing residential buildings in the CBD are insufficient to meet the
current demand for housing in the area and as a result there is a demand for the residential
conversion of under-utilised office buildings. Suburbs such as Yeoville and Bellevue have a mix of
apartment buildings and single residential units on small stands.

The region is located on the catchment divide running from east to west, with the Jukskei River
draining to the north and a tributary of the Klip River, Klipspruit, draining to the south. The most
conspicuous physical feature is the Observatory Ridge that runs east west.

Joubert Park, home of the Johannesburg Art Gallery, is the region’s main park. The CBD has a lack of
green open space, though small neighbourhood parks exist in the suburbs.

Both the University of the Witwatersrand and Johannesburg Technikon are located here, important
institutions that draw commuting students from all over the city and beyond its borders, and residential
students from all over the country.

DEMOGRAPHIC INFORMATION
The estimated population of the region is 220 000 (source: Region 8 Profile) but the number of people
living in the inner city on a temporary basis is unknown. Over the past few years, a gradual shift has
seen higher-income residents moving away and being replaced by a lower-income population.

2.4     SERVICES AND ENGINEERING INFRASTRUCTURE

2.4.1 Roads and Stormwater
Roads
The road network is well developed with a series of east-west and north-south arterials and the M1
and M2 urban freeways. There is a need for modification and upgrading of the road system to
improve movement connectivity, traffic flow, parking facilities and congestion. Links should be
provided to improve continuity of roads such as Anderson and Troye. Improvement of the urban
freeway system by extending the N17, A3 and M2 west should be considered.The roads are in good
to fair condition but pavements, walkways and pedestrian space need upgrading and a higher level of
maintenance.A roads masterplan needs to be compiled to prioritise and co-ordinate the provision and
upgrading of the roads infrastructure.

Stormwater

The area is fully serviced with a formal stormwater drainage system. There is a lack of data on
infrastructure extent and condition. Availability of such data is essential in order to address
stormwater management issues. The condition of the system and capacities in localised areas needs
to be investigated. Problems are mostly related to management and maintenance of the service. The
quality of stormwater effluent and possible sources of pollution are aspects of concern and need to be
investigated as a matter of urgency.


                                                                                                7
                                                          Section 2: UNDERSTANDING THE REGION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK: 2003
ADMINISTRATIVE REGION 8


2.4.2   Water and sanitation general

The city centre area is fully serviced, some parts with high-density residential development. Any
proposals to increase the number of residents in areas that were previously commercial or industrial
areas will require a local analysis of the services. Should large office developments be converted to
residential or mixed use, these facilities would have to be analysed on a building-by-building basis.

a)      Water
Reticulation piping in the Johannesburg CBD core area was renewed during the early nineties and is
thus in good condition. Piping in the Inner City fringe areas requires maintenance and upgrading.
Currently there is an intensive water management programme with the Rand Water Board to manage
water leakage. The main bulk water pumpstation supplying water to the Inner City, Hector Norris
Pumpstation, will require upgrading in the near future. The bulk water mains are aligned from the
south along Rosettenville/Von Wielligh through to Hillbrow.

b)     Sanitation
The Southern Basin is served by three WWTW’s viz. Goudkoppies, Bushkoppie and Olifantsvlei. The
Goudkoppies catchment is of concern to the area.

    The Goudkoppies sub-catchment serves the Johannesburg CBD as well as Mellville, Auckland
   Park, Booysens, City Deep and partly La Rochelle, Turffontein, etc. A few of the small bulk sewers
   are over capacity, but generally there is spare capacity and approximately 200 000 extra people
   could be accommodated. The Goudkoppies WWTW has a spare capacity to accommodate an
   approximate additional 225 000 persons, hence the bulk sewer capacity of 200 000 additional
   persons is the controlling factor.

    The Goudkoppies by-pass sewer to the Bushkoppie Outfall is being designed, and if, proceeded
 with, will alleviate the necessity of standby facilities at Goudkoppies works. Thus the dependable
 capacity at Goudkoppies will increase to 150 Ml/d from the present 100 Ml/d.

The outfall sewers serving this area are:
Delta Outfall
A small area comprising portions of Braamfontein and Milpark drains through the Delta Outfall to the
Northern WWTW. 50% of the reticulation was installed pre 1939 and the balance during 1940-49.

Klipspruit Outfall
This area drains from Braamfontein through the CBD in a south-westerly direction to the
Goudkoppies WWTW near Baragwanath. Two small portions in the Vrededorp/Mayfair area
drain into the Klipspruit outfall, as well as the Hillbrow/Berea/ Ellis Park/Kensington area.
40% of the reticulation was installed pre 1939 with the balance from 1950-89.This catchment
is fully developed comprising the CBD in the north; the old mining belt (which has still large
undeveloped areas), now largely industrial in the middle; and middle/high income residential
to the south. A number of developments have recently been proposed in this catchment,
such as Crown City and the Baralink development node located within region 10

South-eastern outfall
This catchment stretches from Heriotdale area to the Olifantsvlei WWTW. Sewage can also be
diverted to Bushkoppie WWTW if necessary. A small area of 31 ha of the EMLC drains into this
catchment. 5% of the reticulation predates 1939 with 75% installed from 1970 onwards.

The sewer reticulation network is mostly old but in a fair condition. Evidence of sewage entering the
stormwater system indicates possible damage to certain sewers or illegal connections. There is a
need for a detailed sewer and stormwater drainage system investigation and repair programme.
The standard of maintenance and systematic cleaning needs to be improved.

2.4.3   Waste management

There is an extensive litter problem, which results in the blockage of stormwater inlets. Solid waste
recycling to produce methane gas is a consideration. Medical waste collection, as well as paper
recycling, are significant issues.
                                                                                              8
                                                        Section 2: UNDERSTANDING THE REGION
REGIONAL SPATIAL DEVELOPMENT FRAMEWORK: 2003
ADMINISTRATIVE REGION 8


In areas where there are changes to residential and mixed use or increase in density the waste
management service is perceived to be inadequate and in need of restructuring in order to provide an
adequate and environmentally sustainable service.

The area is served by the Robinson Deep Landfill and the Springfield incinerator. The site has an
expected lifespan of 20 years with an estimated landfill airspace of 7,8 million cubic meters. There is
a garden refuse site at Robinson Deep.
The newly created agency, PIKITUP, is now responsible for waste management in the city.

2.4.4     Electricity

City Power is the main supplier of electricity to the Region. There are no backlogs of connections to
consumers. The networks are presently fully loaded and, therefore, there is little space capacity
available. Low voltage and overloaded feeder cables are a chronic problem and the cause of many
complaints by customers.

System reliability is seriously affected by the age of a large portion of the network. Many of the areas
were not designed to cater for the rate of development which is currently being experienced.
The area is well served with bulk and reticulation infrastructure.

Financial restrictions over the past four to five years have created a backlog in Maintenance and
Refurbishment of the existing networks. This includes both the sub-transmission (“backbone”)
network as well as the distribution networks.
Substation supply zones (as per 2001 LIDP) in the region and spare capacity are roughly highlighted
in the schedule below:
       SUPPLY                INSTALLED         FIRM CAPACITY        1999 MAXIMUM        SPARE CAPACITY
        ZONE                  CAPACITY                                 DEMAND
BRAAMFONTEIN                    135                  90                   52.1                 37.9
FORT                            120                  90                   62.9                 27.1
RIDGE                            90                  60                   38.1                 21.9
BELLEVUE                         90                  45                   32.5                 12.5
OBSERVATORY                     135                  90                   40.6                 49.4
SIEMERT ROAD                     90                  45                   24.1                 20.9
CLEVELAND                       215                 130                  63.69                66.31
PRITCHARD                       135                  90                   25.3                 64.7
KAZERNE                          90                  41                    2.2                 42.8
BREE                            215                 150                    43                  107
CENTRAL                         135                  90                   44.1                 45.9


2.5     Regional Characteristics, Trends and Implications

The small erven and fine grain structure are still the major characteristic of the region (except for the
northern boundary where the erven of Houghton, Parktown and Forrestown are much bigger). Over
time dense residential development has occurred and medium to high rise buildings have been built in
the Inner City. The most noticeable buildings on the skyline are the Hillbrow Post Office tower, the
Carlton Centre and the Ponte building

The most conspicuous physical feature is the Observatory Ridge which runs east west across the
Region. There is a perceptible lack of open space and parks in the Region. This is particularly
noticeable because of the high residential densities.

Administrative Region 8 is located on the catchment divide running from east to west. The Jukskei
River drains to the north, while a tributary of the Klip River, the Klipspruit drains the southern part of
this region.

Being a highly dynamic and evolving area which in some instances is undergoing radical changes,
revitalisation and investment in terms of regeneration, the characteristics, trends and implications
mentioned are not fully inclusive.

2.5.1     TRENDS

The current trends in Region 8 are as follows:

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    The deterioration and decline of the CBD is beginning to stabilise as the Inner City’s
    function within the metropolitan area becomes clearer.

    The residential market is restructuring and growing to accommodate residents of
    predominantly lower income levels at higher occupancy rates.

    Increase of occupancy rate of residential buildings is the tendency for residential properties
    in the Core of the Inner City, as well as in residential areas to the east.

    There is an increasing tendency for land uses to change. This is especially true of office
    use in vacant buildings, particularly in the Core of the Inner City, changing to residential
    use. In the industrial areas vacant buildings are being used for shack farming, i.e. industrial
    use is changing to residential.

    Residential densification and infill is taking place in the predominantly residential areas and
    traditional non-residential areas, where revitalisation projects have been undertaken.

    Managing and regulating changed land uses to concur with the City Centre Framework
    requires changes to be made to the current land use planning process.
    There are pockets of mainly formal residential land use in the western, north-eastern and
    eastern parts of the Region showing signs of decay and over crowding. This is linked to
    lack of re-investment and maintenance of residential buildings as well as the illegal
    occupation of buildings and land.

    A number of private schools and colleges have located in the Braamfontein area. This,
    together with the 2 universities, (Rand Afrikaans and Witwatersrand), as well as the
    Johannesburg Technikon, have created a strong educational belt which runs east west
    beyond the Region but includes the northern part of the Region.

    Although there are dedicated industrial areas, mostly non-noxious and/or service related
    industry and commercial activities are prevalent in these areas where in the past it was
    more manufacturing industry. There are signs of serious decline and neglect which is
    aggravated by building and land invasions, and possibly illegal land uses.

    The few existing parks are under pressure due to the increase in the number of residents in
    the area wanting to utilise green space for both recreational and sports purposes.

    Open land is fragmented and is mainly found in the east aligned along the natural ridges
    generally running in an east-west direction.

    There is limited vacant land available in the Region. The few pockets that do exist in
    Newtown are strategic in developing a focussed approach.

    The use of the vacant land in terms of air space/rights is often mooted. The area has not
    been calculated. Various opportunities exist, for instance the development of land above
    the marshalling yards west of Park Central station.

2.5.2 IMPLICATIONS
An urban system in transition, which is finding its new place in the Metro area, characterises
Region 8.

The well-developed infrastructure needs to be maintained and capitalised on in order to keep
up with the demands. These demands are due to change of land use especially from office and
industrial uses to residential use. This is compounded by densification of residential uses, as
well as intensification of other land uses. All this has resulted in an increase in the resident
population and thus increased pressure on the engineering services.

The transition requires new proactive measures are required to manage the change to the
benefit of the Metro area.
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  3.1     STRATEGIC SPATIAL ELEMENTS

  The Spatial Plan is based on seven strategies that address a more sustainable urban
  environment with inherent savings as a result of greater efficiencies. Although these aspects
  are presented here in separate sections, they are inter-related and impact on one-another.

          The elements are:
                 The Movement System
                 Nodal Development
                 Sustainable Neighbourhood Development/Densities
                 Environmental Management
                 Corridor Development.
                 Design guidelines
                 Urban Development Boundary (UDB)

  3.2     MOVEMENT SYSTEM

  The SDF has a range of policy guidelines developed to support the City’s current and future
  transportation needs. An Integrated Transport Plan (ITP) is being developed for the City that
  will consider a much wider base of transportation issues in detail.

AN EFFECTIVE MOVEMENT SYSTEM CAN:
    Support public transport
    Promote accessibility of communities to employment, recreation and social opportunities
    Promote protection of mobility function of major arterials and roads
    Ensure that the movement system directly links with, and is supported by, strong high
    intensity nodes and higher density residential development

          The movement system is seen as one of the key structuring elements within the
          urban area. Cities are to a large extent “movement economies”, and the efficiency of
          the urban system is, therefore, directly related to the efficiency of the movement
          system. Three main strategic issues are at the core of the strategy:
          Changing from a predominantly private vehicle transport system to an appropriate
          public-transport system over the long term
          Ensuring that the mobility function of major roads is retained and enhanced
          Ensuring that the movement system links directly with, and is supported by, strong
          high-intensity mixed-use nodes and higher residential densities.

          In a number of strategic areas, the City’s road system has been compromised over a
          period of time owing to unmanaged location of activities (both legal and illegal) and
          the accesses pertaining to these activities. Uncoordinated management of the levels
          of access on the movement system will have an increasingly negative impact on the
          traffic flows and ultimately on the sustainable development of an area.

          The table below defines various road types and indicates and identifies the
          interrelationship between movement and activity. This comprises the Mobility Policy.




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      DEVELOPMENT COMPONENT                               LAND USE                     FUNCTION AND DESIGN
MOBILITY SPINES

A Mobility Spine is an arterial along which             Nodal                    Mainly for inter regional mobility
through traffic flows with minimum interruption         development              Standard of vehicle intersection spacing tends to
(optimal mobility), whilst development abutting         Higher density           be lower
the spine is in terms of specific policy criteria       residential              No direct access
relating to the type of land use to be                                           Access from side roads or service roads
accommodated and to level of access.                                             Consider pedestrian movement and public
                                                                                 transport services.
Mobility Spines can be sub-classified into Higher                                Provision of pavements for pedestrians
or Lower Order roads. The shift from one order                                   Restrictions on frontage access – controlled
to the other will depend on the intensity of activity                            access
and subsequently the need for the provision of
                                                                                 Provide public transport facilities
more or less accesses.
                                                                                 Ensure pedestrian access

MOBILITY ROADS
                                                        Local nodal              Shorter distance distribution
A Mobility Road carries mainly intra regional           development              Link between the urban main road system and
traffic i.e. Traffic of a local nature. The focus is    Higher density           neighbourhoods
on mobility along the route. It is of a lower order     residential              Limited direct access
than a mobility spine. It often connects mobility                                Ensure pedestrian access
spines or neighbourhood nodes.                                                   Provide public transport facilities
                                                                                 It has a collector function
                                                                                 On site parking must be provided
                                                                                 Provision of pavements for pedestrians
ACTIVITY STREET

An Activity Street is a local street where access       Residential              Accommodate pedestrian intensive uses
to the activity along the street is of paramount        Business                 High level of (direct) access
importance. Mobility is compromised in favour of        Retail                   Speed calming
the activity.                                                                    Provide public transport facilities
                                                        All uses to be of        Activity preferably one block/erf deep
                                                        a local and fine
                                                        grain nature
LOCAL RESIDENTIAL STREET

A Residential Street is a local road that serves        Residential              Provides direct access to residential property
primarily local traffic accessing the served area.      uses                     Facilitates mixed traffic within neighbourhoods
                                                        Low     intensity        safely and at low speed
                                                        non-residential          Provision of pavements for pedestrians
                                                        uses, as per             Feeds into arterial road
                                                        sub-area tables


The uses to be supported adjacent to Mobility Spines and Mobility Roads are only permitted
in designated areas specified in terms of the Development Management / Interventions
Tables per Sub Area and indicated on the Regional Spatial Development Frameworks.

Apart from a roads’ based transport system, the City has an existing rail network that will be
enhanced by the proposed Gautrain project. Rail has the benefit that it can move a large
number of people and that the stations can act as catalysts for development. It is
acknowledged that this important structuring element is not being not being fully utilised
presently.

It is essential to ensure proper integration between road, rail and air transport as well as
between private and public transport options. For this purpose the feeder system servicing
nodes and stations needs to be developed. This will allow passengers to make more choices
between transport modes and would result in greater economies of scale and urban
efficiencies.

3.3        NODAL DEVELOPMENT
Numerous activity nodes have developed throughout Johannesburg and are important
structuring elements within the City. As they develop and re-develop in a cyclical manner,
nodes impact on the surrounding areas. Declining and / or stagnant nodes have a detrimental
impact on both public and private investments. It is therefore, important to manage the growth
of nodes as a strategic element within the urban context at both local and metropolitan levels.


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 Nodal Management serves to:

      Ensure clustering of various activities at appropriate locations
      Support viable public transport
      Create opportunities for people to manufacture, trade and provide services (e.g.
      establishment of markets)
      Maximise opportunities and diversity at accessible points
      Support Inner City focus
      Combat / manage investment leakage and degradation of nodes
      Ensure that re-investment, rather than flight to a ‘new’ node serving the same or
      similar purpose, occurs

The intention of the Nodal Policy is to ensure that the urban structure is sufficiently robust to
allow these urban opportunity areas to adapt to market and demographic changes.

In general terms, nodes have the following fundamental characteristics:

        •    Clustering of activities to achieve economic efficiency
        •    Accessibility via public and private transport
        •    Nodes may accommodate a single land use (e.g. industrial or commercial) or a
             mix of uses. These may include a range of public facilities (e.g. hospitals,
             municipal offices, libraries) depending on the node’s role and function within the
             City.
        •    there is a recognisable centre or core, which supports a pedestrian environment
             and public spaces, but does not necessarily exclude vehicular traffic.

        3.3.1 GENERAL PRINCIPLES

The following generic principles need to be applied to inform nodal development throughout
the City:
    The size (geographic spread) of the node is determined by the node’s function in the City,
    its proximity to and the role of neighbouring nodes. The catchment area for users is
    relative to the node’s size and the types of services offered.
    Density and intensity of development within a node is determined by the mixture of land
    use activities, the supporting transport infrastructure, public facilities and services
    infrastructure.
    The relationship between transportation routes / facilities and land uses are major
    structuring elements of nodes, which in turn structure the City.
         From a City management perspective, the main issues pertaining to a particular node
         relate to:
                  Size and significance
                  Physical configuration/ Classification
                  Nodal cycle phase
                  Relationship to Road Classification (as per Mobility Policy)
                  Integration into the development lattice

        i)       Size and Significance

        The size, scale and significance of the node in relation to the metropolitan area are
        described in terms of it having neighbourhood, district or regional importance.




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                              NODES, SIZE AND SIGNIFICANCE

 Neighbourhood               Serves 1 or more local neighbourhoods
                             Meets local needs
                             Pedestrian friendly
                             Generally have on street parking
                             Situated on mobility roads
 District                    Serves Sub-regional areas or districts
                             Larger than neighbourhood nodes but may still serve the local market as well as the broader
                             community.
                             May have developed from neighbourhood nodes.
                             May have specialised services e.g. offices, industry
                             Public transport access
                             Situated on mobility spines supported by mobility roads*
 Regional                    Regional significance (attract people from city-wide and beyond) due to variety of goods,
                             services and speciality products, based on its scale and development intensity.
                             On site parking
                             Public transport access
                             Situated on mobility spines supported by urban freeways and mobility roads*


ii)         Physical Configuration / Classification
Four classes of activity areas are defined in terms of their configuration; Points, Strips, Activity
Streets and Nodes.
                               CLASSIFICATION OF NODES
       CLASSIFICATION                                            CHARACTERISTICS
Point                                   Contained within one building or development
                                        At the intersection of 2 routes
                                        Good access
                                        Single land use
                                        Single land owner
                                        Low intensity development
                                        Neighbourhood, district or regional significance
                                        E.g. filling stations as neighbourhood points
Strip                                   Linear form
                                        Along a mobility road or spine, preferably on a service road
                                        Single or mixed land uses
                                        Single or multiple land ownership
                                        Movement is vehicle related, not pedestrian focussed
                                        Differs from Activity Street that is pedestrian related.
                                        District or regional significance
                                               th
                                        E.g. 7 Avenue Parktown North
Activity Street                         Mixed use, the traditional “high street”
                                        Pedestrian dominant with slow moving traffic
                                        On street parking
                                        Fine grain urban fabric, short blocks
                                        Maximum length is 10 minute walk
                                        Neighbourhood, district or regional significance
                                               th
                                        E.g. 7 Street Melville
Node                                    At the intersection of metropolitan movement routes – good access
                                        Good public transport
                                        Mixed land uses activities – public and private investment
                                        Intense concentrations of activity
                                        Multi-ownership
                                        Size depends on access
                                        Neighbourhood, district or regional significance
                                        E.g. Sandton


iii)        Nodal Cycle
Cities, and their constituent nodes, go through phases of growth and development, reach
maturity and then decline. In theory, points can grow to become strips or nodes. Nodes can
develop out of activity streets etc. The growth, and decline, of nodes depends on their
location, the road system, infrastructure capacity, proximity to other nodes, the character of
the area as well as need and desirability. The cycle needs to be understood as it affects the
manner in which various nodes are managed as illustrated below.



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                                                         Proposed

                                                   Not yet existing or minimal activity
                                                   in the area.
                                                   The area is well located and is
                                                   approved in Council documents as
                                                   a suitable location for a node.
                                                   Market survey required to give proof
                                                   of need and desirability for new
Stagnant and / or Declining                        proposed nodes
          Node:                                                                                          Emerging
    Characterised      by     economic                                                             Areas that are developing rapidly
    stagnation and subsequent decline                                                              and         require     management
    A lack of development and                                                                      intervention to give direction to the
    investment                                                                                     growth.
    Increased vacancy rates, lower                                                                 Activities are physically structured
    rentals                                                                                        and of a nature that can be grown
    Deteriorating and decaying public                                                              and developed into a node.
    environment, lack of maintenance                                                               There is some clustering of
    and management, crime and grime             CONCEPT OF THE                                     activities, a physical structure and
    and declining number of visitors and                                                           the beginnings of an environment
    users.                                       NODAL CYCLE                                       that      underpin     the     typical
    Potential      demolishment      and                                                           characteristics of a node
    refurbishment of buildings and                                                                 There is suitable land in close
    infrastructure.                                                                                proximity      which    allows     for
    Potential to be revitalised                                                                    expansion
                                                         Mature                                    Growth may be horizontal, or
                                                 Nodes are mature when they                        vertical e.g. intensification of uses
                                                 encompass many of the typical                     through infill and densification.
                                                 characteristics of a node as defined
                                                 above and the land uses are
                                                 intense and there is little or no
                                                 space for new development or
                                                 redevelopment.
                                                 There is usually opportunity for
                                                 expansion through intensification
                                                 (infill and utilisation of remaining
                                                 rights), or by redevelopment within
                                                 the existing nodal boundary
                                                 At this stage of the cycle
                                                 development       may     move     to
                                                 proposed or emerging nodes. This
                                                 can result in flight out of mature
                                                 nodes that can lead to degradation
                                                 and urban decay. Management of
                                                 the node is required to maintain its
                                                 efficiency.




                       iv)        Relationship With Road Classification (As per Mobility Policy)

                       Activity cannot be detached from movement in urban systems.

                     Nodal Relationship With Road Classification (As per Mobility Policy)

                           MOVEMENT COMPONENT                                     RELATIONSHIP TO ACTIVITY AREAS
              Mobility Spine                                                Existing points, strips, activity streets and nodes
              Arterials along which through-traffic flows with              can be found intermittently along the length of a
              minimum interruption (optimal mobility).                      mobility spine. At these areas the mobility function
              Development abutting the spine is in terms of                 may be compromised in favour of activity. New
              specific land uses and levels of access.                      developments to be designed so as not to impede
                                                                            mobility.
              Mobility Road                                                 Mobility roads could connect points, strips, activity
              Carries mainly intra-regional traffic (of a local             streets or nodes, or a mix of these. The areas being
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 nature). The focus is on mobility. It is a lower order   connected are of local or district significance.
 than a Mobility Spine. Connects Mobility Spines or
 neighbourhood nodes.
 Activity Street                                          Points, strips and activity streets of neighbourhood
 A local street where pedestrian movement and             significance. Note: Activity Street is a classification
 access to the activity along the street are of           of both the Nodal and the Movement Policies
 paramount importance. Mobility is compromised in
 favour of activity.

        v)      Integration into the Development Lattice
All the preceding structuring elements are integrated into a conceptual development lattice
encompassing:
            A hierarchy of nodes, occurring at major intersections
            The level of accessibility afforded to each node
            Linkages between nodes via mobility spines and mobility roads
            An extensive public transport network

One advantage of the development lattice is the protection of neighbourhoods where
particular land-use activities, such as residential suburbs, are protected and consolidated.
Unnecessary movements and/or conflicting land-use activities are directed into more
appropriate locations. The diagram below conceptually illustrates the manner in which the
City can accommodate nodes of varying levels of significance and configuration within the
context of the movement system.




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                                                          Local/neighborhood level



                                                          District level



                                                            Regional level



              Residential Road/Street                        Point

               Mobility Road/street
                                                              Neighborhood node
                Mobility Spine
                                                                District node
                Urban Freeway
                                                                Regional node
             Activity
             Street

              Strip



3.3.2   THE NODAL STUDY

A Nodal Study has been undertaken with specific reference to certain identified nodes. These
were: Woodmead; Sunninghill; Bryanston; Fourways; Sandton Business District; Rosebank
with reference to Parktown, Illovo and Melrose Arch; the Marlboro, Wynberg & Eastgate


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Extensions industrial area; City Deep / Kaserne; Baralink; Jabulani; Hyde Park; Midrand;
Bruma / Eastgate; Constantia Kloof and Randburg.

   i)   Nodal Markets in Johannesburg

   The outcome of a property economic assessment of the nodes in Johannesburg
   highlighted the emergence of a number of markets that characterise the development of
   the City as illustrated below.




           A public sector-led intervention and investment market: Development in this
           area occurs predominantly as a result of public investments and public
           development, forming development catalysts. The major areas occur from the
           Inner City southwards, including Soweto, Lenasia, Ennerdale and Orange Farm.
           Isolated pockets of publicly led investment occur in the northern areas, including
           Alexandra, Cosmo City, Diepsloot, Ivory Park and others.

           The Johannesburg Inner City specialist regeneration and rejuvenation
           market: Development within the Inner City is initiated by both the public sector
           and the private sector, which often work in partnership.

           The “mature” market: The consolidation of the property market in an east-west
           band from Parktown northwards to Randburg, Sandton and Woodmead. It is
           characterised by a number of mature activity nodes and associated mobility
           spines, mobility roads and activity streets. In general development activity is
           consolidating in the nodes, but intensifying and expanding along the routes that
           link these nodes.

           The “speculation” market: The supply driven market, situated in a band north
           from the “mature” market to Fourways, Rivonia and Sunninghill. This market is
           driven by property speculation.

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       The nature of the property economics within each market sector requires a tailored
       property management response. :

           “Mature” market: Consolidation and intensification of the nodes, and where
           appropriate in line with the Mobility Policy, directing development along the
           mobility spines and roads, as well as activity streets.

           “Speculation” market: Directing all development into the nodes, combined with
           the total prohibition of development along the mobility spines and roads (until the
           nodes have developed to their capacities).

   The “public-led intervention” market is reliant on public sector funding initiatives that
 can “kick-start” development, for example within the Jabulani node in Soweto. These public-
 led interventions seek to provide a favourable investment environment to which the private
 sector can respond independently or via public-private partnerships.

       The spatial urban structure of these markets is highlighted as follows:

           The “mature” market comprises a series of established nodes that are linked
           through mobility spines and roads, including activity streets. This structure begins
           to form a development lattice, based on a distorted street grid, along which
           development is occurring (at the moment in a hap-hazard and expanding manner
           and often illegally without Council knowledge or consent).

           The “speculation” market comprises a series of emerging nodes, as well as
           emerging mobility spines and roads. The pattern of development is similar to that
           of the aforementioned lattice, but is very much in its infancy. To ensure the
           development of a logical urban structure it is essential that these nodes and
           surrounding areas achieve a level of maturity before development outside the
           nodes (along mobility spines and roads) is allowed.

In the “Mature” Market Area,

       Physical development and growth is managed both within the nodes and along the
       mobility spines and roads, as per this Nodal Policy and the Mobility Policy.
       Development and growth is consolidated within the current nodes. When nodes within
       this band are operating at optimal levels and there is limited opportunity of further
       intensification of land uses, additional development will be located in surrounding
       nodes.
       Only when these are operating at optimal levels, will non-residential development be
       permitted along the mobility spines and roads, and then, it will be within certain
       development parameters and design principles.
       Development “spill over” is therefore subject to the above-mentioned development
       pre-requisites.

       In the “Speculation” Market Area development must be directed into the nodes and
       no development should be permitted along the mobility spines and mobility roads until
       such time as the development pre-requisites of maturity have been met.

In the “Public-led” Market Area

This band includes the previously disadvantaged areas, which never had well defined or
developed nodes. Opportunities presently exist to change this situation and to incorporate
public transport facilities and open space into the nodal system. Vital development
components such a infrastructure, roads, transport and community facilities need to be the
focus of public investment in identified nodes.




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                   3.3.3   MANAGEMENT OF NODES

       Guidelines for the assessment and management of development in existing and proposed
       nodes are noted in the table illustrated below.

                                   NODAL MANAGEMENT GUIDELINES

Urban                        Promote a property owners’ association or Business / City Improvement Districts (CIDs).
Management                   Private sector investment has to be encouraged to locate around public spaces (e.g. public transport facilities)
and
Maintenance
Public                       Pedestrian perspective to dominate. Design of buildings, open spaces, walkways etc to reflect this.
transport and                The size of the node to be determined by easy pedestrian access to all opportunities within the node.
                             Public transport facilities need to be an integral component of the node
pedestrian
focus
Train Stations               Precinct Plans required for all major existing and proposed stations
                             Plans to consider:
                                  o     Residential densification
                                  o     Pedestrian access, linkages and movement
                                  o     Dedicated road-based feeder and distribution systems
                                  o     Road network improvements, (road intersections, station access intersections, parking areas and
                                        facilities).
                                  o     Assessment and the upgrading of service infrastructure
Parking                      Parking for both public and private vehicles should not inhibit pedestrian movement and social activities.
                             Limited on-street parking on the main roads if these are not on mobility spines or roads.
Security                     Security is enhanced when open spaces are well used, have buildings facing onto them, especially residential,
                             where there are people 24 hours a day and the space is lit.
Public                       Health, education, social, religious and other public facilities that attract a constant flow of people should be
Institutions                 used as ‘anchors’ in nodes (aim to maximize private investment in proximity to these facilities).
Surrounding                  Highest intensity of land use must be within the nodes
areas                        The intensity of land uses scales down away from the node into the surrounding urban fabric.
                             Mixed land uses in the node only.
Residential uses             High density residential in and around nodes
                             Residential use encouraged in the same building as other land uses
Horizontal      /            Horizontal spread of nodes to be contained within defined boundaries and according to the road type and
lateral extent of            capacity, infrastructure capacities and neighbourhood character.
the node                     Nodal boundaries as per the Management Tables in the RSDFs, Precinct Plans and/or this policy.
                             The site next to existing non-residential uses in a node and facing on to the main road, may be utilised for lower
                             order uses so as to form an interface with the surrounding residential urban fabric. The extent or geographic or
                             lateral spread of a node is thus contained to within designated nodal boundaries. These boundaries recognise
                             existing and approved (but not lapsed) rights.
Access                       Vehicular access as per the Mobility Policy
Filling Stations             Filling stations to be regarded as neighbourhood points and contained as per the point classification (approval
                             must not result in further non-residential land use change in immediate surroundings).
Informal trade               Market places and facilities to be accommodated in the design.
Public                       Extensive landscaping/colonnades/covered walkways for beautification and protection from the elements.
Environment                  Outdoor spaces must cater for the elderly, young and disabled – e.g. ramps, seating, shade
                             Buildings need to front directly onto the street and have active ground floor uses. In this way they become
                             “walls” and give enclosure.
                             Linkages between the nodes need to be identified in an easily recognisable manner.




       3.4         SUSTAINABLE NEIGHBOURHOODS

       Residential developments should support the urban structure, with the following implications:

                   Residential densification is supported in and around nodes and along the movement
                   network, in support of vibrant nodes and viable public transport.
                   Densification should occur in accordance with Regional Spatial Development
                   Framework (RSDF) guidelines and provide for different densities to complement the
                   urban form and preferred city structure.


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        The development of new residential areas should complement the urban structure,
        through adequate provision for social and economic land uses. This should include
        adequate provision for functional open space as part of the Metropolitan Open Space
        System.
        Layouts should be focused on creating sustainable neighbourhoods with a variety of
        housing options and robustness to meet changing demands over time.

        Housing cannot be viewed in isolation, but should be assessed in conjunction with
        infrastructure services, social services, transportation, economic opportunities and
        the natural environment. Housing should also be addressed in terms of security of
        tenure as well as access to rental stock, services and facilities.

3.4.1   DENSITY POLICY

The SDF promotes the strategic residential densification:

    In and around nodes
    Along mobility spines and mobility roads in support of public transport
    On the periphery of open spaces
    Within areas of focussed public-sector investments (e.g Kliptown, Alexandra)
    In selected areas of strong private sector investment in economic activity as highlighted in
    the RSDFs


                   WHY DENSIFY?
                     Ensures a diversification of housing typologies
                     Promotes adequate provision of social and
                     economic amenities to ensure better quality of life
                     New settlements/developments must promote the
                     optimal use of infrastructure and resources
                     Promote safety through design
                     Reduce travel and transaction costs through
                     appropriate design
                     Rationalisation of housing patterns in relation to
                     urban opportunities and public transportation

        The densification approach has a number of important benefits:

        The viability of existing and proposed public transportation infrastructure and services
        increases in areas of higher densities given the increased potential number of uses.
        Higher density development optimises the use of land and provides accommodation
        in close proximity to urban opportunities.
        Densification promotes the efficient use of existing infrastructure and can be
        implemented in a phased manner with obvious cash-flow advantages.
        Appropriate densification can improve residents’ quality of life as it brings them closer
        to urban opportunities and reduces travel time.
        Densification reduces pressure for the development of open spaces and
        environmentally sensitive areas due to the optimal use of available land.
        Densification together with appropriate sustainability measures can reduce air, water
        and land pollution.

        However, the City also acknowledges that there are concerns about densification:

        Significant public expenditure is needed for the development of an integrated
        movement system, including a reliable and efficient public transport system. There is
        a limited capital fund within the public sector in the short term to either carry the cost
        of actual developments, or to provide infrastructure across the City in support of
        densification.
             The market is largely demand driven and profit oriented. This means that the
             areas of densification and the rate of development in support of densification are

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              dependent on market demand, capital availability and profit. The intention is to
              channel market supply into strategic areas.
        It is hard to find well-located land for housing for the poor.
        Residents have diverse requirements and need areas of both low and high densities.
        Higher-density living environments require an appropriate design to mitigate against
        social stress.
        Higher densities may result in concentrations of air and noise pollution.

        I)        DYNAMICS OF THE JOHANNESBURG SCENARIO
The City has introduced a gross Base Density of 10 units of hectare to guide future residential
developments. Beyond the citywide base density, locational factors may increase the Base
Density figure in accordance with the RSDF’s Density Calculation Table. These factors may
include the proximity of a site / area to one or more of the following: public facilities (e.g.
school, open spaces) and public transport routes. In an instance where an RSDF stipulates a
density of less than the Base Density, the lower RSDF density will prevail.

In all instances, development must not overload the capacity of existing public infrastructure
including bulk services, streets, open spaces and social and community services. Special
note needs to be taken regarding densification in the following instances:

        ii)       Nodes

The Base Density is the minimum density applicable in the City’s nodes. The potential
increase of population within demarcated nodes with their range of employment, recreation,
educational, commercial and retail uses will curtail travel demands. These locations have the
greatest potential for the creation of sustainable patterns of development. Such an increase
in population will assist in urban regeneration, make more intensive use of existing
infrastructure, support local services and employment, encourage affordable housing
provision and sustain alternative modes of travel, such as walking, cycling and public
transport. Increased densities may be controlled in terms of design criteria. In order to
maximise nodal growth, there should, in principle, be no upper limit on the number of
dwellings that may be provided in any node subject to the following safeguards:

              Compliance with existing policies / development plans.
              Avoidance of undue adverse impact on the amenities of existing or future
              adjoining neighbours.
              Availability of adequate services

       iii)       Infill Residential Development

Infill residential development may be facilitated on single sites or on larger sites assembled
from different landowners. In residential areas where a unique ambience and character has
been established owing to particular density or architectural aspects, a balance has to be
struck between the reasonable protection of this character and the desire to encourage
residential infill.

       iv)        Outer Suburbs
These are the outer suburbs on the periphery of the City but within the Urban Development
Boundary. These areas currently represent the largest growth in terms of residential
development within the City and hence provide an opportunity to be developed at appropriate
densities. It is, therefore, recommended that these areas be guided by the base density policy
and design criteria as per the applicable RSDF.

       v)         Historically Disadvantaged Areas
The majority of historically disadvantaged areas were generally developed with higher
densities. The application of a base density would be difficult to apply within existing
townships due to numerous historical abnormalities. However, the base density policy may
be applicable to new developments.


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The aim of densification in these areas is twofold. Firstly to achieve a desired urban fabric that
is in accordance with the established areas of the City. Secondly, it is to aid the much needed
restructuring of these areas.

        vi)       Site Specific Dynamics

In assessing higher density development proposals, Floor Area Ratio (FAR) and coverage are
not the sole criteria that need to be considered. An integrated assessment of site-specifics
and the surroundings needs to consider:
        o        The location and use of adjacent buildings
        o        Street frontage features
        o        The built form and character of adjacent developments
        o        The difference in levels between the subject land and adjacent properties
        o        Direction and distance to local shops, schools, public transport facilities and
                 community amenities
        o        Classification or size of road onto which the development is abutting
        o        Contours and existing vegetation
        o        Existing buildings
        o        Views to and from the site
        o        Access and connection points
        o        Drainage and services
        o        Fences and boundaries

                                 DENSITY CALCULATION TABLE
                CATEGORY                                               CONTROL
Nodes and movement systems as defined                   Density Calculation Table will be used as
in terms of the Nodal and Mobility Policies.            minimum guideline
                                                        Application of design criteria.

Within the Urban Development Boundary.                  Base density will apply.
                                                        Application of design criteria.

Areas requiring consolidation.                          Base density will not apply (historical
                                                        developments).
                                                        Base density to apply to new developments.
                                                        Application of design criteria.


                                                                    GROSS DENSITY: UNITS PER
                                                                           HECTARE
Standard base density
(Can be replace by a different standard density in the sub-                         10
area tables)


LOCATIONS PARAMETER                                            ADDITIONAL UNITS PER HECTARE
                                                               (Cumulative – add to the base
                                                               density)

Within 400m of an office or shopping node                                        10
Adjacent to a node                                               To be determined by the type of node
                                                                                 20

Within 400m of a primary of high school                                              5
Adjacent to (fronting on to) an activity street                                     15
Adjacent to (fronting on to) an mobility road                                       30
 Adjacent to (fronting on to) a mobility spine                                      50
Adjacent to a park                                                                  10
(Public open space system)
Interface – directly adjacent to or opposite a non-                                  5
residential use)
Application merit including:                                   As may be agreed by the applicant, local

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           Historical precedent                              development forum and planning
           Density promotion                                 department on submission of an
           Special merit                                     acceptable site development plan
           Critical assessment of adjacent properties


3.4.2     SETTLEMENTS / HOUSING

Johannesburg has two primary responsibilities in respect of housing. Firstly, it needs to
establish policies and guidelines to direct and focus both public and private, market driven
residential developments in order to achieve the desired spatial form of the City. Secondly,
the City is tasked with addressing the substantial housing backlogs within its area of
jurisdiction via subsidized housing initiatives.

The policies and strategic elements outlined in the SDF and the associated implementation
tools (detailed in Section C) have established the foundations to direct both private and public
investments.

The manner in which low-income, subsidised housing is addressed will dictate the success or
failure of the City to realise the vision of an African World Class City.

Although most of the key issues noted below are not unique to Johannesburg or even
Gauteng Province, they are still prevalent issues the City faces:

                 A significant housing backlog exists (estimates suggest over 240,000 units)1
                 Approximately 100 informal settlements
                 Poverty and low-income levels necessitate the subsidization of housing
                 Current housing delivery programmes lack the social and economic development
                 components required to address historic disparities
                 It is a financial reality that land costs in “well-located” areas nearer the City’s
                 nodes and core tend to be higher than large tracts of land located on the
                 periphery
                 Financial resources for housing provision are limited

The typical “RDP house” typology reflecting a single unit on serviced stand of 250m has
secured tenure and accommodation for tens of thousands of Johannesburg’s citizens.
However, private investment continues to remain low in the City’s old and new historically
marginalised townships. Minimal job opportunities have transpired. The provision of social
facilities has not kept pace with housing delivery. Transportation costs remain, in relative
terms, continue to remain more expensive for these communities. Consequently, the
dormitory nature of old and new townships remains.

Further, the subsidised “give-away” initiatives pertaining to home ownership have addressed
only qualifying beneficiaries (in terms of National Housing Code regulations) and not all
members within low-low/middle income communities. A gap remains between the “give-away”
initiatives for the poorest of the poor qualifiers and non-qualifiers. Non-qualifiers include
households earning a joint income of greater than R3,500.00 rands per month, non-South
African citizens and child-headed households.

Even with the best intentions, from a desired urban structure perspective, peripheral
developments have historically perpetuated sprawl and incurred increased maintenance and
capital costs for the City in terms of engineering and social infrastructure.

Locating and integrating low-income developments adjacent to existing middle/high income
residential areas and/or areas of economic opportunity continues to be a challenge facing the
City. This challenge is premised on land costs and availability, the “Not In my Back Yard”
syndrome and perceptions pertaining to disinvestments.


1
    iGoli 2010
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        i)      HOUSING FOCUS AREAS
New housing initiatives should be developed within defined Housing Focus Areas. These
Focus Areas contribute to the compact urban form in the following ways:
           Strict adherence to the urban development boundary
           Promote the optimal use of infrastructure and resources
           Maximise exchange and minimise transaction costs through their location on the
           movement network
           Situate in close proximity to socio-economic concentrations, thereby optimising
           access to city opportunities and services
           Benefits exceed social, environmental and physical costs
           Promote integration through connectivity
           Work, residential and recreational opportunities are all in close proximity, further
           reducing transaction costs
           Linked to the movement network and operating transportation systems,
           promoting city efficiency
           Provide accessibility to urban opportunities and services, thereby promoting a
           vibrant living environment
           Housing typologies (types of housing) should range according to desirable
           densities and tenure
           Residential infill is supported within the mining belt, in support of integration.
           Provision of road linkages across the mining belt will create linkages to areas on
           the north and south as well as provide access to land in the mining belt.
           Residential infill should be linked to ensure connectivity and integration.
           Provision of rental housing stock is promoted in appropriate locations, notably the
           Inner City.

        ii)     Informal Settlements

Informal settlements continue to proliferate within the City. It is acknowledged that large-scale
mass invasions of the past have, too a large extent, been eliminated. Government’s policy of
intolerance towards land invasions is well stated. However, the number of households
residing in informal settlements continues to grow. The growth is being accommodated in
new, smaller scale settlements or through the expansion of existing ones. The diagrams
below indicate the location of the major informal settlements.




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       Key issues pertaining to Johannesburg’s informal settlements include:

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               Pockets of informal settlements are located throughout the City,
               Some have been established for over a decade
               Most of the informal settlements located on privately owned land is located to the
               north and west of the city
               In most instances informal settlements have remained at the periphery of
               Johannesburg’s economic and social opportunities and have compounded the
               marginalised nature of the communities.
               Numerous buildings (many of which are located centrally e.g. Inner City and
               surrounds) have been invaded
               There is an inter-relationship between hostels and informal settlements in certain
               areas within the City (e.g. City Deep)
               The informal settlements have developed in an extremely dense manner
               presenting serious health and environmental risks (e.g. fire, waste management)
               A number of non-South African citizens and non-qualifiers are living within the
               settlements
               Certain settlements are located in hazardous locations e.g. under high voltage
               power lines, on dolomitic land or within floodlines
               Generally, the provision of basic services is extremely poor.
               Cost recovery for these services is limited
               Shack-farming (landowners allowing settlement of an informal nature without
               provision or with minimal provision of services) is increasingly evident

The City has determined which of the informal settlements require in-situ upgrading and
which owing to locational, social or geo-technical factors require relocation. Approximately
125,000 units will be accommodated in-situ. The prioritisation of the relocation or upgrading
will be determined by a number of factors including the age and condition of the settlement;
prevailing social and economic conditions; availability of suitability located land and/or bulk
services and finance.
        iii)       CONSOLIDATION

The City has adopted an approach of consolidation with respect to areas located peripherally
such as Diepsloot, Orange Farm and Poortjie. This approach seeks to maintain and upgrade
facilities for the existing communities and further expansion beyond existing township
boundaries is not supported. Linkages to economic and social opportunities are facilitated via
the movement system and upgrading of public transport facilities.

        iv)        FOCUS AREAS

Approximately 100,000 units will be developed within the City’s Focus Areas. Current
initiatives in locations such as Alexandra (via the associated Renewal Project), Inner City and
Malvern/Jeppestown (Bad/Better Buildings Programmes and Institutional/ Social Housing
Subsidy), Cosmo City, Baralink, Kliptown and Ivory Park are among the existing housing
focus areas and planning initiatives. In terms of location and the opportunities afforded to
diverse housing typologies, these areas have the potential to support the spatial principles of
the SDF.

The East-West Corridor hosts a number of Housing Focus Areas, notably Braam Fisherville,
the Inner City and Princess Agricultural Holdings. The on-going investigation may reveal
further opportunities for housing.

The map illustrated below indicates the location of present and proposed housing
developments.




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        v)      ADDRESSING THE BACKLOG

In theory, the Informal Settlements strategy and Focus Areas initiatives will accommodate
much of the estimated backlog within the City.
3.5     ENVIRONMENT

3.5.1   Johannesburg Open Space System (JMOSS)

An integral component of the City’s Spatial Plan is a well-defined open space system that
seeks to conserve and enhance the City’s existing and future physical and natural resources.

The inception of the first phase of the Johannesburg Metropolitan Open Space System
(JMOSS) has added value to this component.


                  ENVIRONMENTAL MANAGEMENT IN THE CITY
                         WILL:
                     Support the creation of a network of open spaces
                     which is one of the key elements in providing
                     quality of live
                     Support sustainable storm water catchment
                     practices
                     Protect important environmental areas
                     Promote the prevention and reduction of pollution

JMOSS is an inter-connected and managed network of open space which supports
interactions between social, economic and ecological activities, sustaining and enhancing
both ecological processes and human settlements. These open spaces should perform an
ecological, social and institutional function and contribute to the preservation of the City's

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heritage. Further as densities increase within the City, the need to preserve the finite open
spaces is increasingly important. In many instances this will require the rehabilitation of
degraded vacant land.

        Quality open spaces should be:
           Inviting and accommodating
           Accessible to all residents
           Able to meet local or regional needs
           Suitable for use by multiple generations and differing cultures
           Useable by individuals of various physical and cognitive abilities
           Safe
           Able to accommodate diverse user groups

        Open spaces, such as roads, pedestrian paths and linear parks, can provide a
        network connecting public transportation routes and important community facilities
        such as libraries, schools and sports facilities. Such inter-connected open spaces
        also enhance ecological diversity by providing habitats for the City's fauna and flora.
        A connected system of open spaces is required to minimise storm-water run-off and
        therefore help to protect the City's rivers and streams.

        The stated high-level goals of JMOSS are to:

            Protect water quality
            Provide high quality outdoor recreation, on land and water, accessible to all
            citizens
            Protect and enhance readily identifiable scenic, historic and cultural resources
            Protect habitat diversity for plants and animals
            Maintain critical natural resource based industries e.g. tourism
            Provide places for education and research on ecological, environmental and
            appropriate cultural resources
            Preserve open space for the protection and enhancement of air quality

        The natural elements comprising JMOSS are mapped on the map illustrated below.




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3.5.2   Categorisation of Open Spaces

The six proposed categories relate to current land use as well as provincial planning and
decision support tools (e.g. Gauteng Open Space Plan).

Each of these categories has a number of sub-categories, the inclusion of which has largely
been dictated by the availability of spatial data.


                 PROPOSED CATEGORISATION OF OPEN SPACE


  MAIN CATEGORY                                       SUB-CATEGORIES
                              Nature reserves
                              Botanical gardens
                              Water bodies (buffered by 50 m)
               Existing
                              Undeveloped ridges
                              Bird sanctuaries
 Ecological                   Nature trails
open space                    Areas of “high” conservation value (as determined by specialist
                              ecologist)
                              Areas with “high” habitat diversity (as determined by specialist ecologist)
               Desired        Areas with a low disturbance (as determined by specialist ecologist)
                              Red Data fauna (from GDACEL)
                              Red Data flora (from GDACEL)
                              “Natural” land cover categories
                              Zoological gardens
                              Sports facilities
   Social open space          Recreational facilities
                              Places of interest
                              Places of worship
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                               Libraries
                               Community centres
                               Municipal facilities
                               Airports/airfields
                               Educational facilities
        Institutional
                               Public service facilities (e.g. police stations, post offices etc.)
                               Health facilities (i.e. hospitals and clinics)
                               Cemeteries
                               Historical monuments
                               Museums
                               Art galleries
         Heritage
                               Cemeteries of historical importance
                               Archaeological sites
                               Cultural sites
        Agricultural           Agricultural lands (including urban agriculture)
                               Refuse sites
                               Mine dumps
Prospective open space         Slimes dams
                               Landfill sites
                               Mining land & quarries


3.5.3         Grouping Open Spaces
The various open space categories were grouped into 3 main classes, namely primary,
secondary and tertiary open space.

During the second phase of JMOSS, certain areas placed within the open space network
during Phase 1 may be moved into one of the other categories defined in Table 1.

         i)       Primary open space network

Existing ecological open spaces

All areas within the existing ecological open space category.
All areas are assumed to have equal importance in terms of performing ecological processes
(for example, no distinction will be made between nature reserves and botanical gardens).
These are the core areas of the MOSS.
        The City will not support development in these “non negotiable” areas.

         Desired ecological open spaces includes, as a separate layer, areas to be included
         in the ecological open space network
                          Priority in terms of JMOSS - HIGH


                              Primary open space




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       ii)     Secondary open space

Social open space, institutional, heritage and agriculture.
        Areas within this open space classification may be developed, subject to certain
        conditions.
        Some areas within this open space complement the primary open space network to
        varying degrees, depending on the extent of connectivity between the two types of
        open space. The following distinctions are made:

       Connecting secondary open spaces – these are the secondary open spaces that form
       linkages with primary open spaces and can contribute to the connectivity of the
       primary open space network.

       Supplementary secondary open spaces - these are the secondary open spaces that
       overlap with and extend beyond water bodies and/or ridges (components of the
       primary open space network). This would typically be the case where a river runs
       through a public park or where a dam is located within educational grounds.

                   Priority in terms of JMOSS –
                             MEDIUM            Primary open space
                                                   (e.g. river)




                                                        Supplementary
                                                     secondary open space
                                                       (e.g. recreational
                                                            facility)

       iii)    Tertiary open space

       These open spaces may be developable within the parameters of existing
       environmental legislation.
       Certain of these areas complement the primary open space network to varying
       degrees, depending on the extent of connectivity between the two types of open
       space. Hence, the same differentiation as for the secondary open space is made for
       tertiary open space:
       o      Connecting tertiary open spaces
       o      Supplementary tertiary open spaces
       o      Isolated tertiary open spaces



                                          Isolated secondary
                                              open space




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Finally, it is important to understand that the potential of the JMOSS to deliver the best range
of open space services is dependent on all of these ecosystems being managed collectively
as part of the overall open space system.

          3.5.4    General Development Guidelines

      All planning phases for developments should follow a sustainable development approach
      (i.e. development providing basic environmental, social and economic services to all,
      without threatening the ecological and community)
      Open space and environmental considerations should enjoy precedence over
      development considerations in areas identified with high conservation or recreational
      potential e.g. in areas:
           o        Where the linking of open spaces to form a continuous system is required
           o        In ecologically sensitive areas
           o       Where restoring the ecological balance in a built-up area is required
      Safety and surveillance can be increased by placing roads on one or more sides of an
      open space and orientating developments to face onto open space
      Stormwater should be managed on-site before entering the City’s stormwater system.
      The post-development stormwater run-off should not significantly exceed the pre-
      development values in peak charge for any given storm. The same principle applies to
      pollutant and debris concentrations reaching the watercourses.
      In order to regulate small and larger volumes of runoff, a hierarchical system of retention
      ponds should be considered.
      The overriding principle for peak flow discharge should be to control runoff as close to the
      source as possible.
      In the case of developments with large paved areas or steep slopes a specialist should
      assist in the storm water design in order to ensure that the change in land-use would not
      result in significant changes to specific site run-off characteristics and to prevent siltation,
      erosion and water pollution (i.e. oil catch pits on parking areas).
      Stormwater outlets need to be correctly designed to prevent soil erosion.


3.6       CORRIDOR DEVELOPMENT

The development of corridors has been identified as one of the potential instruments available
to restructure the City into a robust and efficient urban areas.
           PURPOSE OF CORRIDORS IN THE CITY:
              Contributes to the growth and development of the
              city
              Realises economies of urbanisation
              Supports more efficient service provision
              Creates access to opportunities to large numbers of
              the community located in the corridor
              Support public transport
              Major restructuring element

          Corridors are linear tracts of land that contain a variety of transportation modes,
          especially public transport, and a variety of intense and dense land uses.

          It is important to recognise that corridor development does not occur over a short
          period of time. The critical factors to take into account are time frames and phasing of
          development
          Availability of adequate infrastructure
          Development take-up rate
          Basics first
                o Link roads which have a transportation and mobility function first
                o Need strong, viable nodes


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Two corridors have been identified in the City.

The first is the East-West Corridor, which runs midway through Johannesburg from the
eastern boundary linking the industrial development on the East Rand to western boundary of
the City. This Corridor contains the mining belt, which has been traditionally perceived as a
barrier to the integration of the northern and southern parts of the City. With respect to
transportation, there is an existing railway line with a number of associated stations and good
east west road linkages. However, there are few strategically located road linkages to the
north. Many of the existing industrial, commercial, retail and residential areas are not
operating at close to optimal levels.

Due to the central location of the Corridor it has the potential become an integral restructuring
element within the City. The challenge for the City is to optimise the opportunities this area
presents and transform it into a vibrant, mixed-use urban environment with a thriving
economy. The East-West Corridor Study is currently being undertaken. The study will provide
an implementation strategy pinpointing specific key projects.

The second corridor is the North-South Corridor which runs from the Inner City through
Sandton to Midrand and beyond to Tshwane. The N1 / M1 and the proposed Gautrain
stations fall within this Corridor. These factors are likely to attract further development and will
reinforce the vibrant economic activity in the area. The Corridor is already the location of
choice for many high tech industries and office nodes. The challenge for the City is to
integrate and manage existing, well-established land uses in a manner that has sustainable
benefits for the residents and the City.




3.7     DESIGN GUIDELINES


Design guidelines are necessary as they provide the framework at a local level that gives
shape and form to urban spaces that together shape the City. These guidelines provide basic

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direction for the manner in which buildings should relate to the spaces around them, such as
roads and open spaces, as well as to other buildings. This is important as where there is
synergy between buildings and spaces, the area between buildings takes on a definite form
that adds to the urban character and contributes to the better functioning of the area.

                               Why design guidelines?

                                        Shape and form development
                                        Promote preferred patterns of
                                        development
                                        Add value to the city’s
                                        development policies
                                        Enhance existing natural and
                                        man-made features




      These guidelines inform all development and provide parameters for the interface between the
      public and private spaces.

      3.7.1      General Design Criteria
A sense of identity or place has to be created through the design and placement of buildings.
Built form needs to take cognisance of:
         Variation in the alignment of roofs
         A variety of facades promote diversity and individuality and overcome monotony.
         Screen walls are to be staggered or otherwise articulated.
         Hard landscaping should be restricted to vehicle parking and access zones, essential
         pedestrian pathways and private patios so as to reduce storm water runoff.
         Variation in scale through mixing single and multi-storeyed units in one development
         is encouraged.
         Street frontage should suit the efficient use of the site, the residential amenity and the
         character of the neighbourhood

      3.7.2      Building Standards

      Energy efficient measures to reduce energy requirements and costs are encouraged.
      All SABS and NBR standards must be achieved.

      3.7.3      Neighbourhood Character, Site Layout And Landscaping

         Development should be sited and designed to acknowledge the privacy of abutting
      developments
         The siting of individual dwelling units should avoid long rows of buildings, minimise
      setbacks preferably not position buildings at right angles to the street boundary
         Layouts should respond positively to site features e.g. topography, drainage,
      vegetation
         Good lighting, visibility and surveillance with perimeter lighting on the street frontage
      is encouraged.

      3.7.4      Safety And Security

The guidelines are designed to promote surveillance and visibility; territoriality; access and
escape routes levels of planning and design.

    The placement of windows on the façade of buildings to allow for surveillance from the
    building onto the street and other public spaces.


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    Spaces around buildings should be designed to relate to the built form, so that residents
    can take ownership of the space.
    Property enclosures should be permeable to allow for visual surveillance onto and from
    the street.
    Landscaping should not detract from lines of vision and hiding places should not be
    created.
    Lighting of common spaces such as the perimeter, pathways, and entrance halls.


    3.7.5       Parking And Vehicle Access

           The number of bays in residential developments should be in line with the car
        ownership trends in the particular area and the Town Planning Scheme requirements.
           The access must be in line with mobility policy requirements and the access way
        must be sited so that cars entering the development will not hinder the vehicle
        movement in the public street
           Paved areas must not hamper the efficient management of storm water
           A minimum of one tree for three open parking bays to be planted
           Car parking facilities should not dominate the development or street frontage.

    3.7.6       Variety Of Densities

        Compatibility of densities is a key consideration in restructuring the city and in the
        urban design of local areas.
        Transitional zones can be established where appropriate, so that there are gradual
        increases and decreases in density.


    3.7.7       Movement

Movement in this context refers to pedestrian movement as well as roads for vehicular traffic.

    3.7.8       Pedestrian movement.

        Pedestrian paths, particularly along mobility spines and roads and along public
        transport routes, to be strengthened.Roads And Development Along Roads

Residential developments along mobility spines and roads should have a strong edge with the
road. Perimeter block courtyard buildings as well as linear buildings along the street edge
would be appropriate.




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Example Of Residential Development Along Mobility Spines And Roads




3.8    URBAN DEVELOPMENT BOUNDARY

As one of the tools available to the City to manage growth, an Urban Development Boundary
(UDB) was adopted as part of the city’s Spatial Development Framework. The concept of the
UDB was also an integral component of the 2030 Vision and had already been piloted via the
Provincial Gauteng Spatial Development Framework.

                                         PURPOSE
                         Combat urban sprawl
                         Create economies of urbanisation
                         Focus on in-fill and redevelopment
                         Protect natural environment
                         Support efficient infrastructure provision
                      (capital investment)


       The delineation of the Urban Development Boundary for the City of Johannesburg
       was undertaken in terms of the following considerations and criteria:

       Considering proposed future city structure and growth management strategy
       Availability of bulk engineering and social infrastructure.
       Existing Provincial Urban Edge
       Existing Johannesburg Urban Development Boundary
       Providing limited capacity for future growth, i.e. not restricting development to its
       current extent
       Areas already compromised in terms of development proposals/policy plans
       Excluding areas with no previous compromise in terms of development
       proposals/policy plans
       Strategically located vacant land favourable for infill
       Existing developments, such as Lanseria, Diepsloot and existing peripheral
       settlements in the Deep South
       Housing projects and areas compromised by housing proposals
       Prominent growth areas and emerging areas
       Protecting the Metropolitan Open Space System
       Logical alignment of boundary along existing physical features, to prevent the
       creation of isolated land parcels with no development potential

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       Considering existing developments and proclaimed rights
       Existing municipal boundary and development beyond the municipal boundary

   The refined Urban Development Boundary for the City of Johannesburg applicable to this
   Region is indicated on the Conceptual Regional Spatial Development Framework (Plan
   No. 4).

   The UDB is however, only one form of government intervention to assist growth
   management and its application should be in conjunction with other interventions and
   strategies to influence city structure.

   Other interventions have yet to be fully considered. These could include:

        Fiscal Impact Analysis
        Threshold Public Service Standards
        Land Use and Infrastructure Coordination
        Enterprise Zones/Strategic Development Areas
        Focused Economic Development in Growth Areas (Activity Nodes)
        Targeted Development Areas (Greenfields)
        Zoning
            o Minimum Density Zoning
            o Cluster Zoning
            o Overlay Zoning
            o Incentive Zoning
Impact Fees/Exactions/Bulk Contributions
        Purchase of Development Rights
        Incentives
            o Tax incentives
            o Infrastructure
            o Land and buildings
            o Regulatory reform
            o Finance
Public Transport Orientated Development
        Annexation Plans

Over time, the City will need to determine the most appropriate of these other tools to
complement the UDB and the principles of growth management.




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         3.8.1      CRITERIA FOR   DEVELOPMENT                                    WITHIN           THE        URBAN
                    DEVELOPMENT BOUNDARY

Development within the Urban Development Boundary will be considered in terms of the
prevailing RSDFs, applicable Framework / Precinct Plans for a specific area.

Development outside the Urban Development Boundary will be considered in terms of their
compliance with the following criteria:

         Agriculture
         Conservation Areas / Nature Reserves
         Tourism and related activities (e.g. curio markets)
         Recreational facilities (e.g. hiking trails, hotels, game lodges)
         Farm stalls and allied home industries
         Rural residential uses / agricultural holdings2

Proposed activities that conform to the above uses will be further evaluated noting whether:

         The development is in a proclaimed Nature Conservation Area, or an area that has
         been identified to be ecologically sensitive or contains Red Data Species – proposals
         would not generally be supported in these instances
         The development would have a detrimental effect on the environment – applicable
         environmental legislation will prevail
         Bulk infrastructure capacities would be exceeded – proposals would not generally be
         supported in these instances



    3.8.2           SUBDIVISION OF LAND OUTSIDE THE URBAN DEVELOPMENT
                    BOUNDARY

The subdivision of land outside the Urban Development Boundary will only be allowed if it
complies with the following criteria and associated table:

         Compliance with the land use criteria
         Division is within the parameters of the following Subdivision Table (Table 9)
         An existing second dwelling is not the motivation for the subdivision
         Subdivision of productive agricultural areas with agricultural potential should only be
         allowed in special circumstances and only with the written consent from the National
         Department of Agriculture.
         Where a subdivision is motivated because of a road, river or servitude physically
         severing land, the reason for the severance should be proven. The provision of
         services and registration of servitudes should be to the satisfaction of the local
         authority.

It should be noted that these are interim guidelines for subdivision that will be refined and
tailored to specific areas via the SDF/RSDF revision process 2003/04.




    2
     Any existing or potential building on any portion of land, be it an existing land portion or on future divided land,
    shall be subject to the following:

              o     The building(s) (that may include a dwelling house) shall be designed and / or used in
                    connection with the prevailing agricultural use and / or any use ordinarily incidental thereto.
              o     The land may include arable land, meadows or grassland, vegetable gardens, poultry farms,
                    pigfarms, land used for apiculture, nursery, plantation and orchard, but does not include the
                    following:
                               Land used as a park (Except stipulated conservation areas).
                               Land used or zoned for the purpose of sport.

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Division of Land Categories
Category                Size                    Min Portion
Minor                   4ha And Below           1 Morgen (+/- 0.8ha)
Intermediate            4ha-10ha                1 Ha
Major (a)               10+ha-20ha              2 ha
Major (b)               20+ha                   4ha

General Provisions:

       Once a property has been divided in terms of the criteria above, it may not be
       subdivided again unless there is a material change in circumstance within the broader
       area that would necessitate a review of the Urban Development Boundary. This
       condition is to be included in all division of land application approvals. Consideration
       for re-subdivision may only take place on the outcome of a reviewed urban
       development boundary study.
       There shall be no obligation on Council or UACs to render services in any form
       whatsoever.




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  3.1     STRATEGIC SPATIAL ELEMENTS

  The Spatial Plan is based on seven strategies that address a more sustainable urban
  environment with inherent savings as a result of greater efficiencies. Although these aspects
  are presented here in separate sections, they are inter-related and impact on one-another.

          The elements are:
                 The Movement System
                 Nodal Development
                 Sustainable Neighbourhood Development/Densities
                 Environmental Management
                 Corridor Development.
                 Design guidelines
                 Urban Development Boundary (UDB)

  3.2     MOVEMENT SYSTEM

  The SDF has a range of policy guidelines developed to support the City’s current and future
  transportation needs. An Integrated Transport Plan (ITP) is being developed for the City that
  will consider a much wider base of transportation issues in detail.

AN EFFECTIVE MOVEMENT SYSTEM CAN:
    Support public transport
    Promote accessibility of communities to employment, recreation and social opportunities
    Promote protection of mobility function of major arterials and roads
    Ensure that the movement system directly links with, and is supported by, strong high
    intensity nodes and higher density residential development

          The movement system is seen as one of the key structuring elements within the
          urban area. Cities are to a large extent “movement economies”, and the efficiency of
          the urban system is, therefore, directly related to the efficiency of the movement
          system. Three main strategic issues are at the core of the strategy:
          Changing from a predominantly private vehicle transport system to an appropriate
          public-transport system over the long term
          Ensuring that the mobility function of major roads is retained and enhanced
          Ensuring that the movement system links directly with, and is supported by, strong
          high-intensity mixed-use nodes and higher residential densities.

          In a number of strategic areas, the City’s road system has been compromised over a
          period of time owing to unmanaged location of activities (both legal and illegal) and
          the accesses pertaining to these activities. Uncoordinated management of the levels
          of access on the movement system will have an increasingly negative impact on the
          traffic flows and ultimately on the sustainable development of an area.

          The table below defines various road types and indicates and identifies the
          interrelationship between movement and activity. This comprises the Mobility Policy.




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      DEVELOPMENT COMPONENT                               LAND USE                     FUNCTION AND DESIGN
MOBILITY SPINES

A Mobility Spine is an arterial along which             Nodal                    Mainly for inter regional mobility
through traffic flows with minimum interruption         development              Standard of vehicle intersection spacing tends to
(optimal mobility), whilst development abutting         Higher density           be lower
the spine is in terms of specific policy criteria       residential              No direct access
relating to the type of land use to be                                           Access from side roads or service roads
accommodated and to level of access.                                             Consider pedestrian movement and public
                                                                                 transport services.
Mobility Spines can be sub-classified into Higher                                Provision of pavements for pedestrians
or Lower Order roads. The shift from one order                                   Restrictions on frontage access – controlled
to the other will depend on the intensity of activity                            access
and subsequently the need for the provision of
                                                                                 Provide public transport facilities
more or less accesses.
                                                                                 Ensure pedestrian access

MOBILITY ROADS
                                                        Local nodal              Shorter distance distribution
A Mobility Road carries mainly intra regional           development              Link between the urban main road system and
traffic i.e. Traffic of a local nature. The focus is    Higher density           neighbourhoods
on mobility along the route. It is of a lower order     residential              Limited direct access
than a mobility spine. It often connects mobility                                Ensure pedestrian access
spines or neighbourhood nodes.                                                   Provide public transport facilities
                                                                                 It has a collector function
                                                                                 On site parking must be provided
                                                                                 Provision of pavements for pedestrians
ACTIVITY STREET

An Activity Street is a local street where access       Residential              Accommodate pedestrian intensive uses
to the activity along the street is of paramount        Business                 High level of (direct) access
importance. Mobility is compromised in favour of        Retail                   Speed calming
the activity.                                                                    Provide public transport facilities
                                                        All uses to be of        Activity preferably one block/erf deep
                                                        a local and fine
                                                        grain nature
LOCAL RESIDENTIAL STREET

A Residential Street is a local road that serves        Residential              Provides direct access to residential property
primarily local traffic accessing the served area.      uses                     Facilitates mixed traffic within neighbourhoods
                                                        Low     intensity        safely and at low speed
                                                        non-residential          Provision of pavements for pedestrians
                                                        uses, as per             Feeds into arterial road
                                                        sub-area tables


The uses to be supported adjacent to Mobility Spines and Mobility Roads are only permitted
in designated areas specified in terms of the Development Management / Interventions
Tables per Sub Area and indicated on the Regional Spatial Development Frameworks.

Apart from a roads’ based transport system, the City has an existing rail network that will be
enhanced by the proposed Gautrain project. Rail has the benefit that it can move a large
number of people and that the stations can act as catalysts for development. It is
acknowledged that this important structuring element is not being not being fully utilised
presently.

It is essential to ensure proper integration between road, rail and air transport as well as
between private and public transport options. For this purpose the feeder system servicing
nodes and stations needs to be developed. This will allow passengers to make more choices
between transport modes and would result in greater economies of scale and urban
efficiencies.

3.3        NODAL DEVELOPMENT
Numerous activity nodes have developed throughout Johannesburg and are important
structuring elements within the City. As they develop and re-develop in a cyclical manner,
nodes impact on the surrounding areas. Declining and / or stagnant nodes have a detrimental
impact on both public and private investments. It is therefore, important to manage the growth
of nodes as a strategic element within the urban context at both local and metropolitan levels.


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 Nodal Management serves to:

      Ensure clustering of various activities at appropriate locations
      Support viable public transport
      Create opportunities for people to manufacture, trade and provide services (e.g.
      establishment of markets)
      Maximise opportunities and diversity at accessible points
      Support Inner City focus
      Combat / manage investment leakage and degradation of nodes
      Ensure that re-investment, rather than flight to a ‘new’ node serving the same or
      similar purpose, occurs

The intention of the Nodal Policy is to ensure that the urban structure is sufficiently robust to
allow these urban opportunity areas to adapt to market and demographic changes.

In general terms, nodes have the following fundamental characteristics:

        •    Clustering of activities to achieve economic efficiency
        •    Accessibility via public and private transport
        •    Nodes may accommodate a single land use (e.g. industrial or commercial) or a
             mix of uses. These may include a range of public facilities (e.g. hospitals,
             municipal offices, libraries) depending on the node’s role and function within the
             City.
        •    there is a recognisable centre or core, which supports a pedestrian environment
             and public spaces, but does not necessarily exclude vehicular traffic.

        3.3.1 GENERAL PRINCIPLES

The following generic principles need to be applied to inform nodal development throughout
the City:
    The size (geographic spread) of the node is determined by the node’s function in the City,
    its proximity to and the role of neighbouring nodes. The catchment area for users is
    relative to the node’s size and the types of services offered.
    Density and intensity of development within a node is determined by the mixture of land
    use activities, the supporting transport infrastructure, public facilities and services
    infrastructure.
    The relationship between transportation routes / facilities and land uses are major
    structuring elements of nodes, which in turn structure the City.
         From a City management perspective, the main issues pertaining to a particular node
         relate to:
                  Size and significance
                  Physical configuration/ Classification
                  Nodal cycle phase
                  Relationship to Road Classification (as per Mobility Policy)
                  Integration into the development lattice

        i)       Size and Significance

        The size, scale and significance of the node in relation to the metropolitan area are
        described in terms of it having neighbourhood, district or regional importance.




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                              NODES, SIZE AND SIGNIFICANCE

 Neighbourhood               Serves 1 or more local neighbourhoods
                             Meets local needs
                             Pedestrian friendly
                             Generally have on street parking
                             Situated on mobility roads
 District                    Serves Sub-regional areas or districts
                             Larger than neighbourhood nodes but may still serve the local market as well as the broader
                             community.
                             May have developed from neighbourhood nodes.
                             May have specialised services e.g. offices, industry
                             Public transport access
                             Situated on mobility spines supported by mobility roads*
 Regional                    Regional significance (attract people from city-wide and beyond) due to variety of goods,
                             services and speciality products, based on its scale and development intensity.
                             On site parking
                             Public transport access
                             Situated on mobility spines supported by urban freeways and mobility roads*


ii)         Physical Configuration / Classification
Four classes of activity areas are defined in terms of their configuration; Points, Strips, Activity
Streets and Nodes.
                               CLASSIFICATION OF NODES
       CLASSIFICATION                                            CHARACTERISTICS
Point                                   Contained within one building or development
                                        At the intersection of 2 routes
                                        Good access
                                        Single land use
                                        Single land owner
                                        Low intensity development
                                        Neighbourhood, district or regional significance
                                        E.g. filling stations as neighbourhood points
Strip                                   Linear form
                                        Along a mobility road or spine, preferably on a service road
                                        Single or mixed land uses
                                        Single or multiple land ownership
                                        Movement is vehicle related, not pedestrian focussed
                                        Differs from Activity Street that is pedestrian related.
                                        District or regional significance
                                               th
                                        E.g. 7 Avenue Parktown North
Activity Street                         Mixed use, the traditional “high street”
                                        Pedestrian dominant with slow moving traffic
                                        On street parking
                                        Fine grain urban fabric, short blocks
                                        Maximum length is 10 minute walk
                                        Neighbourhood, district or regional significance
                                               th
                                        E.g. 7 Street Melville
Node                                    At the intersection of metropolitan movement routes – good access
                                        Good public transport
                                        Mixed land uses activities – public and private investment
                                        Intense concentrations of activity
                                        Multi-ownership
                                        Size depends on access
                                        Neighbourhood, district or regional significance
                                        E.g. Sandton


iii)        Nodal Cycle
Cities, and their constituent nodes, go through phases of growth and development, reach
maturity and then decline. In theory, points can grow to become strips or nodes. Nodes can
develop out of activity streets etc. The growth, and decline, of nodes depends on their
location, the road system, infrastructure capacity, proximity to other nodes, the character of
the area as well as need and desirability. The cycle needs to be understood as it affects the
manner in which various nodes are managed as illustrated below.



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                                                         Proposed

                                                   Not yet existing or minimal activity
                                                   in the area.
                                                   The area is well located and is
                                                   approved in Council documents as
                                                   a suitable location for a node.
                                                   Market survey required to give proof
                                                   of need and desirability for new
Stagnant and / or Declining                        proposed nodes
          Node:                                                                                          Emerging
    Characterised      by     economic                                                             Areas that are developing rapidly
    stagnation and subsequent decline                                                              and         require     management
    A lack of development and                                                                      intervention to give direction to the
    investment                                                                                     growth.
    Increased vacancy rates, lower                                                                 Activities are physically structured
    rentals                                                                                        and of a nature that can be grown
    Deteriorating and decaying public                                                              and developed into a node.
    environment, lack of maintenance                                                               There is some clustering of
    and management, crime and grime             CONCEPT OF THE                                     activities, a physical structure and
    and declining number of visitors and                                                           the beginnings of an environment
    users.                                       NODAL CYCLE                                       that      underpin     the     typical
    Potential      demolishment      and                                                           characteristics of a node
    refurbishment of buildings and                                                                 There is suitable land in close
    infrastructure.                                                                                proximity      which    allows     for
    Potential to be revitalised                                                                    expansion
                                                         Mature                                    Growth may be horizontal, or
                                                 Nodes are mature when they                        vertical e.g. intensification of uses
                                                 encompass many of the typical                     through infill and densification.
                                                 characteristics of a node as defined
                                                 above and the land uses are
                                                 intense and there is little or no
                                                 space for new development or
                                                 redevelopment.
                                                 There is usually opportunity for
                                                 expansion through intensification
                                                 (infill and utilisation of remaining
                                                 rights), or by redevelopment within
                                                 the existing nodal boundary
                                                 At this stage of the cycle
                                                 development       may     move     to
                                                 proposed or emerging nodes. This
                                                 can result in flight out of mature
                                                 nodes that can lead to degradation
                                                 and urban decay. Management of
                                                 the node is required to maintain its
                                                 efficiency.




                       iv)        Relationship With Road Classification (As per Mobility Policy)

                       Activity cannot be detached from movement in urban systems.

                     Nodal Relationship With Road Classification (As per Mobility Policy)

                           MOVEMENT COMPONENT                                     RELATIONSHIP TO ACTIVITY AREAS
              Mobility Spine                                                Existing points, strips, activity streets and nodes
              Arterials along which through-traffic flows with              can be found intermittently along the length of a
              minimum interruption (optimal mobility).                      mobility spine. At these areas the mobility function
              Development abutting the spine is in terms of                 may be compromised in favour of activity. New
              specific land uses and levels of access.                      developments to be designed so as not to impede
                                                                            mobility.
              Mobility Road                                                 Mobility roads could connect points, strips, activity
              Carries mainly intra-regional traffic (of a local             streets or nodes, or a mix of these. The areas being
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 nature). The focus is on mobility. It is a lower order   connected are of local or district significance.
 than a Mobility Spine. Connects Mobility Spines or
 neighbourhood nodes.
 Activity Street                                          Points, strips and activity streets of neighbourhood
 A local street where pedestrian movement and             significance. Note: Activity Street is a classification
 access to the activity along the street are of           of both the Nodal and the Movement Policies
 paramount importance. Mobility is compromised in
 favour of activity.

        v)      Integration into the Development Lattice
All the preceding structuring elements are integrated into a conceptual development lattice
encompassing:
            A hierarchy of nodes, occurring at major intersections
            The level of accessibility afforded to each node
            Linkages between nodes via mobility spines and mobility roads
            An extensive public transport network

One advantage of the development lattice is the protection of neighbourhoods where
particular land-use activities, such as residential suburbs, are protected and consolidated.
Unnecessary movements and/or conflicting land-use activities are directed into more
appropriate locations. The diagram below conceptually illustrates the manner in which the
City can accommodate nodes of varying levels of significance and configuration within the
context of the movement system.




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                                                          Local/neighborhood level



                                                          District level



                                                            Regional level



              Residential Road/Street                        Point

               Mobility Road/street
                                                              Neighborhood node
                Mobility Spine
                                                                District node
                Urban Freeway
                                                                Regional node
             Activity
             Street

              Strip



3.3.2   THE NODAL STUDY

A Nodal Study has been undertaken with specific reference to certain identified nodes. These
were: Woodmead; Sunninghill; Bryanston; Fourways; Sandton Business District; Rosebank
with reference to Parktown, Illovo and Melrose Arch; the Marlboro, Wynberg & Eastgate


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Extensions industrial area; City Deep / Kaserne; Baralink; Jabulani; Hyde Park; Midrand;
Bruma / Eastgate; Constantia Kloof and Randburg.

   i)   Nodal Markets in Johannesburg

   The outcome of a property economic assessment of the nodes in Johannesburg
   highlighted the emergence of a number of markets that characterise the development of
   the City as illustrated below.




           A public sector-led intervention and investment market: Development in this
           area occurs predominantly as a result of public investments and public
           development, forming development catalysts. The major areas occur from the
           Inner City southwards, including Soweto, Lenasia, Ennerdale and Orange Farm.
           Isolated pockets of publicly led investment occur in the northern areas, including
           Alexandra, Cosmo City, Diepsloot, Ivory Park and others.

           The Johannesburg Inner City specialist regeneration and rejuvenation
           market: Development within the Inner City is initiated by both the public sector
           and the private sector, which often work in partnership.

           The “mature” market: The consolidation of the property market in an east-west
           band from Parktown northwards to Randburg, Sandton and Woodmead. It is
           characterised by a number of mature activity nodes and associated mobility
           spines, mobility roads and activity streets. In general development activity is
           consolidating in the nodes, but intensifying and expanding along the routes that
           link these nodes.

           The “speculation” market: The supply driven market, situated in a band north
           from the “mature” market to Fourways, Rivonia and Sunninghill. This market is
           driven by property speculation.

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       The nature of the property economics within each market sector requires a tailored
       property management response. :

           “Mature” market: Consolidation and intensification of the nodes, and where
           appropriate in line with the Mobility Policy, directing development along the
           mobility spines and roads, as well as activity streets.

           “Speculation” market: Directing all development into the nodes, combined with
           the total prohibition of development along the mobility spines and roads (until the
           nodes have developed to their capacities).

   The “public-led intervention” market is reliant on public sector funding initiatives that
 can “kick-start” development, for example within the Jabulani node in Soweto. These public-
 led interventions seek to provide a favourable investment environment to which the private
 sector can respond independently or via public-private partnerships.

       The spatial urban structure of these markets is highlighted as follows:

           The “mature” market comprises a series of established nodes that are linked
           through mobility spines and roads, including activity streets. This structure begins
           to form a development lattice, based on a distorted street grid, along which
           development is occurring (at the moment in a hap-hazard and expanding manner
           and often illegally without Council knowledge or consent).

           The “speculation” market comprises a series of emerging nodes, as well as
           emerging mobility spines and roads. The pattern of development is similar to that
           of the aforementioned lattice, but is very much in its infancy. To ensure the
           development of a logical urban structure it is essential that these nodes and
           surrounding areas achieve a level of maturity before development outside the
           nodes (along mobility spines and roads) is allowed.

In the “Mature” Market Area,

       Physical development and growth is managed both within the nodes and along the
       mobility spines and roads, as per this Nodal Policy and the Mobility Policy.
       Development and growth is consolidated within the current nodes. When nodes within
       this band are operating at optimal levels and there is limited opportunity of further
       intensification of land uses, additional development will be located in surrounding
       nodes.
       Only when these are operating at optimal levels, will non-residential development be
       permitted along the mobility spines and roads, and then, it will be within certain
       development parameters and design principles.
       Development “spill over” is therefore subject to the above-mentioned development
       pre-requisites.

       In the “Speculation” Market Area development must be directed into the nodes and
       no development should be permitted along the mobility spines and mobility roads until
       such time as the development pre-requisites of maturity have been met.

In the “Public-led” Market Area

This band includes the previously disadvantaged areas, which never had well defined or
developed nodes. Opportunities presently exist to change this situation and to incorporate
public transport facilities and open space into the nodal system. Vital development
components such a infrastructure, roads, transport and community facilities need to be the
focus of public investment in identified nodes.




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                   3.3.3   MANAGEMENT OF NODES

       Guidelines for the assessment and management of development in existing and proposed
       nodes are noted in the table illustrated below.

                                   NODAL MANAGEMENT GUIDELINES

Urban                        Promote a property owners’ association or Business / City Improvement Districts (CIDs).
Management                   Private sector investment has to be encouraged to locate around public spaces (e.g. public transport facilities)
and
Maintenance
Public                       Pedestrian perspective to dominate. Design of buildings, open spaces, walkways etc to reflect this.
transport and                The size of the node to be determined by easy pedestrian access to all opportunities within the node.
                             Public transport facilities need to be an integral component of the node
pedestrian
focus
Train Stations               Precinct Plans required for all major existing and proposed stations
                             Plans to consider:
                                  o     Residential densification
                                  o     Pedestrian access, linkages and movement
                                  o     Dedicated road-based feeder and distribution systems
                                  o     Road network improvements, (road intersections, station access intersections, parking areas and
                                        facilities).
                                  o     Assessment and the upgrading of service infrastructure
Parking                      Parking for both public and private vehicles should not inhibit pedestrian movement and social activities.
                             Limited on-street parking on the main roads if these are not on mobility spines or roads.
Security                     Security is enhanced when open spaces are well used, have buildings facing onto them, especially residential,
                             where there are people 24 hours a day and the space is lit.
Public                       Health, education, social, religious and other public facilities that attract a constant flow of people should be
Institutions                 used as ‘anchors’ in nodes (aim to maximize private investment in proximity to these facilities).
Surrounding                  Highest intensity of land use must be within the nodes
areas                        The intensity of land uses scales down away from the node into the surrounding urban fabric.
                             Mixed land uses in the node only.
Residential uses             High density residential in and around nodes
                             Residential use encouraged in the same building as other land uses
Horizontal      /            Horizontal spread of nodes to be contained within defined boundaries and according to the road type and
lateral extent of            capacity, infrastructure capacities and neighbourhood character.
the node                     Nodal boundaries as per the Management Tables in the RSDFs, Precinct Plans and/or this policy.
                             The site next to existing non-residential uses in a node and facing on to the main road, may be utilised for lower
                             order uses so as to form an interface with the surrounding residential urban fabric. The extent or geographic or
                             lateral spread of a node is thus contained to within designated nodal boundaries. These boundaries recognise
                             existing and approved (but not lapsed) rights.
Access                       Vehicular access as per the Mobility Policy
Filling Stations             Filling stations to be regarded as neighbourhood points and contained as per the point classification (approval
                             must not result in further non-residential land use change in immediate surroundings).
Informal trade               Market places and facilities to be accommodated in the design.
Public                       Extensive landscaping/colonnades/covered walkways for beautification and protection from the elements.
Environment                  Outdoor spaces must cater for the elderly, young and disabled – e.g. ramps, seating, shade
                             Buildings need to front directly onto the street and have active ground floor uses. In this way they become
                             “walls” and give enclosure.
                             Linkages between the nodes need to be identified in an easily recognisable manner.




       3.4         SUSTAINABLE NEIGHBOURHOODS

       Residential developments should support the urban structure, with the following implications:

                   Residential densification is supported in and around nodes and along the movement
                   network, in support of vibrant nodes and viable public transport.
                   Densification should occur in accordance with Regional Spatial Development
                   Framework (RSDF) guidelines and provide for different densities to complement the
                   urban form and preferred city structure.


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        The development of new residential areas should complement the urban structure,
        through adequate provision for social and economic land uses. This should include
        adequate provision for functional open space as part of the Metropolitan Open Space
        System.
        Layouts should be focused on creating sustainable neighbourhoods with a variety of
        housing options and robustness to meet changing demands over time.

        Housing cannot be viewed in isolation, but should be assessed in conjunction with
        infrastructure services, social services, transportation, economic opportunities and
        the natural environment. Housing should also be addressed in terms of security of
        tenure as well as access to rental stock, services and facilities.

3.4.1   DENSITY POLICY

The SDF promotes the strategic residential densification:

    In and around nodes
    Along mobility spines and mobility roads in support of public transport
    On the periphery of open spaces
    Within areas of focussed public-sector investments (e.g Kliptown, Alexandra)
    In selected areas of strong private sector investment in economic activity as highlighted in
    the RSDFs


                   WHY DENSIFY?
                     Ensures a diversification of housing typologies
                     Promotes adequate provision of social and
                     economic amenities to ensure better quality of life
                     New settlements/developments must promote the
                     optimal use of infrastructure and resources
                     Promote safety through design
                     Reduce travel and transaction costs through
                     appropriate design
                     Rationalisation of housing patterns in relation to
                     urban opportunities and public transportation

        The densification approach has a number of important benefits:

        The viability of existing and proposed public transportation infrastructure and services
        increases in areas of higher densities given the increased potential number of uses.
        Higher density development optimises the use of land and provides accommodation
        in close proximity to urban opportunities.
        Densification promotes the efficient use of existing infrastructure and can be
        implemented in a phased manner with obvious cash-flow advantages.
        Appropriate densification can improve residents’ quality of life as it brings them closer
        to urban opportunities and reduces travel time.
        Densification reduces pressure for the development of open spaces and
        environmentally sensitive areas due to the optimal use of available land.
        Densification together with appropriate sustainability measures can reduce air, water
        and land pollution.

        However, the City also acknowledges that there are concerns about densification:

        Significant public expenditure is needed for the development of an integrated
        movement system, including a reliable and efficient public transport system. There is
        a limited capital fund within the public sector in the short term to either carry the cost
        of actual developments, or to provide infrastructure across the City in support of
        densification.
             The market is largely demand driven and profit oriented. This means that the
             areas of densification and the rate of development in support of densification are

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              dependent on market demand, capital availability and profit. The intention is to
              channel market supply into strategic areas.
        It is hard to find well-located land for housing for the poor.
        Residents have diverse requirements and need areas of both low and high densities.
        Higher-density living environments require an appropriate design to mitigate against
        social stress.
        Higher densities may result in concentrations of air and noise pollution.

        I)        DYNAMICS OF THE JOHANNESBURG SCENARIO
The City has introduced a gross Base Density of 10 units of hectare to guide future residential
developments. Beyond the citywide base density, locational factors may increase the Base
Density figure in accordance with the RSDF’s Density Calculation Table. These factors may
include the proximity of a site / area to one or more of the following: public facilities (e.g.
school, open spaces) and public transport routes. In an instance where an RSDF stipulates a
density of less than the Base Density, the lower RSDF density will prevail.

In all instances, development must not overload the capacity of existing public infrastructure
including bulk services, streets, open spaces and social and community services. Special
note needs to be taken regarding densification in the following instances:

        ii)       Nodes

The Base Density is the minimum density applicable in the City’s nodes. The potential
increase of population within demarcated nodes with their range of employment, recreation,
educational, commercial and retail uses will curtail travel demands. These locations have the
greatest potential for the creation of sustainable patterns of development. Such an increase
in population will assist in urban regeneration, make more intensive use of existing
infrastructure, support local services and employment, encourage affordable housing
provision and sustain alternative modes of travel, such as walking, cycling and public
transport. Increased densities may be controlled in terms of design criteria. In order to
maximise nodal growth, there should, in principle, be no upper limit on the number of
dwellings that may be provided in any node subject to the following safeguards:

              Compliance with existing policies / development plans.
              Avoidance of undue adverse impact on the amenities of existing or future
              adjoining neighbours.
              Availability of adequate services

       iii)       Infill Residential Development

Infill residential development may be facilitated on single sites or on larger sites assembled
from different landowners. In residential areas where a unique ambience and character has
been established owing to particular density or architectural aspects, a balance has to be
struck between the reasonable protection of this character and the desire to encourage
residential infill.

       iv)        Outer Suburbs
These are the outer suburbs on the periphery of the City but within the Urban Development
Boundary. These areas currently represent the largest growth in terms of residential
development within the City and hence provide an opportunity to be developed at appropriate
densities. It is, therefore, recommended that these areas be guided by the base density policy
and design criteria as per the applicable RSDF.

       v)         Historically Disadvantaged Areas
The majority of historically disadvantaged areas were generally developed with higher
densities. The application of a base density would be difficult to apply within existing
townships due to numerous historical abnormalities. However, the base density policy may
be applicable to new developments.


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The aim of densification in these areas is twofold. Firstly to achieve a desired urban fabric that
is in accordance with the established areas of the City. Secondly, it is to aid the much needed
restructuring of these areas.

        vi)       Site Specific Dynamics

In assessing higher density development proposals, Floor Area Ratio (FAR) and coverage are
not the sole criteria that need to be considered. An integrated assessment of site-specifics
and the surroundings needs to consider:
        o        The location and use of adjacent buildings
        o        Street frontage features
        o        The built form and character of adjacent developments
        o        The difference in levels between the subject land and adjacent properties
        o        Direction and distance to local shops, schools, public transport facilities and
                 community amenities
        o        Classification or size of road onto which the development is abutting
        o        Contours and existing vegetation
        o        Existing buildings
        o        Views to and from the site
        o        Access and connection points
        o        Drainage and services
        o        Fences and boundaries

                                 DENSITY CALCULATION TABLE
                CATEGORY                                               CONTROL
Nodes and movement systems as defined                   Density Calculation Table will be used as
in terms of the Nodal and Mobility Policies.            minimum guideline
                                                        Application of design criteria.

Within the Urban Development Boundary.                  Base density will apply.
                                                        Application of design criteria.

Areas requiring consolidation.                          Base density will not apply (historical
                                                        developments).
                                                        Base density to apply to new developments.
                                                        Application of design criteria.


                                                                    GROSS DENSITY: UNITS PER
                                                                           HECTARE
Standard base density
(Can be replace by a different standard density in the sub-                         10
area tables)


LOCATIONS PARAMETER                                            ADDITIONAL UNITS PER HECTARE
                                                               (Cumulative – add to the base
                                                               density)

Within 400m of an office or shopping node                                        10
Adjacent to a node                                               To be determined by the type of node
                                                                                 20

Within 400m of a primary of high school                                              5
Adjacent to (fronting on to) an activity street                                     15
Adjacent to (fronting on to) an mobility road                                       30
 Adjacent to (fronting on to) a mobility spine                                      50
Adjacent to a park                                                                  10
(Public open space system)
Interface – directly adjacent to or opposite a non-                                  5
residential use)
Application merit including:                                   As may be agreed by the applicant, local

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           Historical precedent                              development forum and planning
           Density promotion                                 department on submission of an
           Special merit                                     acceptable site development plan
           Critical assessment of adjacent properties


3.4.2     SETTLEMENTS / HOUSING

Johannesburg has two primary responsibilities in respect of housing. Firstly, it needs to
establish policies and guidelines to direct and focus both public and private, market driven
residential developments in order to achieve the desired spatial form of the City. Secondly,
the City is tasked with addressing the substantial housing backlogs within its area of
jurisdiction via subsidized housing initiatives.

The policies and strategic elements outlined in the SDF and the associated implementation
tools (detailed in Section C) have established the foundations to direct both private and public
investments.

The manner in which low-income, subsidised housing is addressed will dictate the success or
failure of the City to realise the vision of an African World Class City.

Although most of the key issues noted below are not unique to Johannesburg or even
Gauteng Province, they are still prevalent issues the City faces:

                 A significant housing backlog exists (estimates suggest over 240,000 units)1
                 Approximately 100 informal settlements
                 Poverty and low-income levels necessitate the subsidization of housing
                 Current housing delivery programmes lack the social and economic development
                 components required to address historic disparities
                 It is a financial reality that land costs in “well-located” areas nearer the City’s
                 nodes and core tend to be higher than large tracts of land located on the
                 periphery
                 Financial resources for housing provision are limited

The typical “RDP house” typology reflecting a single unit on serviced stand of 250m has
secured tenure and accommodation for tens of thousands of Johannesburg’s citizens.
However, private investment continues to remain low in the City’s old and new historically
marginalised townships. Minimal job opportunities have transpired. The provision of social
facilities has not kept pace with housing delivery. Transportation costs remain, in relative
terms, continue to remain more expensive for these communities. Consequently, the
dormitory nature of old and new townships remains.

Further, the subsidised “give-away” initiatives pertaining to home ownership have addressed
only qualifying beneficiaries (in terms of National Housing Code regulations) and not all
members within low-low/middle income communities. A gap remains between the “give-away”
initiatives for the poorest of the poor qualifiers and non-qualifiers. Non-qualifiers include
households earning a joint income of greater than R3,500.00 rands per month, non-South
African citizens and child-headed households.

Even with the best intentions, from a desired urban structure perspective, peripheral
developments have historically perpetuated sprawl and incurred increased maintenance and
capital costs for the City in terms of engineering and social infrastructure.

Locating and integrating low-income developments adjacent to existing middle/high income
residential areas and/or areas of economic opportunity continues to be a challenge facing the
City. This challenge is premised on land costs and availability, the “Not In my Back Yard”
syndrome and perceptions pertaining to disinvestments.


1
    iGoli 2010
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        i)      HOUSING FOCUS AREAS
New housing initiatives should be developed within defined Housing Focus Areas. These
Focus Areas contribute to the compact urban form in the following ways:
           Strict adherence to the urban development boundary
           Promote the optimal use of infrastructure and resources
           Maximise exchange and minimise transaction costs through their location on the
           movement network
           Situate in close proximity to socio-economic concentrations, thereby optimising
           access to city opportunities and services
           Benefits exceed social, environmental and physical costs
           Promote integration through connectivity
           Work, residential and recreational opportunities are all in close proximity, further
           reducing transaction costs
           Linked to the movement network and operating transportation systems,
           promoting city efficiency
           Provide accessibility to urban opportunities and services, thereby promoting a
           vibrant living environment
           Housing typologies (types of housing) should range according to desirable
           densities and tenure
           Residential infill is supported within the mining belt, in support of integration.
           Provision of road linkages across the mining belt will create linkages to areas on
           the north and south as well as provide access to land in the mining belt.
           Residential infill should be linked to ensure connectivity and integration.
           Provision of rental housing stock is promoted in appropriate locations, notably the
           Inner City.

        ii)     Informal Settlements

Informal settlements continue to proliferate within the City. It is acknowledged that large-scale
mass invasions of the past have, too a large extent, been eliminated. Government’s policy of
intolerance towards land invasions is well stated. However, the number of households
residing in informal settlements continues to grow. The growth is being accommodated in
new, smaller scale settlements or through the expansion of existing ones. The diagrams
below indicate the location of the major informal settlements.




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       Key issues pertaining to Johannesburg’s informal settlements include:

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               Pockets of informal settlements are located throughout the City,
               Some have been established for over a decade
               Most of the informal settlements located on privately owned land is located to the
               north and west of the city
               In most instances informal settlements have remained at the periphery of
               Johannesburg’s economic and social opportunities and have compounded the
               marginalised nature of the communities.
               Numerous buildings (many of which are located centrally e.g. Inner City and
               surrounds) have been invaded
               There is an inter-relationship between hostels and informal settlements in certain
               areas within the City (e.g. City Deep)
               The informal settlements have developed in an extremely dense manner
               presenting serious health and environmental risks (e.g. fire, waste management)
               A number of non-South African citizens and non-qualifiers are living within the
               settlements
               Certain settlements are located in hazardous locations e.g. under high voltage
               power lines, on dolomitic land or within floodlines
               Generally, the provision of basic services is extremely poor.
               Cost recovery for these services is limited
               Shack-farming (landowners allowing settlement of an informal nature without
               provision or with minimal provision of services) is increasingly evident

The City has determined which of the informal settlements require in-situ upgrading and
which owing to locational, social or geo-technical factors require relocation. Approximately
125,000 units will be accommodated in-situ. The prioritisation of the relocation or upgrading
will be determined by a number of factors including the age and condition of the settlement;
prevailing social and economic conditions; availability of suitability located land and/or bulk
services and finance.
        iii)       CONSOLIDATION

The City has adopted an approach of consolidation with respect to areas located peripherally
such as Diepsloot, Orange Farm and Poortjie. This approach seeks to maintain and upgrade
facilities for the existing communities and further expansion beyond existing township
boundaries is not supported. Linkages to economic and social opportunities are facilitated via
the movement system and upgrading of public transport facilities.

        iv)        FOCUS AREAS

Approximately 100,000 units will be developed within the City’s Focus Areas. Current
initiatives in locations such as Alexandra (via the associated Renewal Project), Inner City and
Malvern/Jeppestown (Bad/Better Buildings Programmes and Institutional/ Social Housing
Subsidy), Cosmo City, Baralink, Kliptown and Ivory Park are among the existing housing
focus areas and planning initiatives. In terms of location and the opportunities afforded to
diverse housing typologies, these areas have the potential to support the spatial principles of
the SDF.

The East-West Corridor hosts a number of Housing Focus Areas, notably Braam Fisherville,
the Inner City and Princess Agricultural Holdings. The on-going investigation may reveal
further opportunities for housing.

The map illustrated below indicates the location of present and proposed housing
developments.




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        v)      ADDRESSING THE BACKLOG

In theory, the Informal Settlements strategy and Focus Areas initiatives will accommodate
much of the estimated backlog within the City.
3.5     ENVIRONMENT

3.5.1   Johannesburg Open Space System (JMOSS)

An integral component of the City’s Spatial Plan is a well-defined open space system that
seeks to conserve and enhance the City’s existing and future physical and natural resources.

The inception of the first phase of the Johannesburg Metropolitan Open Space System
(JMOSS) has added value to this component.


                  ENVIRONMENTAL MANAGEMENT IN THE CITY
                         WILL:
                     Support the creation of a network of open spaces
                     which is one of the key elements in providing
                     quality of live
                     Support sustainable storm water catchment
                     practices
                     Protect important environmental areas
                     Promote the prevention and reduction of pollution

JMOSS is an inter-connected and managed network of open space which supports
interactions between social, economic and ecological activities, sustaining and enhancing
both ecological processes and human settlements. These open spaces should perform an
ecological, social and institutional function and contribute to the preservation of the City's

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heritage. Further as densities increase within the City, the need to preserve the finite open
spaces is increasingly important. In many instances this will require the rehabilitation of
degraded vacant land.

        Quality open spaces should be:
           Inviting and accommodating
           Accessible to all residents
           Able to meet local or regional needs
           Suitable for use by multiple generations and differing cultures
           Useable by individuals of various physical and cognitive abilities
           Safe
           Able to accommodate diverse user groups

        Open spaces, such as roads, pedestrian paths and linear parks, can provide a
        network connecting public transportation routes and important community facilities
        such as libraries, schools and sports facilities. Such inter-connected open spaces
        also enhance ecological diversity by providing habitats for the City's fauna and flora.
        A connected system of open spaces is required to minimise storm-water run-off and
        therefore help to protect the City's rivers and streams.

        The stated high-level goals of JMOSS are to:

            Protect water quality
            Provide high quality outdoor recreation, on land and water, accessible to all
            citizens
            Protect and enhance readily identifiable scenic, historic and cultural resources
            Protect habitat diversity for plants and animals
            Maintain critical natural resource based industries e.g. tourism
            Provide places for education and research on ecological, environmental and
            appropriate cultural resources
            Preserve open space for the protection and enhancement of air quality

        The natural elements comprising JMOSS are mapped on the map illustrated below.




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3.5.2   Categorisation of Open Spaces

The six proposed categories relate to current land use as well as provincial planning and
decision support tools (e.g. Gauteng Open Space Plan).

Each of these categories has a number of sub-categories, the inclusion of which has largely
been dictated by the availability of spatial data.


                 PROPOSED CATEGORISATION OF OPEN SPACE


  MAIN CATEGORY                                       SUB-CATEGORIES
                              Nature reserves
                              Botanical gardens
                              Water bodies (buffered by 50 m)
               Existing
                              Undeveloped ridges
                              Bird sanctuaries
 Ecological                   Nature trails
open space                    Areas of “high” conservation value (as determined by specialist
                              ecologist)
                              Areas with “high” habitat diversity (as determined by specialist ecologist)
               Desired        Areas with a low disturbance (as determined by specialist ecologist)
                              Red Data fauna (from GDACEL)
                              Red Data flora (from GDACEL)
                              “Natural” land cover categories
                              Zoological gardens
                              Sports facilities
   Social open space          Recreational facilities
                              Places of interest
                              Places of worship
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                               Libraries
                               Community centres
                               Municipal facilities
                               Airports/airfields
                               Educational facilities
        Institutional
                               Public service facilities (e.g. police stations, post offices etc.)
                               Health facilities (i.e. hospitals and clinics)
                               Cemeteries
                               Historical monuments
                               Museums
                               Art galleries
         Heritage
                               Cemeteries of historical importance
                               Archaeological sites
                               Cultural sites
        Agricultural           Agricultural lands (including urban agriculture)
                               Refuse sites
                               Mine dumps
Prospective open space         Slimes dams
                               Landfill sites
                               Mining land & quarries


3.5.3         Grouping Open Spaces
The various open space categories were grouped into 3 main classes, namely primary,
secondary and tertiary open space.

During the second phase of JMOSS, certain areas placed within the open space network
during Phase 1 may be moved into one of the other categories defined in Table 1.

         i)       Primary open space network

Existing ecological open spaces

All areas within the existing ecological open space category.
All areas are assumed to have equal importance in terms of performing ecological processes
(for example, no distinction will be made between nature reserves and botanical gardens).
These are the core areas of the MOSS.
        The City will not support development in these “non negotiable” areas.

         Desired ecological open spaces includes, as a separate layer, areas to be included
         in the ecological open space network
                          Priority in terms of JMOSS - HIGH


                              Primary open space




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       ii)     Secondary open space

Social open space, institutional, heritage and agriculture.
        Areas within this open space classification may be developed, subject to certain
        conditions.
        Some areas within this open space complement the primary open space network to
        varying degrees, depending on the extent of connectivity between the two types of
        open space. The following distinctions are made:

       Connecting secondary open spaces – these are the secondary open spaces that form
       linkages with primary open spaces and can contribute to the connectivity of the
       primary open space network.

       Supplementary secondary open spaces - these are the secondary open spaces that
       overlap with and extend beyond water bodies and/or ridges (components of the
       primary open space network). This would typically be the case where a river runs
       through a public park or where a dam is located within educational grounds.

                   Priority in terms of JMOSS –
                             MEDIUM            Primary open space
                                                   (e.g. river)




                                                        Supplementary
                                                     secondary open space
                                                       (e.g. recreational
                                                            facility)

       iii)    Tertiary open space

       These open spaces may be developable within the parameters of existing
       environmental legislation.
       Certain of these areas complement the primary open space network to varying
       degrees, depending on the extent of connectivity between the two types of open
       space. Hence, the same differentiation as for the secondary open space is made for
       tertiary open space:
       o      Connecting tertiary open spaces
       o      Supplementary tertiary open spaces
       o      Isolated tertiary open spaces



                                          Isolated secondary
                                              open space




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Finally, it is important to understand that the potential of the JMOSS to deliver the best range
of open space services is dependent on all of these ecosystems being managed collectively
as part of the overall open space system.

          3.5.4    General Development Guidelines

      All planning phases for developments should follow a sustainable development approach
      (i.e. development providing basic environmental, social and economic services to all,
      without threatening the ecological and community)
      Open space and environmental considerations should enjoy precedence over
      development considerations in areas identified with high conservation or recreational
      potential e.g. in areas:
           o        Where the linking of open spaces to form a continuous system is required
           o        In ecologically sensitive areas
           o       Where restoring the ecological balance in a built-up area is required
      Safety and surveillance can be increased by placing roads on one or more sides of an
      open space and orientating developments to face onto open space
      Stormwater should be managed on-site before entering the City’s stormwater system.
      The post-development stormwater run-off should not significantly exceed the pre-
      development values in peak charge for any given storm. The same principle applies to
      pollutant and debris concentrations reaching the watercourses.
      In order to regulate small and larger volumes of runoff, a hierarchical system of retention
      ponds should be considered.
      The overriding principle for peak flow discharge should be to control runoff as close to the
      source as possible.
      In the case of developments with large paved areas or steep slopes a specialist should
      assist in the storm water design in order to ensure that the change in land-use would not
      result in significant changes to specific site run-off characteristics and to prevent siltation,
      erosion and water pollution (i.e. oil catch pits on parking areas).
      Stormwater outlets need to be correctly designed to prevent soil erosion.


3.6       CORRIDOR DEVELOPMENT

The development of corridors has been identified as one of the potential instruments available
to restructure the City into a robust and efficient urban areas.
           PURPOSE OF CORRIDORS IN THE CITY:
              Contributes to the growth and development of the
              city
              Realises economies of urbanisation
              Supports more efficient service provision
              Creates access to opportunities to large numbers of
              the community located in the corridor
              Support public transport
              Major restructuring element

          Corridors are linear tracts of land that contain a variety of transportation modes,
          especially public transport, and a variety of intense and dense land uses.

          It is important to recognise that corridor development does not occur over a short
          period of time. The critical factors to take into account are time frames and phasing of
          development
          Availability of adequate infrastructure
          Development take-up rate
          Basics first
                o Link roads which have a transportation and mobility function first
                o Need strong, viable nodes


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Two corridors have been identified in the City.

The first is the East-West Corridor, which runs midway through Johannesburg from the
eastern boundary linking the industrial development on the East Rand to western boundary of
the City. This Corridor contains the mining belt, which has been traditionally perceived as a
barrier to the integration of the northern and southern parts of the City. With respect to
transportation, there is an existing railway line with a number of associated stations and good
east west road linkages. However, there are few strategically located road linkages to the
north. Many of the existing industrial, commercial, retail and residential areas are not
operating at close to optimal levels.

Due to the central location of the Corridor it has the potential become an integral restructuring
element within the City. The challenge for the City is to optimise the opportunities this area
presents and transform it into a vibrant, mixed-use urban environment with a thriving
economy. The East-West Corridor Study is currently being undertaken. The study will provide
an implementation strategy pinpointing specific key projects.

The second corridor is the North-South Corridor which runs from the Inner City through
Sandton to Midrand and beyond to Tshwane. The N1 / M1 and the proposed Gautrain
stations fall within this Corridor. These factors are likely to attract further development and will
reinforce the vibrant economic activity in the area. The Corridor is already the location of
choice for many high tech industries and office nodes. The challenge for the City is to
integrate and manage existing, well-established land uses in a manner that has sustainable
benefits for the residents and the City.




3.7     DESIGN GUIDELINES


Design guidelines are necessary as they provide the framework at a local level that gives
shape and form to urban spaces that together shape the City. These guidelines provide basic

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direction for the manner in which buildings should relate to the spaces around them, such as
roads and open spaces, as well as to other buildings. This is important as where there is
synergy between buildings and spaces, the area between buildings takes on a definite form
that adds to the urban character and contributes to the better functioning of the area.

                               Why design guidelines?

                                        Shape and form development
                                        Promote preferred patterns of
                                        development
                                        Add value to the city’s
                                        development policies
                                        Enhance existing natural and
                                        man-made features




      These guidelines inform all development and provide parameters for the interface between the
      public and private spaces.

      3.7.1      General Design Criteria
A sense of identity or place has to be created through the design and placement of buildings.
Built form needs to take cognisance of:
         Variation in the alignment of roofs
         A variety of facades promote diversity and individuality and overcome monotony.
         Screen walls are to be staggered or otherwise articulated.
         Hard landscaping should be restricted to vehicle parking and access zones, essential
         pedestrian pathways and private patios so as to reduce storm water runoff.
         Variation in scale through mixing single and multi-storeyed units in one development
         is encouraged.
         Street frontage should suit the efficient use of the site, the residential amenity and the
         character of the neighbourhood

      3.7.2      Building Standards

      Energy efficient measures to reduce energy requirements and costs are encouraged.
      All SABS and NBR standards must be achieved.

      3.7.3      Neighbourhood Character, Site Layout And Landscaping

         Development should be sited and designed to acknowledge the privacy of abutting
      developments
         The siting of individual dwelling units should avoid long rows of buildings, minimise
      setbacks preferably not position buildings at right angles to the street boundary
         Layouts should respond positively to site features e.g. topography, drainage,
      vegetation
         Good lighting, visibility and surveillance with perimeter lighting on the street frontage
      is encouraged.

      3.7.4      Safety And Security

The guidelines are designed to promote surveillance and visibility; territoriality; access and
escape routes levels of planning and design.

    The placement of windows on the façade of buildings to allow for surveillance from the
    building onto the street and other public spaces.


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    Spaces around buildings should be designed to relate to the built form, so that residents
    can take ownership of the space.
    Property enclosures should be permeable to allow for visual surveillance onto and from
    the street.
    Landscaping should not detract from lines of vision and hiding places should not be
    created.
    Lighting of common spaces such as the perimeter, pathways, and entrance halls.


    3.7.5       Parking And Vehicle Access

           The number of bays in residential developments should be in line with the car
        ownership trends in the particular area and the Town Planning Scheme requirements.
           The access must be in line with mobility policy requirements and the access way
        must be sited so that cars entering the development will not hinder the vehicle
        movement in the public street
           Paved areas must not hamper the efficient management of storm water
           A minimum of one tree for three open parking bays to be planted
           Car parking facilities should not dominate the development or street frontage.

    3.7.6       Variety Of Densities

        Compatibility of densities is a key consideration in restructuring the city and in the
        urban design of local areas.
        Transitional zones can be established where appropriate, so that there are gradual
        increases and decreases in density.


    3.7.7       Movement

Movement in this context refers to pedestrian movement as well as roads for vehicular traffic.

    3.7.8       Pedestrian movement.

        Pedestrian paths, particularly along mobility spines and roads and along public
        transport routes, to be strengthened.Roads And Development Along Roads

Residential developments along mobility spines and roads should have a strong edge with the
road. Perimeter block courtyard buildings as well as linear buildings along the street edge
would be appropriate.




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Example Of Residential Development Along Mobility Spines And Roads




3.8    URBAN DEVELOPMENT BOUNDARY

As one of the tools available to the City to manage growth, an Urban Development Boundary
(UDB) was adopted as part of the city’s Spatial Development Framework. The concept of the
UDB was also an integral component of the 2030 Vision and had already been piloted via the
Provincial Gauteng Spatial Development Framework.

                                         PURPOSE
                         Combat urban sprawl
                         Create economies of urbanisation
                         Focus on in-fill and redevelopment
                         Protect natural environment
                         Support efficient infrastructure provision
                      (capital investment)


       The delineation of the Urban Development Boundary for the City of Johannesburg
       was undertaken in terms of the following considerations and criteria:

       Considering proposed future city structure and growth management strategy
       Availability of bulk engineering and social infrastructure.
       Existing Provincial Urban Edge
       Existing Johannesburg Urban Development Boundary
       Providing limited capacity for future growth, i.e. not restricting development to its
       current extent
       Areas already compromised in terms of development proposals/policy plans
       Excluding areas with no previous compromise in terms of development
       proposals/policy plans
       Strategically located vacant land favourable for infill
       Existing developments, such as Lanseria, Diepsloot and existing peripheral
       settlements in the Deep South
       Housing projects and areas compromised by housing proposals
       Prominent growth areas and emerging areas
       Protecting the Metropolitan Open Space System
       Logical alignment of boundary along existing physical features, to prevent the
       creation of isolated land parcels with no development potential

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       Considering existing developments and proclaimed rights
       Existing municipal boundary and development beyond the municipal boundary

   The refined Urban Development Boundary for the City of Johannesburg applicable to this
   Region is indicated on the Conceptual Regional Spatial Development Framework (Plan
   No. 4).

   The UDB is however, only one form of government intervention to assist growth
   management and its application should be in conjunction with other interventions and
   strategies to influence city structure.

   Other interventions have yet to be fully considered. These could include:

        Fiscal Impact Analysis
        Threshold Public Service Standards
        Land Use and Infrastructure Coordination
        Enterprise Zones/Strategic Development Areas
        Focused Economic Development in Growth Areas (Activity Nodes)
        Targeted Development Areas (Greenfields)
        Zoning
            o Minimum Density Zoning
            o Cluster Zoning
            o Overlay Zoning
            o Incentive Zoning
Impact Fees/Exactions/Bulk Contributions
        Purchase of Development Rights
        Incentives
            o Tax incentives
            o Infrastructure
            o Land and buildings
            o Regulatory reform
            o Finance
Public Transport Orientated Development
        Annexation Plans

Over time, the City will need to determine the most appropriate of these other tools to
complement the UDB and the principles of growth management.




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         3.8.1      CRITERIA FOR   DEVELOPMENT                                    WITHIN           THE        URBAN
                    DEVELOPMENT BOUNDARY

Development within the Urban Development Boundary will be considered in terms of the
prevailing RSDFs, applicable Framework / Precinct Plans for a specific area.

Development outside the Urban Development Boundary will be considered in terms of their
compliance with the following criteria:

         Agriculture
         Conservation Areas / Nature Reserves
         Tourism and related activities (e.g. curio markets)
         Recreational facilities (e.g. hiking trails, hotels, game lodges)
         Farm stalls and allied home industries
         Rural residential uses / agricultural holdings2

Proposed activities that conform to the above uses will be further evaluated noting whether:

         The development is in a proclaimed Nature Conservation Area, or an area that has
         been identified to be ecologically sensitive or contains Red Data Species – proposals
         would not generally be supported in these instances
         The development would have a detrimental effect on the environment – applicable
         environmental legislation will prevail
         Bulk infrastructure capacities would be exceeded – proposals would not generally be
         supported in these instances



    3.8.2           SUBDIVISION OF LAND OUTSIDE THE URBAN DEVELOPMENT
                    BOUNDARY

The subdivision of land outside the Urban Development Boundary will only be allowed if it
complies with the following criteria and associated table:

         Compliance with the land use criteria
         Division is within the parameters of the following Subdivision Table (Table 9)
         An existing second dwelling is not the motivation for the subdivision
         Subdivision of productive agricultural areas with agricultural potential should only be
         allowed in special circumstances and only with the written consent from the National
         Department of Agriculture.
         Where a subdivision is motivated because of a road, river or servitude physically
         severing land, the reason for the severance should be proven. The provision of
         services and registration of servitudes should be to the satisfaction of the local
         authority.

It should be noted that these are interim guidelines for subdivision that will be refined and
tailored to specific areas via the SDF/RSDF revision process 2003/04.




    2
     Any existing or potential building on any portion of land, be it an existing land portion or on future divided land,
    shall be subject to the following:

              o     The building(s) (that may include a dwelling house) shall be designed and / or used in
                    connection with the prevailing agricultural use and / or any use ordinarily incidental thereto.
              o     The land may include arable land, meadows or grassland, vegetable gardens, poultry farms,
                    pigfarms, land used for apiculture, nursery, plantation and orchard, but does not include the
                    following:
                               Land used as a park (Except stipulated conservation areas).
                               Land used or zoned for the purpose of sport.

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Division of Land Categories
Category                Size                    Min Portion
Minor                   4ha And Below           1 Morgen (+/- 0.8ha)
Intermediate            4ha-10ha                1 Ha
Major (a)               10+ha-20ha              2 ha
Major (b)               20+ha                   4ha

General Provisions:

       Once a property has been divided in terms of the criteria above, it may not be
       subdivided again unless there is a material change in circumstance within the broader
       area that would necessitate a review of the Urban Development Boundary. This
       condition is to be included in all division of land application approvals. Consideration
       for re-subdivision may only take place on the outcome of a reviewed urban
       development boundary study.
       There shall be no obligation on Council or UACs to render services in any form
       whatsoever.




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                             SECTION FOUR


 REGIONAL SPATIAL DEVELOPMENT FRAMEWORK

                                   (RSDF)




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4.1     PERSPECTIVE

In order to realise the City of Johannesburg’s vision as “A World Class African City”,
development needs to be directed, through applicable policies and interventions, in
order to :

        -      To create a sustainable urban environment.
        -      To ensure urban efficiency of the city’s components.
        -      To ensure optimal accessibility to opportunities and the city
               experience.

4.1.1   REGIONAL GOALS AND DEVELOPMENT OBJECTIVES

The goal for Region 8 was identified using the specific issues and structuring
elements for the Region, as well as the city development principles. The goals are
not confined to land use matters but should ideally be broader to underscore the
importance of holistic planning for the area.

GOAL           Promote investment opportunity and ongoing maintenance
               within the Region

        To promote investment opportunities by creating the necessary preconditions
        and to protect and maintain the established residential areas within the
        region.

Objectives
          Reduce crime levels
          Market the identified special character districts e.g. garment, diamond,
          sports
          Create, and then maintain, public open spaces and existing established
          areas
          Manage informal trade
          Promote public transport within the Region and strategic linkages and
          integration with adjoining regions and the City as a whole
          Provide intermodal transportation facilities
          Provide effective service delivery
          Encourage mixed use within identified areas
          Adopt a zero tolerance policy towards illegal land uses
          Develop financial mechanisms to attract and retain investment
          Promote SMME and Public/Private Partnership, Investment opportunities
          within the region
          Provide alternative housing solutions in line with city policies
          Liase with relevant stakeholders i.t.o. wishes and concerns so as to align
          with the City Vision.

4.1.2   REGIONAL STRUCTURING ELEMENTS

The current city structure is one of the primary influencing factors in determining the
development direction of the city. More specifically, structuring elements within the
City of Johannesburg as applicable to Administrative region 8 may be described as
follows:



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Region 8 and more specifically the Inner City has lost it’s status and investment
drive, due to decline decentralisation and abandonment of investment, linked to
accessibility, as well as safety and security problems. The Council, together with the
Johannesburg Development Agency (JDA), is implementing a plan for revival of the
Inner City.

Structuring elements within the City of Johannesburg as applicable to Administrative
Region 8 may be described as follows:

       1-     Areas within the Inner City / CBD

              This includes predominantly the central portion of Administrative
              Region 8 and is characterised by the presence of older residential
              areas, and the previously declining CBD node.

              Further characteristics may be classified as follows:
       -      The mining belt’s northern extent with constraining factors such as
              undermining, servitudes, surface right permits, mine dumps and
              slimes dams as well as environmental conditions.
       -      Southern road linkages across the mining belt are inadequate.
       -      Infrastructure is old and in some of the CBD and Inner City buildings in
              a severe state of disrepair.
       -      Mine dumps are posing environmental and health threats – dust and
              water pollution.
       -      Development opportunities are not being capitalised, predominantly
              due to perceptions of crime and grime in the CBD/ inner City and the
              trend of attracting business back has not fully been adopted by the
              private sector and business as yet.
       -      Vacant buildings/ warehouses and absent landlords have led to a
              trend of degeneration of buildings, service payment defaults, slum
              lording, illegal uses, crime, decay, and social decline.
       -      Poverty, unemployment, housing, parks, services, all seem
              characteristic of the CBD/ Inner City.
       -      Attempts to regenerate the Region and city, have predominantly been
              led by Province through Blue IQ initiatives, overseen and
              management for the city by JDA. Some of the JDA projects and
              proposals include; Constitutional Hill, Newtown, Nelson Mandela
              Bridge and access ramps, Braamfontein Regeneration, Civic Theatre
              and Centre Precinct, various CID’s and BID’s, Ghandi and other
              square developments, etc.
       -      Bad buildings beyond recovery through the ‘ Better Buildings’
              rehabilitation initiatives, and these ‘Bad Buildings’ need demolition due
              to numerous by-law and health contraventions. Best alternate uses
              for these sites need to be investigated and implemented.
       -      Numerous buildings have been abandoned and fallen fate to illegal
              occupation and uses and need by-law enforcement and appropriate
              conversion to relevant alternate uses.




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       2-      Areas/ suburbs of the region not included into the Inner City /
               CBD

       -       This area includes the more established ‘northern’ and ‘north-eastern’
               residential suburbs of the region, where there is opportunity for
               residential infill and densification.
               Residential areas are under threat from intrusive business and
               commercial uses.
       -       The attraction of the Inner City and CBD is rarely seen as a shopping
               option and the residents of the north and north-eastern sector
               predominantly contribute to the threshold population of surrounding
               regional shopping centres and economic opportunities/ activities.
       -       Engineering infrastructure capacities are not adequate in all areas,
               especially where the Educational, Office, IT, Medical, and alternate
               Housing Precincts are proposed..
       -       Crime, illegal uses, decay, poverty, and social/ housing challenges are
               also in evidence in this sector of the Region.


The policy implication for this Region is therefore to enhance and maintain the urban
qualities of the northern and north-eastern areas, whilst simultaneously adding this
resource base to the economy of the CBD/ Inner City. Major economic driving forces
are required to stimulate the economy and attraction of the CBD. Urban renewal
initiatives and redevelopment opportunities must be exploited. A major ‘beautification
and cleaning up of the perceptions of “crime and grime” need to be entered into.
Social and housing as well as Economic projects need to be the focus for this region.

4.2    REGIONAL ANALYSIS
Refer to Region 8 Analysis Map 3 and Regional Spatial Development
Framework – Map 4

The Region 8 Spatial Development Framework (RSDF), is a conceptual plan
indicating existing major developments (status quo) within the region, and proposed
interventions that will facilitate proposed direction for future development. It is not
site specific or prescriptive on that level, yet the conceptual structuring elements and
planning principles of the SDF would prevail. Detailed precinct plans will in time
address at a more site specific prescriptive and detailed level land use management
and changes. Analysis of this plan indicates development trends and potential within
the region. Further it gives direction to investors, developers, politicians and officials
in terms of a way forward for sustainable development of Region 8, with a longer
term perspective than merely ad-hoc approach of change.

The development direction and proposals eminate from distinct trends, problems,
concern and capacity issues which eminated from public participation forums,
meetings, feedback, comments etc., as well as interaction with Council officials and
Councillors.

Critical issues summary and spatial implications:
         Urban decay is a serious problem in the older residential areas as well as the
         CBD and Inner City. Areas such as Judith’s Paarl, Bertrams, Lorentzville,
         Hilbrow, Yeolville, Berea, etc. are manifesting in social and economic decline
         as well as poor housing and environmental quality.
         There is limited vacant land available in the Region for the promotion of infill
         development or new housing opportunities to address some of the informal
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       settlement located close by. This highlights the need for alternate housing
       solutions, regeneration, and increased densities of housing stock.. There has
       also been numerous conversions of buildings for alternate uses, and
       competition between residential and commercial development for available
       land and prime locations.
       In close proximity is unencumbered mining land which poses development
       opportunity, although with certain constraints. Further environmental
       investigations are required and development should take cognisance of the
       findings of the Mining Land/ E-W ‘Corridor’ Study, presently being
       undertaken.
       Proposals for the development of mining land should give consideration to the
       following aspects:
            o The environmental and health implications associated with radon
               contamination, dust/ air pollution and water pollution.
            o The life span of existing mining activities.
            o The integration with surrounding land uses.
            o The socio-economic implication of development, and the enhancing
               and promotion of strategic city linkages, north - south.
       Mining land is of strategic economic significance and development on this
       land could provide job opportunities to residential communities inside or in
       Region 8. Land in the mining belt is in some instances abandoned and
       under-utilised and subject to the threat of invasion due to severe housing
       shortages in the Metropolitan Area.
       Uncontrolled and unmanaged nodal and development along arterials is a
       threat to prime residential areas affecting property values and the carrying
       capacity of roads and infrastructure.
       Many of the institutional uses, social services and urban facilities in
       Administrative Region 8 are of metropolitan significance and attract an influx
       of people from outside Administrative Region 8 (approximately 800 000
       people per day), resulting in pressure on the levels and standards of service
       delivery within the Region.
       There is limited access to land in the Mining Belt and to the south of the city
       centre- from where the majority of daily migrants reside.
       Residential areas within the mining belt as well as in the older suburbs and
       those suffering ‘decay’ are isolated with minimal supportive services, infra-
       structure and land uses.
       Severe delays in the processing of town planning applications and lack of law
       enforcement are impacting negatively on the property market and business
       and residential environment.
       East-west linkages through the Metropolitan area and within Administrative
       Region 8 area are generally weak. North-south access across the mining belt
       is also extremely limited, particularly from Greater Soweto to Roodepoort and
       the Inner City.
       There is under-utilisation, lack of maintenance and management, and
       deterioration of public open spaces, recreational facilities and social services
       due to lack of maintenance and management. This also results in
       development pressure on parks/ public open spaces in particular.
       Under-utilisation of the rail facility results in the higher utilisation of taxi’s as a
       means of public transport and higher levels of congestion due to
       predominance of private vehicle usage, especially in the north of Region 8.
       There is a lack of supporting development and distributors of public
       commuting around the railway lines and stations for commuters.


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       With the introduction of Gautrain- Rapid Rail Transit is soon to become a
       reality. Urgent attention needs to be given to the promotion of public
       transportation and feeder distributor channels need to be extensive, clean,
       safe, and user friendly. Adequate planning and management of the precincts
       and uses around the stations is required, specifically the anchor station of
       Park Station in Region 8.
       There is a lack of connectivity between open spaces within the region. This
       impacts both on the functionality and maintenance of these resources. Inner
       City parks once regenerated need maintenance and further promotion is
       required of useable open spaces, parks, and squares. The integration of
       open spaces into the Metropolitan Open Space System is required.

The RSDF plan hence attempts to address the abovementioned ‘critical issues’
resulting in an informed proposed futuristic plan of growth direction. Implementation
is supported by the three City Master programmes, supportive Programmes, sub-
programmes, and forecasted and budgeted for prioritised projects. (see Section 5 for
details)

4.3    DEVELOPMENT DIRECTION

By referring to the annexed Map 4 (Conceptual Regional Spatial Development
Framework), the following listed issues are graphically captured, so as to address the
previously mentioned critical issues, as well as problems, wishes and concerns as
elicited from the LIDP review and public participation process.

The following spatial interventions and projects aim to stimulate economic growth
within Region 8 and to facilitate for integration with the city. Tourist initiatives can
also link onto the historic, diverse, cultural and entertainment opportunities created
through some of these initiatives to spur on the local economy of smaller
entrepreneurs and businesses:
        Blue IQ, CPU, JDA and other Projects and Precinct Plans:
        - Constitutional Hill
        - Newtown - Nelson Mandela Bridge
        - Ellis Park Precinct
        - Judiths Paarl- Bertrams
        - Doornfontein IT Hub
        - Inner City rejuvenation (CID’s & BID’s)
        - Braamfontein and Civic Precinct
        - Hillbrow-Yeoville-Berea Rejuvenation
        - Residential and office Maintenance

Rejuvenation and regeneration is usually required when the state of disrepair and
degradation reaches a level of compromise that has been slow and underlying for a
prolonged period of time. In order to ensure that this does not occur, maintenance
and early interventions and recognition of such symptoms are required and
enhancement and upliftment of current assets. For this reason the following
‘precincts’ with unique characteristics were noted as requiring careful attention to
ensure their sustainability and contribution to the region and the city:
        - Office Precinct Enhancement
        - Medical Precinct Enhancement
        - Educational Precinct Enhancement




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Lack of adequate housing stock is a city wide issue which is closely coupled with
resultant informal settlements, squatting, land claims and restitution, illegal uses,
overcrowding, lack of services, poverty, social related problems, unemployment, etc.
In Region 8 specifically the following areas (not exclusive as some covered under
other sections) are faced with such problems which required detailed studies and
implementation/ management programmes:
       Pageview-Vrededorp revitalization and restitution issues
       Malvern-Denver-Cleveland
       Generic regional wide Housing regeneration and upgrade
       Generic regional wide Poverty and Social regeneration and skills
       development and employment opportunities
       East-West Corridor

In order to fulfill the much needed requirements of integrating the city spatially, the
inner City is centrally located and radiates to the rest of the city and provides
employment to numerous outlying regional residents. Certain strategic roads and
linkages are required and need to be supported by the public transport system,
distributor systems and the consolidation and enhancement of nodes within the
region. Given the number of people/ migrants/ commuters traversing the region on a
daily basis attention to the physical environment, parks, etc. need to be focused
upon. For this reason focus needs to be given to the following:
        Strategic N-S road linkages and SOJO
        Public transportation and internal road network
        Gautrain station and precinct planning and feeder distributor system
        Parks, Useable Squares and Open spaces
        Better and Bad Buildings rehabilitation and demolition for best alternate uses
        resp.
        Crime prevention and visibility (CCTV and JMPD)
        By-Law enforcement (Informal trading, illegal uses, overcrowding, slum
        lording, shebeens, etc.)
        Nodal Management


REGION 8 SUB-PROGRAMMES
(REFER TO CIF FOR DETAILED PROJECT LISTING)

       - Settlement Programme (Revitalisation and Upliftment)
       Vrededorp-Pageview

       - Regeneration and upgrade
       Yeoville-Hillbrow-Berea
       Judiths Paarl –Bertrams
       Malvern Denver
       Inner City

       - Strategic Roads
       N/S
       SOJO
       Nelson Mandela Bridge + Newtown M2 on-off ramp access

       - Nodal Policy
       Doornfontein IT hub
       Parktown-Constituition Offices

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       Braamfontein Education
       Esselen-Parktown Medical
       Mayfair
       Inner City Business

       - Management and Law enforcement
       Crime prevention and visibility (CCTV + JMPD)
       Informal trading
       Illegal uses
       Overcrowding
       Slum lording,
       Shebeens
       CID’s
       BID’s
       Taxi Rank
       Public Transport feed distribution




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4.4   SUB-AREA SUBURB LIST


In order to deal with the application of the Region wide goals, objectives and
development policies regarding movement, activity and the environment, it was
necessary to divide Administrative Region 8 into 28 Sub-areas, based on the
following criteria:

  The area covered by community submissions;
  Homogeneity in residential density and character;
  Land use homogeneity;
  Natural/environmental features;
  Economic investment;
  Residential character; and
  Arterials and through roads.


The table below presents a complete list of townships in Administrative Region 8,
divided per Sub-area.

 SUB-AREA 1                         SUB-AREA 2
 Ferreirasdorp                      City & Suburban
 Johannesburg CBD                   Johannesburg CBD
 Marshalltown                       Marshalltown
 Ussher

 SUB-AREA 3                         SUB-AREA 4
 Ferreirasdorp                      The Marshalling Yards
 Newtown
 Westgate

 SUB-AREA 5                         SUB-AREA 6
 Johannesburg CBD                   Braamfontein
 Joubertpark                        Johannesburg CBD

 SUB-AREA 7                         SUB-AREA 8
 City & Suburban                    City & Suburban
 Doornfontein                       Marshalltown
 Johannesburg CBD                   Salisbury Claims
 New Doornfontein
 Troyeville


 SUB-AREA 9                         SUB-AREA 10
 City & Suburban                    Benrose
 Doornfontein North                 Denver Exts 2, 6
 Jeppestown                         Droste Park
 Wolhuter                           Elcedes

 SUB-AREA 11                        SUB-AREA 12
 City West                          Burgersdorp

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 Selby                              Fordsburg
 Selby Ext. 19                      Newtown
 Westgate                           Westgate
 SUB-AREA 13                        SUB-AREA 14
 Parktown                           Braamfontein
                                    Johannesburg CBD



 SUB-AREA 15                        SUB-AREA 16
 Johannesburg CBD                   Berea
                                    Hillbrow
 SUB-AREA 17                        SUB-AREA 18
 Bellevue                           Doornfontein
 Bellevue Central                   New Doornfontein
 Bellevue East                      Troyeville
 Highlands
 Randview
 Yeoville


 SUB-AREA 19                        SUB-AREA 20
 Bellevue Central                   Belgravia
 Bertrams                           Jeppestown
 Judiths Paarl                      Jeppestown South
 Lorentzville                       Spes Bona
                                    Troyeville

 SUB-AREA 21                        SUB-AREA 22
 Bezuidenhout Valley                Killarney
 Denver                             Houghton Estate
 Kensington
 Observatory
 Malvern
 SUB-AREA 23                        SUB-AREA 24
 Forest Town                        Pageview
                                    Mayfair

 SUB-AREA 25                        SUB-AREA 26
 Crown City                         Park Central
 Selby Exts                         Selby
                                    Village Deep
 SUB-AREA 27                        SUB-AREA 28
 Booysens                           Glenesk
 Ophirton                           Stafford
 Reuven                             Trojan Park




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4.5    SUB-AREA DEVELOPMENT CONTROL TABLES


The Tables below provide specific Objectives, Interventions and Guidelines at a more
detailed and local level, required from a Land Use Management (or other sector)
point of view, to achieve the Objectives for the Sub-area. Guidelines for the
implementation of Interventions are provided, inter alia Floor Area Ratio (FAR) or
densities applicable in a specific area. These Interventions and Guidelines should be
used in considering whether development proposals would be appropriate.




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                         SUB-AREA ONE


                                  Financial District

Sub-area 1, housing a number of important financial (e.g. Bank City and Standard
Bank) and other institutions (e.g. Mining Houses and Provincial Government Offices),
should be strengthened as the banking, mining and civil service headquarters of
Gauteng.



                                 DEVELOPMENT

                                   OBJECTIVE 1

To strengthen this Sub-area as the banking, mining, and civil service headquarters of
                                     Gauteng.



             INTERVENTIONS                                         GUIDELINES



 1. Promote mixed land use favouring
    retail and commerce in multi level
    developments



2.    Upgrade/Maintain the urban/ street/              In     accordance     with    approved
     pedestrian environment by implementing                 precinct plans
     and completion of the:

      Main Street Precinct

      Fox Street Upgrade

      Anglo American Precinct

3. Rejuvenate and revitalise the historic
   buildings with appropriate functional land
   uses, focussing on the Rissik Street Post
   Office and the City Hall

4. Create a secure, clean and well-managed                In accordance with law enforcement
    public   environment    conducive    to             policy
    investment.
                                                            Enforce/ Apply Informal Trade

                                                        By means of CIDs


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5. Prohibit informal trade outside Diagonal          Enforce/ Apply Informal           Trade
   Street Market                                   Management Strategy

                                                      Metro Trading Company standards

6. Strengthen and support the Inner Core to
   counter decentralisation.

       Providing policy support and public
       private   partnerships  to   further
       development

       Continuing with City Improvement
       Districts and expand their areas

       Undertaking urban management in
       areas outside CID’s regarding safety
       & security, cleansing, informal trade
       management.      Maintenance      and
       environmental upgrading

7. Assess adequacy of service delivery and
   revise to meet requirements and revise
   infrastructure master plans and augment
   capacity where required.




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                                  SUB-AREA TWO


                                      Inner Core

The homogenous land use character of this area is created by important anchors (the
Carlton Centre, Supreme Court, Sanlam and the ABSA complex). This Sub-area
should be marketed as a mixed use area, focussing on the legal and retail sectors.


                                  DEVELOPMENT
                                  OBJECTIVE ONE

 To promote the sub-area as a mix use with special emphasis on the legal and retail
                                     sectors


              INTERVENTION                                  GUIDELINES

1. Creation of a secure, clean and well             Effective    and   efficient   law
   managed public environment conducive to           enforcement.
   investment.                                      Informal trade only at approved
                                                     market nodes.
                                                    Informal     Trade   Management
                                                     Strategy.
2. Implementation of the High Court Precinct         In accordance with the High
   Plan, focussing on upgrading and                  court City Improvement District
   redevelopment of the High Court City              Informal Trade Management
   Improvement District area.                        Strategy
3. Rejuvenate and revitalise historic buildings      Protect and conserve cultural
   with appropriate functional land uses,            heritage.
   focussing on the Rissik Street Post Office
   and the City Hall.

4. Support and facilitate initiatives by Fox         Effective and efficient law
   Street Development Consortium, link with          enforcement
   Ghandi Square and Carlton Centre                  Informal trade only at approved
                                                     market nodes.
5. Implement the Ernest Oppenheimer       Park       Creation of functional open
    upgrade initiatives.                             space.

6. Prohibit informal trade outside Carlton           Encourage     private  sector
   Parkade and NA Markets.                           investment on Informal Trade
                                                     Market opportunities.
7. Assess adequacy of service delivery and
   revise to meet requirements and revise
   infrastructure master plans and augment
   capacity where required




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                                  SUB-AREA THREE

                              Newtown / Western Sector

Due to the existing character and public investment the Newtown area is being
developed as a Cultural Precinct focusing on creative and cultural industries.


                                   DEVELOPMENT
                                   OBJECTIVE ONE

 To achieve development and investment of a mixed range of uses in the Newtown
                area focussing on creative and cultural industries.


               INTERVENTION                                     GUIDELINES

1. Complete the implementation of the                 Newtown Precinct Plan
   Newtown Urban Design Framework
2. Promote all activities of a cultural and           Proposed Cultural Arc Project
   creative nature within the cultural district.

3. Finalise the Presidential Job Summit               Implement the construction of 4 700
    Housing Pilot Programme                           units
4. Creation of a secure clean and well                In accordance with law enforcement
    managed public environment conducive              policy
    to investment
5. Assess adequacy of service delivery and
   augment capacity where required


                                  DEVELOPMENT
                                   OBJECTIVE 2
          To improve accessibility and mobility within and to this Sub-area.


              INTERVENTIONS                                     GUIDELINES

1. Completion of the construction of Mandela
     Bridge and the M1 Interchange.
2. Monitor and evaluate Main Street                   Main Street Precinct
     Pedestrian and Urban Upgrade Plan.
3. Support and encourage the M2 East off-
   ramp (Crown Interchange) into Goch
   Street.

4. Westgate off-ramp from M2 east into Alexander
    & Anderson Streets to be investigated in
    detail.




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                                SUB-AREA FOUR


                                 Marshalling Yards

This Sub-area forms part of the long-term development strategy and is currently not
envisaged as a priority area.


                                 DEVELOPMENT
                                  OBJECTIVE 1

                 To be aware of the long-term potential of the area.



             INTERVENTIONS                                    GUIDELINES

1. Negotiate with INTERSITE/ TRANSNET/         Joint partnership between Intersite & the
SPOORNET regarding a long-term                 City of Johannesburg
development plan over Marshalling yards
taking into consideration the current
initiatives and processes.




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                                   SUB-AREA FIVE


                              Park Central/ Joubert Park

The development of Sub-area 5 concentrates on the multi-modal transport
interchange at Park City, Joubert Park and focuses on the residential area juxta-
positioned between these. The station links the metropolis with the rest of the
country by rail. The residential area surrounding Joubert Park is in a state of serious
degradation encompassing all the consequent negative impacts. The Johannesburg
Art Gallery is located in Joubert Park and its regional function is under utilised and
should therefore be strengthened. The Western Joubert Park Project, which is
presently a pilot precinct project initiated by Council, aims to develop policies for
urban renewal and residential rehabilitation in the inner city, using precinct based
approach.


                                   DEVELOPMENT
                                    OBJECTIVE 1

            To create effective and efficient inter-modal transport facilities


             INTERVENTIONS                                       GUIDELINES


1.      Complete     Wandereres         Street          Taxi-free streets
     Development Project

2. Complete, monitor and maintain the
   Western Joubert Precinct Pilot Project in
   respect of original project outline.

3. Create an environment conducive to re-            Effective and efficient law enforcement
   investment and sustainable confidence             in accordance with zero tolerance policy

4. Contain informal trade by:                        Law enforcement
       Prohibit informal trade outside Park          Metro Trading Company standards
       Central Market and enforce/apply              Apply Informal Trade Management
       Informal Trade Management                     Strategy
       Strategy




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                                  DEVELOPMENT
                                   OBJECTICE 2

         To reinstate and develop Joubert Park as a functional open space


           INTERVENTIONS                                      GUIDELINES


1. Revise, upgrade and Implement                   Western Joubert Park Precinct Pilot
   Western Joubert Park Framework               Project
                                                   Complete implementation of the
                                                GreenHouse Peoples Environmental
                                                Centre.
                                                   Effective and efficient law enforcement
                                                   DACST- funded City Beautification Arts
                                                & Culture Project.

2. Contain informal trade by:                       Law enforcement
      Prohibit informal trade outside               Metro Trading Company standards
      formalised markets and                        Apply Informal Trade Management
      enforce/apply Informal Trade              Strategy
      Management Strategy



                                  DEVELOPMENT
                                   OBJECTIVE 3

        To revitalise the existing housing environment around Joubert Park.


            INTERVENTIONS                                      GUIDELINES


1. Complete, monitor and maintain the              Ensure sustainability of the established
   Western Joubert Precinct Pilot Project in       advice office/ Council information
   respect of original project outline             neighbourhood centre
                                                   Identify and implement programmes for
                                                   social development

2. Create an environment conducive to re-          Effective and efficient law enforcement
   investment and sustainable confidence.          in accordance with zero tolerance policy
                                                   Eliminate slum-lording
                                                   Informal trade only at predefined
                                                   markets

3. Complete the investigation of possible          Apply Law Enforcement Policy
   urban management structures to ensure:          Link with CCTV Programme
       safety and security

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             INTERVENTIONS                                   GUIDELINES


         maintenance and refurbishment of
         services and buildings
         containing informal trade

4. Assess and provide social amenities in          Take cognisance of Hillbrow
   accordance with approved standards.             Rejuvenation Programme

5.     Assess adequacy of service delivery
     and revise to meet requirements and
     revise infrastructure masterplans and
     augment capacity where required.




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                                  SUB-AREA SIX

                                    Metro Mall

A regeneration process has been initiated for the entire Metro Mall area and the
surroundings.


                                 DEVELOPMENT
                                  OBJECTIVE 1

  To develop and promote this Sub-area as a mixed use focussing on inter-modal
              transportation, and the creation of supporting markets.


               INTERVENTION                                   GUIDELINES

 1.Implement the Metro Mall Development             As per the Metro Mall Development
   Framework on an incremental basis                Framework.
       Phase      01:   relocating   transport
       operators
       Phase 02: shaping Metro Mall
       Phase 03: managing Metro Mall
       Phase 04: development of land parcels
       north of Pimm Street (Sub-area 3)
       Phase 05: development of additional
       transport node (rail)
 2. Create an environment conducive to re-          Effective     and   efficient   law
    investment and sustainable confidence           enforcement in accordance with zero
                                                    tolerance policy
                                                    Apply Informal Trade Management
                                                    Strategy




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                                  SUB-AREA SEVEN


                         New Doornfontein (South of Railway)

The garment and jewellery markets have emerged in this Sub-area. Jewel City is an
impressive cluster of diamond and jewellery industries that houses 80% of the
diamond industry in the country. The Fashion (garment) district is home to a cluster
of garment industry operators.


                                   DEVELOPMENT
                                    OBJECTIVE 1

To provide economic opportunities within a mixed land use, focussing and promoting
                       the garment and jewellery industry


              INTERVENTIONS                                       GUIDELINES


1. Assess the extent of the existing jewellery         JDA Business Plan
   and garment market.

2. Prepare and implement programmes that                   Informal Trade Management
   will enhance the garment and jewellery               Strategy
   industry, with specific reference to:
        Economic incentives
        Eliminating logistical problems
        Social support
        Marketing
        Housing for workers
        Public Environment Upgrade
3. Support conversion of existing single                In accordance with appropriate social
   usage buildings into multi usage entities,           and health standards
   providing for commerce, industry and                 Support high density
   residential                                          Apply social amenity standard matrix

4. Contain informal trade by:                           Law enforcement
       Prohibit informal trade outside Drill            Metro Trading Company standards
       Hall Market and outside future                   Apply Informal Trade Management
       designated markets and                           Strategy
       enforce/apply Informal Trade
       Management Strategy

5. Improve accessibility and mobility by
    investigating the options, feasibility and
    cost/benefit for the extension of Jeppe &
    Bree Streets through Doornfontein linking
    up with Kitchener/Broadway, and south
    via Martizburg to link with
    Maritzburg/Kazerne Interchange

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             INTERVENTIONS                                   GUIDELINES



6. Assess adequacy of service delivery and
   upgrade to meet requirements and revise
   infrastructure master plans and augment
   capacity where required




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                             SUB-AREAS EIGHT & NINE


     City & Suburban, Salisbury Claims, Doornfontein, Jeppestown (West of Railway),
                              Wolhuter, North Doornfontein

Sub-areas 8 and 9, part of the industrial belt running along the M2 East-West, have
the potential of being a viable employment node, focussing on clean and light
industries. Intervention is required to protect and retain this asset.



                                   DEVELOPMENT
                                    OBJECTIVE 1

To revitalise and reinstate these Sub-areas as a viable employment node, focussing
 on clean and light industries supported by appropriate commerce and residential
                                    development.


                INTERVENTIONS                                    GUIDELINES


1. Establish a City Improvement District              In liaison with Central Johannesburg
                                                      Partnership (CJP)
2.     Investigate    financial  mechanisms
     necessary to achieve investment.

3. Investigate and assess the state of the            Apply Law Enforcement Policy
    environment in order to:                          Apply zero tolerance policy to
      Create an environment conducive to              physically derelict buildings, illegal
      investment and confidence                       building and land invasions
      Improve the public environment and              By means of CID
      the provision of public amenities to            Industrial Park
      support the development initiatives

4. Develop Faraday Station as a local modal           Informal Trade Management Strategy
node by:
     Implementing the proposed upgrading
     of the Faraday station and
     transportation termini
     Promote the establishment of a market
     around Faraday station
     Upgrade the sub-ways into safe and
     secure areas
     Investigate and upgrade and/or provide
     supporting amenities (restaurants,
     pubs, banking, post offices etc.) in
     support of the industrial workforce and
     residential population

5. Contain informal trade by:                         Law enforcement

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             INTERVENTIONS                                      GUIDELINES


     Prohibit informal trade outside Faraday          Metro Trading Company standards
     Market                                           Apply Informal Trade Management
                                                      Strategy
6. Implement the Albert Street Precinct               Housing Advisory Board directives
   Development Plan                                   In accordance with the Albert Street
                                                      Precinct Development Plan
7. Improve accessibility and mobility by
    determining the options, feasibility and
    cost/benefit for the extension of Jeppe &
    Bree through Doornfontein linking up with
    Kitchener / Broadway, and south via
    Martizburg to link with Maritzburg /
    Kazerne Interchange

8. Assess adequacy of service delivery and
   revise to meet requirements and revise
   infrastructure masterplans and augment
   capacity where required




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                                   SUB-AREA TEN


                       Droste Park, Benrose, Denver Extensions

Benrose, Droste Park and Denver Extensions are, currently experiencing the
downward economic spiral and should be revitalised and reinstated as a viable
employment node. These areas are also presently experiencing illegal building and
land invasions for residential purposes.


                                   DVELOPMENT
                                   OBJECTIVE 1

To revitalise and reinstate this Sub-area as a viable employment node, focussing on
                                    clean industries


               INTERVENTIONS                                   GUIDELINES


1. Establish an Industrial Development           In liaison with the Johannesburg Central
   Forum or CID                                  Partnership (CJP)

2.     Investigate, in association with the
     Development         Forum,    mechanisms
     necessary for the promotion of industrial
     activities favouring high employment with
     the focus on eliminating manufacturing
     and logistical risks

3. Investigate and assess the state of the
    environment in order to:
     Create an environment conducive to
     investment and confidence
      Improve the public environment and the
     provision of public amenities to support
     the development initiatives

4. Develop George Goch and Denver Station            Apply Informal Trade Management
   as a local modal node by:                         Strategy
      Upgrading of the station and
      transportation termini
      Promote the establishment of a market
      around station
      Upgrade the sub-ways/bridges into
      safe and secure areas
      Investigate and upgrade and/or provide
      supporting amenities (restaurants,
      pubs, banking, post offices etc.) in
      support of the industrial workforce.
      Encourage high density residential
      development in conjunction with
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             INTERVENTIONS                                       GUIDELINES


     National and Provincial Housing
     initiatives

5. Contain informal trade by:                          Law enforcement
    Identifying a neighbourhood and                    Metro Trading Company standards
   destination market that will enhance the            Apply Informal Trade Management
   place of market traders in this Sub-area            Strategy

6. Improve accessibility, physical linkages
and mobility by:
      Investigate and improve the physical
      linkage of this area with the high
      density residential area north of the
      railway line
      Support and encourage the extension
      of Bertrams / Appolonia via Berg over
      Railway into Ruven and Chilvers /
      Denver Freeway Interchange to
      improve road linkages and access
      within the Inner City Eastern Sector
      Encourage and support linkage to IDZ/
      transport logistics hub, City Deep area.

     Support George Goch hostel                   In accordance with National and Provincial
     development framework                        Housing Initiatives




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                                 SUB-AREA ELEVEN


                        Part of Selby, Selby Ext. 19, City West

Sub-area 11, located to the south west of Administrative Region 8 and forming part of
the industrial belt to the south of the Inner City, is experiencing the same problems as
those mentioned for Sub-area 10. Due to the need for employment creation this
asset should be revitalised and reinstated.


                                    DEVELOPMENT
                                     OBJECTIVE 1

To revitalise and reinstate this Sub-area as a viable employment node, focussing on
                                   clean industries.


              INTERVENTIONS                                       GUIDELINES

1. Establish an Industrial Development
   Forum or CID

2.     Investigate    financial  mechanisms
     necessary to achieve investment.

3. Investigate and assess the state of the             Apply Law Enforcement Policy
    environment in order to:                           Apply zero tolerance policy to
     Create an environment conducive to               physically derelict buildings
      investment and confidence                        Apply zero tolerance policy to illicit
     Improve the public environment and the           building and land invasions and
      provision of public amenities to support        residential conversions
      the development initiatives                      Demolish unsafe buildings

4. Investigate and develop a local modal              Apply Informal Trade Management
    node south of Main Reef Road by:                  Strategy
     Providing transportation termini
     Promote the establishment of a market
      around node
     Upgrade the sub-ways/bridges into safe
      and secure areas
     Investigate and upgrade and/or provide
      supporting amenities (restaurants, pubs,
      banking, post offices etc.) in support of
      the industrial workforce.
     Support and encourage high density
      residential development (hostels) in the
      Selby area

5. Contain informal trade by:                         Law enforcement
    Identifying a neighbourhood and                   Metro Trading Company standards
     destination market that will enhance the         Apply Informal Trade Management

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    place of market traders in this Sub-area        Strategy

6. Improve accessibility, physical linkages
    and mobility by:
      Retaining the mobility function of Main
      Reef Road in accordance with a
      detailed transportation management
      and access plan
      Support and encourage improvement
      of Crown City road links and access in
      view of Crown City Development
      Support and encourage the extension
      of Anderson Street westward into Main
      Reef Road




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                                 SUB-AREA TWELVE


                               Fordsburg, Oriental Plaza

The Oriental Plaza, positioned in the middle of this Sub-area, is the local pivot point
around which development should take place. However this area has been left
behind and its potential has not been developed. Although oriental businesses and
residents predominantly occupy this area, the architectural character does not
confirm it.



                                DEVELOPMENT
                                 OBJECTIVE 1
  To promote the development of Fordsburg as a Regional Shopping Centre for the
                                      City.


              INTERVENTIONS                                      GUIDELINES


1. Set up a development forum or CID with            In liaison with CJP
   the view of redeveloping the area

2. Prepare an urban design and development             In association with stakeholders and
   framework promoting the redevelopment              role players
   of Fordsburg in terms of a mixed use                Create strong cultural linkages to the
   strategy,   focussing     on     residential,      Newtown Cultural Precinct east of the
   commercial and industrial uses around the          M1
   Oriental Plaza as the pivot point

3. Investigate financial mechanisms
    necessary to kick-start development

4. Investigate and assess the state of the            Apply Law Enforcement Policy
    environment in order to:                          Apply zero tolerance policy to
     Create an environment conducive to               physically derelict buildings
      investment and confidence                       Apply zero tolerance policy to illicit
     Improve the public environment and the           building and land invasions
      provision of public amenities to support        Demolish unsafe buildings
      the development initiatives
     Assess adequacy of service delivery and
      revise to meet requirements and revise
      infrastructure masterplans and augment
      capacity where required

5. Improve accessibility, physical linkages           Based on an urban design framework
    and mobility by:
     Preparation of a traffic management plan
     focussing on congestion, integration and
     ensuring the mobility function of Main
     and Park Drive
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             INTERVENTIONS                                     GUIDELINES


    Construct/provide on- and off-ramps to
    and from M1
6. Contain informal trade by:                       Law enforcement
    Prohibit informal trade outside organised       Metro Trading Company standards
    markets                                         Apply Informal Trade Management
                                                     Strategy




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                                     SUB-AREA THIRTEEN

         Braamfontein, Braamfontein Werf, Sunnyside, Parktown, Farm Braamfontein.

 The clustering of primarily institutional uses in this Sub-area is to the benefit of Administrative
 Region 8 and should subsequently be enhanced. The presence of other land uses, including
 office and commercial development in this Institutional District is recognised and promoted
 and the necessity to link to the other institutional uses in Region 8, (Braamfontein) is
 acknowledged.



                                         DEVELOPMENT
                                          OBJECTIVE 1

 To strengthen and augment the Institutional District from Parktown to Auckland Park as a
 significant regional node, in terms of:

    Health and medical facilities;
    Training and educational facilities; and
    Media facilities.

               INTERVENTIONS                                         GUIDELINES


  1. Support land use changes                           Uses to be supported: institutional, guest
     complimentary to the existing                      houses, book stores, internet café’s,
     institutional character and function of            medical      consulting    rooms,       hotels,
     this Sub-area.                                     conference facilities, training facilities and
                                                        offices, but no industrial, regional or large
                                                        scale retail.
                                                        No places of entertainment to be allowed
                                                        next to residential uses on the boundary
                                                        of this area.


  2. Formulate an Urban Design Framework                Create strong internal and external
     to optimise the functionality and                  linkages and a sense of place.
     ambience of the area, with specific                Public transport and pedestrian linkages –
     reference to:                                      internal and external traffic congestion.
                                                        Integration through urban design/renewal.
    Pedestrian linkages, security, lighting and
    landscaping.
    Traffic management and public transport.
    Integration of Gas Works Site.
    Integration of Pieter Roos Park, Frank
    Brown Park and Mel Park.




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  3. Compact the institutional belt, through:       Uses to be supported: guest houses,
                                                    book stores, internet café’s, medical
    Support    high    density   residential        consulting rooms, training facilities, but no
    development along arterials (Empire             industrial, regional or large scale retail.
    Road in Parktown, Jan Smuts Avenue, St          No entertainment to be allowed next to
    Andrews Road, Victoria Road and                 residential uses on the boundary of this
    Joubert Street Extension) and around            area.
    nodes (Sunnyside and Parktown).
    Contain commercial development to the
    Parktown Office node, along Empire
    Road and Sunnyside/Media Park Node).



  4. Protection and enhancement of the              By- laws concerning the Parktown Ridge
     conservation area on Parktown Ridge,           Conservation Area, Government Notice
     bounded by Eton Road, Oxford Road,             No. 855, 22 October 1999.
     northern boundary of Parktown between
     Oxford Road and Jan Smuts Avenue.

    Protect existing buildings with National
    Monument Status.
    Promote cultural heritage and significance
    of area as tourism attraction.




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                              SUB-AREA FOURTEEN


                                    Braamfontein

The Braamfontein area, with A & B grade office space and situated near the
institutional belt (Wits University is situated just north of this Sub-area), should be
sustained, creating functional linkages with the institutional belt.


                                   DEVELOPMENT
                                    OBJECTIVE 1
 To reinstate and sustain this area as an A & B grade office area and an institutional
                                        district.


             INTERVENTIONS                                      GUIDELINES


1. Investigate and assess the state of the             Apply Law Enforcement Policy
    environment in order to:                           Apply zero tolerance policy to
        Create an environment conducive to           physically derelict buildings
     investment and confidence                         Apply zero tolerance policy to illicit
        Improve the public environment and           building and land invasions
     the provision of public amenities to              By means of CID
     support the development initiatives

2. Support and promote stronger links                Facilitated by CID
   between Wits, Constitution Hill, Metro and        JDA Business Plan
   Civic Theatre

3.Ensure the mobility functions of De Korte,
Jorissen, Bertha and Joubert Streets.




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                               SUB-AREA FIFTEEN


                       Constitution Hill (North of Smit Street)

The institutional character of Sub-area 15, housing various institutions, should be
promoted and strengthened.

                               DEVELOPMENT
                                 OBJECTIVE 1
       To promote and strengthen the institutional character of this Sub-area.


             INTERVENTIONS                                        GUIDELINES


1.Complete implementation of Constitution           Constitution Hill Precinct Plan
   Hill Redevelopment Framework and
   Precinct Plan.




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                                 SUB-AREA SIXTEEN


                                   Hillbrow and Berea

These neighbourhoods are experiencing change and serious degradation due to, a
transition in occupants to those with low or no income, absentee landlords, illegal
sub-letting and overcrowding. This trend is accompanied by occurrence of social and
safety and security problems. The Hillbrow/Berea Regeneration Initiative, a project
which aims to facilitate the development of local area action plans by the community
and use the planning process to build community in these areas, funded by USAID is
being implemented. The project aims to facilitate participation in the planning process
with a view to using discussion of local development issues as a way of building
community and building a sense of citizenship and encouraging civic behaviour;
developing, in close consultation with the Council, a Local Area Action Plan which
allocates roles and responsibilities to different stakeholders for the development of
the Hillbrow/Berea area as a safe and quality living environment. In progressing
towards these ends, the first planned intervention is to establish a neighbourhood
centre and project centre, similar to the one in Joubert Park. Local neighbourhood
nodes should be encouraged at designated areas and informal trade should be
contained to identified markets. As for the rest of the Inner City, the viability of a
public transport system should be investigated, a zero tolerance policy in terms of
invasions and derelict buildings be implemented and the adequacy of service delivery
be ensured.

                                    DEVELOPMENT
                                     OBJECTIVE 1

T o regenerate this Sub-area into sustainable and viable residential neighbourhoods.


               INTERVENTIONS                                     GUIDELINES


1.    Complete and implement the Hillbrow /           By      means     of   representative
     Berea Regeneration Initiative                    participation
                                                      Local Action Area Plan
2.     Execute/complete       quantitative   and     Building Stock Survey in Hillbrow and
     qualitative research to:                         Berea
         Develop a database composition of
      condition of buildings
      Assessment of the condition and
      capacity of the service infrastructure

3. Support community-based initiatives and              Apply Law Enforcement Policy
   encourage community to:                              Link with CCTV Programme
    Participate and take ownership of the
    revitalisation process
    Participate in formulation safety and
    security      programme   to    restore
    confidence in the area


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              INTERVENTIONS                                      GUIDELINES


4. Reinstate and maintain the mobility                   Apply mobility policy as stated in
   function of Harrow Road and Louis Botha             Section 3
   Avenue

5. Institute a zero tolerance policy in terms of:      In accordance with law enforcement
     Land and building invasions                       policy
     Physically derelict buildings

6. Investigate, formulate and Implement a
   public transport system, focusing on
   linking this area with the CBD

7. Promote the development of local
   neighbourhood nodes between:
    Pretoria, Claim, Kotze and Twist
    Fife, Mitchell, Tudhope and Louis Botha
    In Tudhope, between Barnato and
    Alexandra

8. Contain informal trade by:                          Law enforcement
    Prohibit informal trade outside Quartz             Metro Trading Company standards
    Street and Abel Road Markets as well as            Apply Informal Trade Management
    outside future designated markets                  Strategy




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                              SUB-AREA SEVENTEEN


           Yeoville, Bellevue, Belleveue Central, Bellevue East, Highlands

Sub-area 17 should be regenerated as a viable, sustainable neighbourhood.




                                 DEVELOPMENT
                                  OBJECTIVE 1
To regenerate this Sub-area into sustainable and viable residential neighbourhoods.


              INTERVENTIONS                                     GUIDELINES


1.    Execute/complete      quantitative    and
   qualitative research to:
     Develop a database composition of
     condition of buildings
     Socio-economic profile of the inhabitants
     Community       perceptions,     problems,
     issues, opportunities and constraints
     Development        of     a     community
     organisation database, their standing
     (legitimacy and representation) and
     projects engaged in
     Assessment of the condition and
     capacity of the service infrastructure
2. From the community database formulate              In conjunction with community policing
   and constitute a development forum or              and development fora
   CID to participate and take ownership of
   the revitalisation process

3. Prepare and design a development                   Apply Informal Trade Management
   framework for Rockey Street as a                   Strategy
   neighbourhood node, incorporating a
   traffic access and management plan with
   specific reference to taxi management

4. Establish a dedicated public transport
   routes and related services, focussing on
   connectivity with the inner core, and the
   southern industrial areas

5. Upgrade Hendon, Percy and Cavendish                As per the Mobility Policy in Section 3.
   Roads

6. Investigate and assess the state of the            By     means       of    representative

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              INTERVENTIONS                                       GUIDELINES


   environment in order to:                             participation
    Create an environment conducive to                  Apply Law Enforcement Policy
    investment and confidence                           Apply zero tolerance policy to
    Improve the public environment and the              physically derelict buildings
    provision of public amenities to support            Apply zero tolerance policy to
    the development initiatives (especially             physically derelict buildings
    waste management)                                   Apply zero tolerance policy in terms of
    Prepare a safety and security                       land/building invasions
    programme to restore confidence in the
    area

7. Formulate a revitalisation strategy for each         Maximum density north of Rockey
   residential neighbourhood in association             street
   with the development forum, promoting                Maximum density South of Rockey
   densification.                                       Street to be in line with Yeoville
                                                        Regeneration Initiative Business Plan
8. Contain informal trade by:                           Law enforcement
    Prohibit informal trade outside Yeoville            Metro Trading Company standards
    Central and Tramway Shed Markets                    Apply Informal Trade Management
                                                        Strategy
9. Assess adequacy of service delivery and
   revise to meet requirements and revise
   infrastructure masterplans and augment
   capacity where required

10. Prepare a safety and security programme               By means of representative
    to restore confidence in the area                   participation
                                                          Law enforcement and policing




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                               SUB-AREA EIGHTEEN


         Doornfontein, New Doornfontein, Troyeville (North of Bezuidenhout)

A variety of different land uses is present in this Sub-area. The institutional character
(Technical College and Technikon Witwatersrand) should be promoted and
supported by residential and industrial uses. The possibility of a local modal node at
the Doornfontein Station should be investigated.

                                DEVELOPMENT
                                  OBJECTIVE 1
 To promote and strengthen the educational institutional character of this node with
                        residential and industrial support.


              INTERVENTIONS                                      GUIDELINES


1. Support the establishment of city
   improvement district focussing on:
     Safety and security,
     Stations accessibility,
     Physical upgrade and revitalisation,
     Cleaning and
     Marketing
2. Prepare a design and development                   Integrate residential and industry
   framework, focussing on redevelopment              Promote high densities
   of the industrial land between Beit,               Apply social services/amenity
   Siemert, Curry and Davies as an                    standards
   extension of the tertiary educational node,
   focussing on the provision of housing, and
   industrial / technical education

3. Promote the upgrading and incorporation            Apply     social       services/amenity
   of residential fabric between Saratoga,            standards
   Sherwell, Beit, and End Street focussing
   on affordable rental stock housing

4. Contain informal trade by:                         Law enforcement
    Prohibit informal trade outside                   Metro Trading Company standards
    Doornfontein Station Market and outside           Apply Informal Trade Management
    future designated markets                         Strategy

5. Assess adequacy of service delivery and
   revise to meet requirements and revise
   infrastructure master plans and augment
   capacity where required




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                                DEVELOPMENT
                                  OBJECTIVE 2
            To promote and strengthen the viability of the Sports Precinct


              INTERVENTIONS                                      GUIDELINES


1. Upgrade the Greater Ellis Park Precinct             Implement Greater Ellis Park Precinct
   and residential redevelopment

2. Establish a City Improvement District
   focussing on
     Safety and security,
     Stations accessibility,
     Physical upgrade,
     Cleaning and
     Marketing and promotion of use



                                    DEVELOPMENT
                                     OBJECTIVE 3

To revitalise and reinstate this Sub-area as a viable employment node, focussing on
             mix use (clean and light industries / commerce / residential)


              INTERVENTIONS                                      GUIDELINES


1.    Establish an    Industrial   Development
     Forum or CID

2. Promote, in association with the Business           SMME micro organic goods
   Coalition (CID), upgrading of industries,
   focussing on distribution and
   manufacturing of sporting goods and other
   clean industrial activities

3. Investigate and upgrade and/or provide              Nodal Development
    supporting amenities (restaurants, pubs,
    banks, post offices etc.) in support of the
    industrial workforce




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                                   DEVELOPMENT
                                    OBJECTIVE 4

To improve accessibility, mobility and physical linkages to this Sub-area in support of
                        the other objectives for this Sub-area


              INTERVENTIONS                                     GUIDELINES


1. Support and encourage Kazerne – City
   Deep Dry Port Linkages

2. Investigate options, feasibility and
    cost/benefit for the extension of Jeppe &
    Bree Streets through Doornfontein linking
    up with Kitchener/Broadway, and south
    via Martizburg to link with
    Maritzburg/Kazerne Interchange

3. Support and encourage the extension of
   Bertrams/ Appolonia via Berg over
   Railway into Ruven and upgrade of the
   Chilvers/Denver Urban Freeway
   Interchange to improve road linkages and
   access within the inner City Eastern
   Sector

4. Investigate and develop a local inter-modal
    transportation node at the Doornfontein
    Station by:
         Upgrade the sub-ways/bridges into
      safe and secure areas
         Investigate and upgrade and/or
      provide supporting amenities
      (restaurants, pubs, banking, post offices
      etc.) in support of the industrial
      workforce.




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                                SUB-AREA NINETEEN

                        Betrams, Judiths Paarl and Lorentzville

These neighbourhoods are experiencing change and serious degradation due to, a
transition in occupantsto those with low or no income, absent landlords, illegal sub
letting and overcrowding. Residential buildings are illegally occupied at high
occupancy rates and degrading. The rental and property values are declining and
historical and cultural heritage are being destroyed. The safety and security and
illegal other activities in these neighbourhoods are deteriorating to levels where law
enforcement becomes virtually impossible


                                    DEVELOPMENT
                                     OBJECTIVE 1

   To regenerate this Sub-area into a sustainable residential neighbourhood with
       specific emphasis on the historical, cultural and architectural heritage.


              INTERVENTIONS                                       GUIDELINES


1. Execute a quantitative and qualitative
   research to:
     Develop a database composition of
     condition of buildings
     Socio-economic profile of the inhabitants
     Community        perceptions,   problems,
     issues, opportunities and constraints
     Development        of     a    community
     organisation database, their standing
     (legitimacy and representation) and
     projects engaged in
     Assess the condition and capacity of the
     service infrastructure
2. From the community database formulate
   and constitute a development forum or
   CID to participate and take ownership of
   the revitalisation
3. Formulate a revitalisation strategy in            Promote high densities
   association with the development forum,           Apply appropriate social and open
   promoting redevelopment and                        space norms
   densification (excluding the area bounded         Incorporate buildings of heritage value
   by 1st, Sydney, Queen, Kimberley) by               into design, taking into account the
   formulating a detail Design and                    policy on demolishing of buildings
   Development Framework including:                  Collaborate with the Simon van der Stel
    a Traffic and Access Management Plan              Foundation
     with specific reference to possible traffic
     calming measures in Derby Road
    investigation of old dump site to be used
     as a recycle yard (income generating
     project)
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               INTERVENTIONS                                       GUIDELINES


4. Apply zero tolerance policy in terms of              In accordance with law enforcement
   building invasions and derelict buildings             policy
                                                        Collaborate with the Simon van der Stel
                                                         Foundation
5. Improve mobility and accessibility within
    this Sub-area by:
     Implement a public transport system
      effectively linking this area with the inner
      city
     Reinstate the mobility function of
      Bertrams Road
     Retain Gordon and Berea Roads as
      mobility roads favouring higher densities

6. Promote and support the development of               Allow only neighbourhood orientated
   local neighbourhood nodes by:                         facilities
    Containing the commercial development               Apply Home Enterprises Policy in rest
     along Derby Road by permitting only                 of neighbourhood
     neighbourhood-orientated activities
     within the existing zoning rights. (Derby
     Boulevard)
    Promote the development of a
     neighbourhood node between Derby,
     Bertrams, Gordon and Liddle Road

7. Contain informal trade by:                           Law enforcement
    Identifying a neighbourhood and                     Metro Trading Company standards
     destination market that will enhance the           Apply Informal Trade Management
     place of market traders in this Sub-area            Strategy
    Prohibit informal trade outside designated
     markets

8. Provide social facilities and open space in
   accordance with the densification policy
   with focus on the re-opening and
   upgrading of the community centre

9. Prepare a safety and security programme              By means of representative
   to restore confidence in the area.                    participation
                                                        Law enforcement and policing




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                                   DEVELOPMENT
                                    OBJECTIVE 2

 To promote as a mixed use (light industrial, residential) in the area bounded by 1st,
                       Sydney, Queen, Kimberley Streets.

              INTERVENTIONS                                     GUIDELINES


1. Support and promote owner-occupier light          Multi use
   industrial and residential use                    Clean industry

2. Apply zero tolerance policy in terms of           In accordance with law enforcement
   building invasions, residential conversions,      policy
   shack farming and derelict buildings

3. Assess adequacy of service delivery and
   revise to meet requirements and revise
   infrastructure master plans and augment
   capacity where required




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                               SUB-AREA TWENTY


                       Jeppestown, Malvern West, Troyeville

There has been a change in occupants and consequent change in income level.
Residential buildings are illegally occupied at high occupancy rates and are
degrading. The rental and property values are declining and historical and cultural
heritage are being destroyed. Shack farming is also prevalent in Jeppestown. The
safety and security and other illegal activities in these neighbourhoods are causing
deterioration to levels where law enforcement becomes virtually impossible.

                                 DEVELOPMENT
                                  OBJECTIVE 1
   To upgrade and reinstate this Sub-area as a viable and sustainable residential
  neighbourhood with specific emphasis on the historical, cultural and architectural
                                     heritage.


             INTERVENTIONS                                  GUIDELINES


1. Undertake quantitative and qualitative
   research to:
  Develop a database composition of
  condition of buildings
  Socio economic profile of the inhabitants
  Community perceptions, problems, issues,
  opportunities and constraints
  Development of a community organisation
  database, their standing (legitimacy and
  representation) and projects engaged in
  Assessment of the condition and capacity
  of the service infrastructure

2. From the community database formulate
   and constitute a new development forum
   to participate and take ownership of the
   revitalisation process

3. Allow and support mixed use north of             Promote high residential densities
  Jules Street                                      Commerce 0,3
                                                    Minimum stand size 3000 m²
4. Prepare a development framework                  Maximum Densities
   focussing on:                                    Apply openspace standards
    Redevelopment and increased densities,          Apply social service matrix
    Pedestrian movements                            In association with development
    Neighbourhood nodes,                          forum
    Social facilities and Open space (Maurice       Informal Trade Management
  Freeman Park)                                   Strategy
    Re-opening of roads and re-establish            Take cognisance Jeppe Station
  grid, (focusing on access from Appelonia        Precinct Urban Design Rationale

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              INTERVENTIONS                                   GUIDELINES


 Road in Troyeville)
   Economic incentives to kick-start re-
 development
   Augmentation and refurbishment of
 service infrastructure
   Enhancement of the public environment
 South of Jules Street, also focus on:
   Affordable housing
   Markets and commerce around stations
   Direct linkage (pedestrian / vehicular)
   with Drosty Park / Benrose /
   Jeppestown South Industrial
   Development

5. Apply zero tolerance policy in terms of In accordance with law enforcement
   building invasions, residential conversions, policy
   shack farming and derelict buildings

6. Create a safe and stable environment              In accordance with law
   conducive to redevelopment and                   enforcement policy
   sustaining of confidence eliminating              Apply Informal Trade Strategy
    Illegal land uses,                               In association with Development
    Slum lording                                    Forum/CID/Development Agency
    Derelict buildings
    Building/land invasions
    Illegal street trading

7. Contain informal trade by:                         Law enforcement
    Identifying a neighbourhood and                   Metro Trading Company
  destination market that will enhance the          standards
  place of market traders in this Sub-area            Apply       Informal         Trade
    Prohibit informal trade outside organised       Management Strategy
  markets

8. Update infrastructure master-plans and
  provide/augment services accordingly


                                   DEVELOPMENT
                                    OBJECTIVE 2
 To ensure efficient and effective physical linkages, mobility, accessibility and public
     transport within this Sub-area and between Inner City and Industrial areas.


              INTERVENTIONS                                    GUIDELINES


1. Ensure the optimal use of the existing             Joint Venture with private
   commuter infrastructure, by:                     landowners and Intersite

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              INTERVENTIONS                                      GUIDELINES


   Developing infrastructure in association            Maximum densities
 with Jeppestown revitalisation plan                   Jeppe Station Precinct          Urban
   Create markets and high density                    Design Rationale
 residential along and between stations
   Balance taxi and rail commuter functions

2. Investigate feasibility of realigning John
   Page Drive in order to reintroduce the grid
   pattern

3. Support and encourage Kazerne – City
   Deep Dry Port Linkages

4. Support and encourage the extension of
   Bertrams/Appolonia via Berg over Railway
   into Ruven and Chilvers/Denver Freeway
   Interchange to improve road linkages and
   access within the inner City Eastern
   Sector

5. Reinstate the activity function of Roberts          Commercial development one erf
   Road, focussing on mixed use                       deep. Eastern gateway to city
   development

6. Retain mobility function of Bezuidenhout,             As per Mobility Policy in Section 3.
   Commissioner and Appolonia Roads

7. Improve the Appolonia, Commissioner and
   Grace intersection




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                             SUB-AREA TWENTY ONE



              Observatory, Kensington , Bezuidenhout Valley, Malvern


                                   DEVELOPMENT
                                    OBJECTIVE 1
  To retain and contain this area as a residential neighbourhood and to preserve its
                           special character and ambience.

             INTERVENTIONS                                      GUIDELINES


1.Densification to be supported on merit:        Apply density policy
           Observatory – East of Innes
           Street and North of St Georges
           De Wetshof – North of Marcia
           Cyrildene – North of Hettie and
           East of Esme
           Kensington
           Kensington South


2.Retain mobility function of George Street      Residential use : appropriate densities
and Roberts/ Milner/Langerman by permitting      Non-residential use :
mixed use favouring high density residential     -      apply home Enterprise policy
                                                 -      only local neighbourhood service
                                                        orientated activities
                                                 Apply mobility policy
3.Promote appropriate density development        Apply density policy
between Broadway and 8th Avenue,                 Apply mobility policy
Bezuidenhout Valley

4.Promote appropriate density development        Apply density policy
south of Bezuidenhout, north of Broadway,        Broadway apply mobility policy
west of 2nd Street, Bezuidenhout Valley          Apply Home Enterprise policy between
Contain non residential uses within the          Broadway and Langerman Street.
existing nodes as indicated by the Corridor
5.Promote mixed use between North and            Non-residential use :
Bezuidenhout , 5th and 1st , Bezuidenhout        -       apply home Enterprise policy
Valley                                           -       only local neighbourhood service
                                                 orientated activities
6.For the rest of Bezuidenhout Valley,
promote densification by means of
consolidation and re-development

7.Refrain from commercialisation by:             Only local neighbourhood service
            Applying home Enterprise policy      orientated activities
            Promote mixed use in the “China      Contain to mid block, one erf depth in
            Town” in Derrick Street Cyrildene    Derrick Street between Friedland and

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              INTERVENTIONS                                     GUIDELINES


                                                  Marcia Streets.
Apply Zero tolerance policy in terms of illegal   In accordance with law enforcement policy
land uses

Ensure the protection/preservation of
environmental sensitive areas, with specific
reference to Rhodes Park and Settlers Park

Assessment of infrastructure and
transportation implications, revision of
services master plans and programming of
augmentation. Detail and management
policy.


                                  DEVELOPMENT
                                   OBJECTIVE 2
To upgrade and reinstate Malvern as a sustainable residential neighbourhood and to
 ensure efficient and effective public transport between Malvern and the Inner City
                                 and Industrial areas

              INTERVENTIONS                                     GUIDELINES


                                                  Apply mobility policy
1.Evaluate roles of Main Reef Road and            In accordance with Malvern Revitalisation
Jules Street and develop Jules Street as a        Strategy
mobility road through traffic planning and
selected intersection upgrade.

2. Allow and support mixed use north of           Apply mobility policy
Jules Street / south of Persimmon, Malvern.       In accordance with Malvern Revitalisation
                                                  Strategy

3.Prepare a detailed Design and
Development Framework for Malvern south
of Jules Street, promoting
         Affordable and commerce around
         stations
Direct linkage (pedestrian / vehicular) with
  Benrose / Denver / Cleveland / Heriotdale
  Industrial Development
4.Promote densification of the area north of Apply density policy
Persimmon Street.
5.Strengthen north-south linkages to City
Deep as described in the general objectives
for this Region.

6.Ensure the optimal use of existing
commuter infrastructure, by:

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              INTERVENTIONS                                     GUIDELINES


-       developing infrastructure in
        association with Malvern revitalisation
        Plan
-       Create markets and linkages between
        stations
-       Balance taxi and rail commuter
        functions
7.Investigate and impliment a commuter
shuttle service (rail) between Malvern, Inner
city and Southern Industrial areas, including
City Deep/Kazerne




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                            SUB-AREA TWENTY – TWO




                       HOUGHTON ESTATE, KILLARNEY
   Retain and enhance the residential character and ambience of this Sub-area by
           allowing non-residential development only in dedicated nodes.




                                   DEVELOPMENT
                                    OBJECTIVE 1

   To retain and enhance the residential character and ambience of this sub area


             INTERVENTIONS                                       GUIDELINES


1.Retain the mobility function of 1st Avenue       Apply the Mobility Policy.
and Houghton Drive in                              Apply the Density Policy
      accordance with the mobility policy.

2.Support       high-density     residential Apply the Density Policy.
      development       around     Killarney Apply the Nodal Policy
Shopping Centre as well as between
Riviera Road,     Oxford Road, 8th Avenue,
and River Street.

3.Support and implement the Upper                  Retain and preserve the significant
Houghton     Neighbourhood   Development           architectural and green environmental
Framework (prepared on behalf of the Upper         features of the area in collaboration with
Houghton                                           the community and the National
      Association by Paul Hanger March             Monuments Commission.
1999)

4.Revise and update infrastructure master

5. Along Louis Botha Avenue:                   Apply mobility policy
         Allow offices in existing structures. Apply density policy
         Intensify and promote higher Apply nodal policy
       density residential development.
         Upgrade the intersections of Louis
       Botha Avenue with 1st Avenue and
       with Cavendish Road.




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                               SUB-AREA TWENTY - THREE

                                        Forest Town.

 Forest Town was dealt with as a specific Sub-area, due to its unique character. This suburb
 has high environmental quality and amenity which should be preserved and balanced with
 non-residential development and densification.


                                      DEVELOPMENT
                                       OBJECTIVE 1

             To protect and enhance the existing residential core of Forest Town.


              INTERVENTIONS                                     GUIDELINES


    1. Support residential densification and    Acknowledge and implement community
       diversification in the Forest Town       submission with specific reference to:
       neighbourhood.                              High densities along Oxford and Jan
                                                   Smuts: Refer to the Density Design
                                                   Policy.
                                                   Residential         subdivisions    in
                                                   neighbourhood core to minimum of
                                                   700m2.
                                                   Apply the Mobility Policy




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                             SUB-AREA TWENTY - FOUR


                                    Mayfair,Pageview

Parts of Mayfair and Pageview, being the only residential areas in the west of
Administrative Region 8, should be reinstated and upgraded as a viable and
sustainable residential neighbourhood.



                                 DEVELOPMENT
                                   OBJECTIVE 1
   To reinstate and upgrade this Sub-area as a viable and sustainable residential
                                  neighbourhood.


              INTERVENTIONS                                        GUIDELINES


1. Facilitate the speedy finalisation of land            Security of Tenure
    restitution claims
2. Implement the Vrededorp/Pageview
    Development Framework

3. Investigate and develop a local                       Apply Informal Trade Management
    neighbourhood node on the corner of 17th             Strategy
    and Crauseby:                                        Only local neighbourhood orientated
       Provide a transportation termini                  facilities/activities
       Promote the establishment of a market             Informal trade only in designated area
       around node                                       of market/node

4. Investigate alternatives and relocate the             Apply zero tolerance policy to land and
    informal settlement in the Phuthaditshaba            building invasions
    Transitional Housing Facility (former
    Perscor Building) and promote suitable
    future uses/s for the building

5. Update infrastructure master plans and
   provide services accordingly

6. Improve public environment and facilities
   to support redevelopment


  7. Maintain the existing residential                  Only one subsidiary dwelling unit
     densities to protect and enhance the               allowed.
     neighbourhood character of Mayfair.                Subdivisions     to   be   guided   by
                                                        infrastructure capacity and ranging erf
                                                        size.




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                                  SUB-AREA TWENTY FIVE

                           CROWN CITY / SELBY EXTENSIONS

This area is part of the “Southern Development Corridor” which aims at linking the economic activities
between the N1 and the Golden highway. Major projects, such as Nasrec and Crown City are seen as
catalytic to economic growth.


                               DEVELOPMENT OBJECTIVE 1

    To develop this Sub-area as a mixed land use area focussing on commercial
             (warehousing and distribution) and light industrial activities

                INTERVENTIONS                                             GUIDELINES



 1.Support mix land use in accordance with               Take cognisance of the Crown City
 a detailed design and development                       Development Framework
 framework

 2.Upgrade Crownwood Road with specific
     emphasis on the doubling of the bridge
     over the “spruit”
3. Upgrade the intersection of Crownwood
and Main Reef Road

 4.Create an intermodal node at the                      Negotiate with SARCC
 Crownwood Station by upgrading the
 station and making provision for a market at
 the station
 5. Investigate the possible upgrade of
 Planet Street and the eastward extension
 thereof to link into the Pat Mbatha Bus and
 Taxiway in order to alleviate the pressure
 on Main Reef Road as well as the provision
 of on and off ramps on the M1

 6. Investigate the feasibility of an
 interchange with the Soweto Highway from
 Crownwood Road




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                              SUB-AREA TWENTY SIX

                    SELBY / PARK CENTRAL / VILLAGE DEEP

These are the predominantly industrial areas of Selby, Park Central, New Centre,
Wemmer, Village Deep and Village Main. Some of these areas show signs of serious
deterioration. Mixed uses are found along some major arterials e.g. Booysens Road
and Eloff Street Extension. The railway line is the southern border of the Sub-area
and runs east-west through the industrial belt. The former Top Star Drive Inn is
currently used as a place of entertainment. The Sub-area is ideally located in terms
of accessibility within the City.



                           DEVELOPMENT OBJECTIVE 1

To reinstate and enhance this Sub-area as a viable industrial / commercial mixed use
                                       area

              INTERVENTIONS                                     GUIDELINES


1. Take steps to retain the pollution at the
mine dump and to control the surface water
run off.


  2. Retain the mobility function of Booysens    Apply the Mobility Policy
      Road, Eloff Street Extension,
      Rosettenville Road, Wemmer Pan
      Road
3. Investigate the establishment of a City
      Improvement District to address:
        Safety and security
        Invasion of buildings
        Economic Revitalisation Plan
Conversion incentives (residential and
industrial)
4. Apply a zero tolerance policy in terms of         In accordance with law enforcement
     building invasions and illegal land uses.       policy and the Town Planning Scheme




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                            SUB-AREA TWENTY- SEVEN

                        BOOYSENS / OPHIRTON / REUVEN

This area, which forms part of the east-west industrial belt in the city, is bound by the
N1 in the west, Treu Road and the railway line in the north and Booysens Road /
Heronmere Road in the east. Although the area is predominantly industrial,
residential uses occur in the southern portion of Booysens. Ophirton is an older
industrial, business and commercial township located between the M1 and the
mining land.

There is conflict between the industrial and residential uses, particularly in Booysens.
Problems are: unauthorised uses, parking, through traffic, lack of facilities, lack of
vegetation, slumlording, crime, litter, illegal trading, traffic and street lights out of
order, sewerage / water leaks.

Klip River Drive, a major collector linking the CBD to the Southern Suburbs, has
varied land uses located along it (e.g. three and four storey flats) which are in a poor
state of repair. Access is problematic as traffic to non-residential uses are channeled
through residential areas.


                               DEVELOPMENT OBJECTIVE 1

                       To regenerate this as a functional mixed use area


              INTERVENTIONS                                      GUIDELINES


1. Home Enterprises are to act as a buffer Apply the Booysens Policy , 1991 with the
between residential uses and mixed land following revisions:
uses and are to be controlled.                Permitting offices as per approved
                                              policy to be extended up to the western
                                              side of Nelson Street.
                                              Only erven fronting onto Nelson Street
                                              could be supported for Home
                                              Enterprises

2. Improve the law enforcement in the area to
    manage overcrowding and slumlording,
    litter and informal trade.
3. Undertake transportation and traffic study
         to assess need for taxi rank and
         Improved traffic management.

4.   Alamein Road:                                Apply the Mobility and Nodal Policies to the
     Although Alamein is classified as a          remainder of Alamein road.
     mobility road, support change of use
     (one erf deep) from residential to Home
     Enterprises only between the M1 and
     Southdale Shopping Centre.


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             INTERVENTIONS                                     GUIDELINES


5. Revisit and update the Booysens Policy       Consult with the Booysens Business
1991                                            Forum, Sojo and other stakeholders in the
                                                Sub-area.
  6.Retain industrial land uses/zoning in
  Ophirton and Reuven.




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                            SUB-AREA TWENTY EIGHT

                     GLENESK / STAFFORD / TROJAN PARK

This Sub-area is bounded by the railway line to the north, Booysens and Heronmere
Roads to the west, Turf Club Road in the east.

The area also consists of an agglomeration of recreation facilities of metropolitan
significance such as Hector Norris Park, Rand Stadium, Turffontein Racecourse, a
sports club and sports fields.

A prominent feature is the Robinson Deep landfill site west of Turffontein Road. It has
a medium / long term strategy of 15 years.

A strip of industrial activity is located along the dump’s eastern edge on Turffontein
Road. To the south of the dump the fire brigade and other non-residential land uses
form a buffer for the residential township of Turffontein south of Turf Club Road. Due
to the tracts of open space created by the recreational facilities and past mining
activities, safety and security is of concern in the area.

Glenesk is a small triangular residential township with a business development strip,
set in the middle of the industrial and commercial zone, just north of the Turffontein
Race Course. The area is under pressure for redevelopment to non-residential uses.
The Glenesk Housing Estate is situated to the east, across La Rochelle Road.



                          DEVELOPMENT OBJECTIVE 1

                       To create a healthy natural environment



             INTERVENTIONS                                       GUIDELINES


 1. Robinson Landfill:                              Ensure that the removal of the mine
      Improve security at the dump to avert         dump does not compromise
        vagrancy and its associated health          environmental health.
        risks.                                  Ensure that a radon study is undertaken
                                                prior to development.
 2. Environment:
   Investigate measures to contain
     environmental concerns such as mine
     dust, illegal dumping and littering.




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                          DEVELOPMENT OBJECTIVE 2

To strengthen and enhance the area’s role as a regional recreation node and it’s
tourism potential.


             INTERVENTIONS                                     GUIDELINES


 1. Turf Club Road: (Classified as a mobility       Apply the Mobility Policy
 road)                                              Apply the Nodal Policy
                                                    Where possible, incorporate wide road
 Ensure appropriate development along Turf          reserves into adjacent erven along Turf
 Club Road                                          Club Road.

   2. Support proposals in line with such       Collaborate with stakeholders in the
      activities (including residential and     upliftment of the area.
      business developments that enhance
      the aesthetics of the area).
      Improve the existing sports facilities.
      Protect and enhance existing parks
 and opens spaces in the area.




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                               SECTION FIVE

         CITY DEVELOPMENT PROGRAMMES /
            REGIONAL SUB-PROGRAMMES




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      5.1. INTRODUCTION:
                                                               PURPOSE
Historically, physical planning and the     •  To improve the City’s service delivery
provision of infrastructure have, to a         through infrastructure and services that is
large extent, been fragmented. Beyond          planned, delivered, upgraded or managed in
the obvious historical apartheid               ways that support the City’s vision and
disparities in service provision, the lack     priorities.
of a long term, clear vision within the     •   To direct future public and private
City has been one of the primary               investment
obstacles towards efficient and             •  To identify types of infrastructure and
effective medium-long term service
                                               services planning and implementation
provision. The 2030 Economic Strategy
(2002) has recently determined the             choices
long-term vision for the City.
Accordingly, the Council and the
Utilities, Agencies and Corporation have an obligation to ensure that services rendered are in
line with an African World Class City goal and according to the direction that the SDF is
providing.

5.2      Management Programmes

The packaging of development and infrastructure issues into Programmes provides a
comprehensive solution and set of specific actions to address a number of development and
infrastructure. These will deliver benefits by integrating infrastructure and development
proposals to ensure co-ordinated implementation. It is important to note that a programme
does not have to be area bounded but can also be issue related or related to a specific
sector. It is important to note that the programme relate to only capital investment and
planning. The following is an illustration of the benefits of a programme approach.


         Identification of commonalities and grouping issues across planning regions
         Recognizing unique approaches required for each area or issue
         Allowing for linkages to other planning processes
         Accommodating the integration and co-ordination of inputs from various processes
         The comparing of “wish lists” and budget realities is possible
         Identification of short term catalytic initiatives
         It is the basis for monitoring of progress and impact

The following are broad definitions for each of the identified programmes:

      5.2.1   City Foundations Master Programme (City Present)

This is a Master Programme comprising of two programmes: the Established Areas
Programme and the Environmental Areas Programme.

The emphasis of this Master Programme is to maintain and wherever possible enhance the
City’s existing resources, both with respect to natural environmental assets and developed
infrastructure.




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                         MASTER PROGRAMME
                                X3


                              PROGRAMME
                                  X8


                         SUB-PROGRAMMES X
                                 43


                             PROJECTS         X 100’S




       i)       Established Areas Programme

Parts of the city are well established and have developed over time. In relative terms, these
services function well and the focus of the programme is to maintain and refurbish these
services.

       ii)      Conservation Programme

There are some areas of the city that, for environmental, economic or other reasons, should
not be developed as mainstream urban activity areas. These should be considered within the
context of the Johannesburg Metropolitan Open Space System (JMOSS) and the urban
development boundary.

Some areas may need to be preserved as formalised Conservation Areas, others as rural or
agricultural areas. A number of the areas have been identified as having recreation or
tourism potential.


   5.2.2     Metropolitan Development Master Programme (City Past)

This Master Programme comprises of three Programmes: the Consolidation Programme, the
Upgrade and Regeneration Programme and the Settlement Programme.

This Master Programme seeks to cluster the historically disadvantaged areas, whilst
acknowledging that several developmental approaches are required to overcome the variety
of issues within each area.

The need to significantly increase quality of life within these existing communities via the
provision of formal housing and engineering and social services necessitates a capital
investment programme that addresses backlogs as well as the upgrading and maintenance
of existing infrastructure.



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       i)      Consolidation Programme

The city’s previously disadvantaged areas require a package of strategic interventions that
will ‘normalise’ them and allow them to develop as viable, self-sustaining communities.

Within the marginalized, formal townships of the City, levels of service provision may need to
be improved, economic activity stimulated and a variety of other spatial and non-spatial
interventions required. It is important to note that these interventions may not all be within the
mandate of the City, specifically with regard to certain social and welfare functions.

Where these areas are beyond the defined urban development boundary of the city, the
development rationale is to contain development within the defined boundaries to provide
greater economies of scale and to curb urban sprawl.

The rationale with respect to marginalized formal townships within the urban development
boundary is to integrate them functionally with the core economic areas within the city
(Established Areas).

The upgrading of gravel roads is integral to this Programme.

The purpose of this programme is to identify the interventions that will have most impact on
the development and growth of these areas and the respective communities


       ii)     Upgrade And Redevelopment Programme

Within the City, a number of priority areas have been subjected to intensive planning and re-
investment due to the inherent opportunities, qualities and resources of the particular area.
The Central Business District of the City and Alexandra Township are two notable and
popular examples.

Some areas of the city have become run down over time due to a variety of reasons such as
neglect and lack of financial input. The problems in these areas are both physical (e.g. bad
buildings and lack of service maintenance) and social (e.g. social problems such as
gangsterism or substance abuse). Programmes already exist for two of these areas, namely
Alexandra and the Inner City.

       iii)    Settlement Programme

The City needs to address an estimated housing backlog of over 200,000 households both in
terms of quantity as well as quantity and within the context of the stated vision of an African
World Class City. Simply put, the development approach can make or break the City; it can
achieve or fail in respect of its stated objectives.

It is vital that the provision of new housing and the associated infrastructure is provided in a
way that contributes to the concept of sustainable environments and communities.

The primary objective of this Programme is to ensure that new subsidised housing projects
are well located within the urban system and can be integrated into the city.

The Programme targets the upgrading and formalisation of informal settlements and the way
the City deals with upgrading informal settlements. Fundamental issues such as housing
typologies and densities will also be components of this programme.



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   5.2.3    Strategic Interventions Master Programme (City Future)

This Master Programme comprises two programmes: the Opportunity Areas Programme, the
Strategic Roads Programme and the Nodal Programme.

Whilst acknowledging the need to maintain, upgrade and facilitate new infrastructure within
the existing areas of the City and within applicable fiscal constraints, the Strategic
Interventions Master Programme focuses attention and potential investment on desirable
development scenarios in the future. The sub-programmes emanating from this Master
Programme suggest a number of strategic interventions that can unlock economic potential
within the City. Naturally, these areas are focused within the context of an urban
development boundary and do not seek to develop on peripheral areas of the City.




       i)      New opportunity areas programme

A number of areas of growth potential have been identified in the city. The areas have been
identified given unique attributes and compliance with accepted planning principles.

These vary in extent, the types of opportunities they may be suitable for and current land
use. In certain instances planning initiatives have been undertaken, others have yet to be
subjected to any detailed studies.

For the purpose of the Programme, the various opportunities have been classified as:

               a. Corridors

The east / west and north / south corridors are integral elements of the spatial development
framework. These are broad areas of land containing major transportation structures and
may potentially support a high concentration of residential densities and economic activity.

               b. New development

Strategically located vacant land parcels and brownfield sites exist within the city’s urban
development boundary. These can be developed in a manner that supports the key
development strategies and goals of the city.

               c. Redevelopment, Densification and Infill

Certain components of the city do not function optimally and require interventions to facilitate
new development. Other components may be improved by fostering redevelopment of
specific portions. Redevelopment could involve intensifying the land uses, or conversely,
creating open space in densely developed areas.

It is an accepted principle that appropriate densities are required to support public
transportation and support land uses within the urban development boundary. Appropriate
densification strategies should be implemented in areas where it will have the greatest
impact in achieving a commuting pattern that focuses on public rather than private
transportation.

Infill development relates to the development of vacant portions of land that are found
between existing developed land parcels.

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       ii)     The Mobility And Connectivity Programme

The need to physically link and integrate marginalized and historically disadvantaged
communities to the economic heart of the city is central to the developmental rationale of the
capital investment framework. A series of strategic interventions in respect of roads will begin
to address this need.

This programme has identified and listed the most strategically important road projects that
would have citywide impact and significance.

Roads that improve accessibility, promote integration of communities and promote
development in desired areas are prioritised under this programme.

Similarly, there are a number of major intersections and existing roads that need upgrading.
Certain road proposals are listed in certain strategically located areas to alleviate congestion
or to open up land for development.

Traffic calming measures and traffic light upgrading are required throughout the city and are
listed accordingly.

Note that the resurfacing of existing gravel roads is part of the consolidation programme,
except where these are roads that have strategic citywide significance.
 (e.g. SOJO)


5.3    Programme Prioritisation and Budget Alignment

With the sectoral alignment and prioritisation of programmes, it is important to ensure that
the necessary budget alignment is achieved. This implies that, whenever an initiative is
launched in a specific area, that all relevant line function departments have budgeted
sufficiently for this in order to ensure that the initiative can be implemented in its totality. The
capital budget alignment of projects and programmes is essential in order to ensure that
implementation is really achieved. Without financial alignment all the above processes and
programmes will remain initiatives on paper with virtually no impact on the ground.

If these programmes and plans are not efficiently implemented on the ground, the Urban
Development Boundary will have no support and therefore it will come under immense
pressure and/or become obsolete.

A assessment matrix comparing each of the programmes to the city priority criteria was
developed. It assesses the level of inter-relationship in terms of direct impact on each of the
above. The result was a specific weight per master program that is utilised in a prioritisation
model.

From this prioritisation model a list of projects were identified and budgeted for. The pie chart
below illustrated that the bulk of the budget was allocated to the City Reconstruction Master
Programme. This is in line with the Mayoral Priorities and the City Scorecard. The detail of
each of the following charts is in the full Capital Investment Framework document i.e. on
which projects are the funds being spend.




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   Graph 1 : Percentage of the budget distributed between the Master Programmes


                  Percentage of Budget Allocation per Master
                                 Programme


        Strategic Interventions
          Master Programme            General
                  11%                   0%
       City Foundations
      Master Programme
              7%




                                         City Reconstruction
                                         Master Programme
                                                 81%




The City Reconstruction Master Programme has received 81% of the 2003/4 budgets. Of this
81%, approximately two-thirds is being allocated to the Upgrade and Regeneration
Programme. The reason for the emphasis on this programme is that some of the backlogs
mentioned in Section A will be eradicated.

The other third of the budget under this programme is focused on the Consolidation
Programme, as this programme will help increase the standard of living in these areas. The
pie chart below illustrates how the funds under the City reconstruction Master Programme
are divided between the two programmes




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             Graph 2 : Percentage of the budget distributed within the City
                          Reconstruction Master Programme.


                     Distribution of Budget per Programme in the City
                            Reconstruction Master Programme




                                                        Consolidation
                                                         Programme
                                                            37%




      Upgrade and
      Regeneration
       Programme
          63%




       The aim of the City Foundations Master Programme is to sustain that pasts of the city
       that are functioning well and that are the “foundation” on which the rest of the city can
       be built upon. It is therefore logical that the bulk of the funds within this Master
       Programme be spent on the Established Areas.




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               Graph 3 : Percentage of the budget distributed within the
                          City Foundation Master Programme


                                City Foundations Master
                                      Programme

                                       3%
                                                                Conservation

                                                                Established
                                                                Areas
                                     97%



       The final Mater Programme is the Strategic Interventions Master Programme. The
       bulk of the funds within this Master Programme is being spent on the Opportunities
       Areas. These are areas where there is potential for further development. However,
       before one can make use of this opportunity, public intervention needs to occur in the
       form of basic infrastructure provision or catalytic projects. The Pie- Chart below
       illustrated how the finances are allocated within this Master Programme.


               Graph 4 : Percentage of the budget distributed within the
                     Strategic Interventions Master Programme



                                            Econom ic Grow th
                                               Program m e
                                                   7%




               Opportunities Areas
                  Program m e
                      93%




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                    Graph 5 : Budget distributed within the various regions




    R110,000,000

     R99,000,000

     R88,000,000

     R77,000,000

     R66,000,000

     R55,000,000

     R44,000,000

     R33,000,000

     R22,000,000

     R11,000,000

             R0




                                                                                                                                                Region 10


                                                                                                                                                            Region 11
                       Region 1


                                  Region 2


                                                 Region 3


                                                                 Region 4


                                                                                  Region 5


                                                                                               Region 6


                                                                                                             Region 7


                                                                                                                        Region 8


                                                                                                                                   Region 9




                                                                                                                                                                         CITY
Graph 6       :      Percentage                             of              the              budget               distributed                 within               the          various
regions


                                                        Region 1
                                             CITY WIDE                                                     Region 2
                                                            2%
                  Region 11                      2%                                                           8%
                                                        R7,748,000
                      4%                     R8,230,000                                                   R31,295,000
                  R13,891,667                                                                                  Region 3
                   Region 10                                                                                      3%
                       8%                                                                                     R10,816,667
                   R29,400,000
                                                                                                                  Region 4
                                                                                                                      2%
               Region 9                                                                                           R8,333,333
                   2%
               R8,850,000                                                                                       Region 5
                                                                                                                   5%
                                                                                                               R17,549,333
                   Region 8
                     19%
                  R74,245,000

                                   Region 7                                                     Region 6
                                     19%                                                           27%
                                  R71,380,000                                                  R103,516,167




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 5.4                Regional Development Issues

 The below mentioned projects are those projects and wishes identified through the public
 participation process from residents, Ward Councillors and UAC’s, regional depot level or
 their business plans.

 PROBLEM STATEMENT / ISSUE                       LOCATION                  PROPOSED PROJECT                             PROPOSED SOLUTION
                                           (Region, ward and street)

Gangs, informal trade, illegal uses,    Hillbrow/Berea buildings -CBD    Better and Bad buildings         Law Enforcement, demolition, court orders,
                                                                                                          expropriation, upgrade, resale
shack farming, rates- credit control,
eyesores, services
Land for schooling, recreation, and     Newtown - Brickfields            Infrastructure                   Infra-structure and services provision
sport +Roads (Pim Street Upgrade)
, lighting + Stormwater+ sewage ++
Alley-ways no longer attended to by     CBD - Hillbrow                   Playground projects              change use into hard playgrounds
Pikitup
Regeneration needed, upgrade –          Southern parts of the region     E-W corridor study               Freeing of mining land for development. Social
mining belt sterility of land                                                                             interventions
China Town precinct plan                China Town                       Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan – Infra-structure   development
Upper Houghton precinct plan            Upper Houghton                   Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Kensington/ South precinct plan +       Kensington/ South Houghton       Precinct plan/ implementation    Management tool for guiding investment and
Ridge policy                                                             project plan                     development
Bez. Valley precinct plan               Bez Valley                       Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Bertrams precinct plan                  Bertrams                         Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Ellis Park precinct plan                Ellis Park                       Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Park Central Station precinct plan      Park Central Station             Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Fordsburg / Mayfair precinct plan -     Fordsburg/ Mayfair + Ward 58 -   Precinct plan/ implementation    Management tool for guiding investment and
Food mall in Fordsburg Mint RD to       Lillian Road & Mint Road         project plan                     development + infra - One way Streets, Prevent
Lilian Rd.                                                                                                congestion
Unsafe insufficient parking,poor                                                                          High lights
lighting                                                                                                  Police Patrols
Bayers Naude Square precinct plan       Legislature precinct             Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Central Square Proposal                 Carlton Precinct                 Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Hospital/ JCE precinct plan             Parktown/ Forrest Town           Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Observatory Precinct plan               Observatory                      Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Jeppe precinct plan                     Jeppe – Judiths Paarl            Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Hillbrow- Yeoville - Berea precinct     Hillbrow- Yeoville - Berea       Precinct plan/ implementation    Management tool for guiding investment and
plan                                                                     project plan                     development
Footways and pedestrianisation          Albert Street                    Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Conversion of Warehouses to             Betrtrams – Judiths Paarl –      Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan                     development
Housing                                 Jeppe Industrail
Health Precinct + public environ.       Esselon Street                   Precinct plan/ implementation    Management tool for guiding investment and
                                                                         project plan + Infra
upgrade                                                                                                   development
-Taxi rank’s visual impact &            Outside Roseneath School,                                         - build a suitable structure and not use just the
pedestrian obstruction                  Empire Rd.                                                        ground
- Lack of adequate taxi ranks, bus      Boysens Business Forum           Precinct Plan                    - See attached development proposals
stops, secure parking, railway
station, M1 on/off ramp and links to
Soweto

- Demand for community based            Ward 58, Sultan Bahu Centre      Precinct Plan                    See attached development proposals
activities and projects
- Traffic congestions, \                Ward 58, Fordsburg               Precinct Plan                    - road widening, traffic lights, ‘park & ride
- Lack of parking in busy                                                                                 facilities’, good public transport, etc
environment and unsafe pedestrian                                                                         - demolishing of run down building to make way
environment                                                                                               for additional housing, business and parking
- railway station in bad condition &                                                                      - upgrade station & encourage commuter usage
under utilised                                                                                            -integrated business and residential complexes
- need Business Improvement             Rockey Raleigh Str.              Feasibility Study                - assist in establishment & create conducive
District (BID) to instill investor                                                                        environment
confidence
- health precinct                       Ward 60, 17 Esellen Str          Precinct Plan                    Partnership with RHR, province, Region 8



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 SOCIAL SERVICES

 PROBLEM STATEMENT / ISSUE                       LOCATION                PROPOSED PROJECT                            PROPOSED SOLUTION
                                           (Region, ward and street)

 To train unemployed people
  for job creation, e.g. crafts,
  carpentry
 IT
 Business Skills                                                       SKILLS              TRAINING

                                                                       CENTRE
  Temporary accommodation for
street/
   homeless people while rendering
                                                                       TRANSIT HOME
   reconstruction services, e.g.
counselling,
   skills training and/or uniting with
families.
  Need for a place where the
homeless/
   street people on our programme
                                                                       JOUBERT PARK
can have
   a wash and change of clothes.                                       NEIGHBOURHOOD
                                                                       CENTRE


  Need to provide a structure that
will
   accommodate a cluster of                                            CLUSTER OF CRECHES
crèches at rates
   and standards that are
determined by
   Council.
  To endeavour to increase the rate
of                                                                     MOBILE PRESCHOOL
   exposure to early childhood
development
   programmes in the region,
especially
   informal settlements.
  To upgrade this facility which
could ideally                                                          BOWLING GREEN
   be extended to a skills centre in                                   CLUBHOUSE
the long
   term.
  To facilitate access to services                                     DECENTRALISED OFFICE
within 5km                                                             ACCOMMODATION
   radius.                                                             FOR THE DEPARTMENT
  The two retirement facilities for                                    UPGRADING OF CASA MIA
Senior                                                                 OLD AGE HOME AND
   Citizens are in a state of                                          NEDERBERG RETIREMENT
disrepair.                                                             CENTRE
Youth Centre building’s bad visual       Ward 67, Cnr. St Andrews &                                   - renovation
impact                                   Queens, Parktown



 SPORT AND RECREATION

 PROBLEM STATEMENT / ISSUE                       LOCATION                PROPOSED PROJECT                            PROPOSED SOLUTION
                                           (Region, ward and street)

Activities not meeting the needs of      Region 8                      Consultative forum             Balanced activities
customers
Untrained staff and Facilities           Region 8                      Capacity building              Identify training needs of staff and FMC’s
Committees
High rate of unemployment                Region 8                      Skill Development project      Empower unemployed people
Duplicate in the activities that waste   Region8                              -     Sports against    Networking internally and externally to have
money                                                                               Crime             integrated programmes
                                                                              -     HIV/AIDS
                                                                                    awareness
                                                                                    campaign
                                                                              -     Sports against
                                                                                    poverty




                                                                           JRA
 PROBLEM STATEMENT / ISSUE                       LOCATION                  PROPOSED PROJECT                           PROPOSED SOLUTION
                                           (Region, ward and street)

Traffic safety                                                         Replacement of Motorway           Implement according to funding availability
                                                       8               Expansion Joints                  and priority rating
Traffic safety                                                         Replacement of Motorway           Implement according to funding availability
                                                       8               Handrails/gantries                and priority rating
Minor stormwater                                                       Construct and Design              Implement according to funding availability
                                                       8               Stormwater System : Mayfair       and priority rating
Major road schemes                                                                                       Implement according to funding availability
                                                       8               Comaro/Mooi Link                  and priority rating


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 ADMINISTRATIVE REGION 8


Major road schemes                                                     Mooi St / Troye St Link Road         Implement according to funding availability
                                                         8             completion                           and priority rating
Unfinished / Ongoing: major road                                                                            Implement according to funding availability
schemes                                                  8             Upgrade Church Street, Mayfair       and priority rating
Major stormwater                                                       Major stormwater rehabilitation:     Implement according to funding availability
                                                         8             Robinson Canal                       and priority rating
Economic development of major                                                                               Implement according to funding availability
schemes: roads                                                         M1/M2 Motorway new off-ramp          and priority rating
                                                         8             at Selby
Unfinished / Ongoing: major road                                                                            Implement according to funding availability
schemes                                                  8             Anderson Street Extension            and priority rating
Unfinished / Ongoing: major road                                                                            Implement according to funding availability
schemes                                                  8             8th Street: Vrededorp-Upgrade        and priority rating
Major road schemes                                                                                          Implement according to funding availability
                                                         8             Carr Street                          and priority rating
Major road schemes                                                     Jack Klippen/Marthinus Rd.:          Implement according to funding availability
                                                         8             Diepkloof                            and priority rating
Traffic safety                                                         Intersection Improvements            Implement according to funding availability
                                                   Multi regional                                           and priority rating
Economic development of major           Multi regional                                                      Implement according to funding availability
schemes: roads                                                         M1 Motorway Capacity                 and priority rating
                                                                       Improvements
Traffic safety                          Multi regional                                                      Implement according to funding availability
                                                                       Motorway Information system          and priority rating
Major stormwater                        Multi regional                 Rehabilitation: Culverts in Bez      Implement according to funding availability
                                                                       Valley Drainage System               and priority rating
Major stormwater                        Multi regional                 Jukskei catchment - Erosion          Implement according to funding availability
                                                                       Protection                           and priority rating
Major stormwater                        Multi regional                 Bez Valley: Reconstruction of        Implement according to funding availability
                                                                       Sub 6                                and priority rating
Major stormwater                        Multi regional                                                      Implement according to funding availability
                                                                       Stormwater Masterplanning            and priority rating
Traffic safety                          Multi regional                 Traffic Signals: Upgrading of        Implement according to funding availability
                                                                       existing installations               and priority rating
Traffic safety                          Multi regional                 Footway construction throughout      Implement according to funding availability
                                                                       City of Jhb                          and priority rating
Traffic safety                          Multi regional                                                      Implement according to funding availability
                                                                       Road Signs                           and priority rating
Traffic safety                          Multi regional                                                      Implement according to funding availability
                                                                       Traffic Signals: New installations   and priority rating
Unfinished / Ongoing: minor             Multi regional                 Emergency Drainage                   Implement according to funding availability
stormwater                                                             Improvements                         and priority rating
Safety and reconstruction               Multi regional                 Kerbing for stormwater control       Implement according to funding availability
                                                                       throughout Greater Jhb               and priority rating
Major stormwater                        Multi regional                 Erosion protection: Water            Implement according to funding availability
                                                                       Courses                              and priority rating
Unfinished / Ongoing: major road        Multi regional                 Investigation and Design of          Implement according to funding availability
schemes                                                                Future Projects                      and priority rating
Traffic safety                          Multi regional                 Traffic Signals: Upgrading of        Implement according to funding availability
                                                                       existing installations               and priority rating
Minor stormwater                        Multi regional                                                      Implement according to funding availability
                                                                       Minor Stormwater Problems            and priority rating
Economic development of major           Multi regional                                                      Implement according to funding availability
schemes: roads                                                                                              and priority rating
                                                                       Reconstruction of Primary Roads
Public transport                        Multi regional                 Taxi Facilities: Bus and Taxi        Implement according to funding availability
                                                                       Laybys                               and priority rating
Traffic safety                          Multi regional                 Road Safety Measures                 Implement according to funding availability
                                                                                                            and priority rating
Traffic safety                          Multi regional                                                      Implement according to funding availability
                                                                       Intersection Improvements            and priority rating
Traffic safety                          Multi regional                 Footway construction throughout      Implement according to funding availability
                                                                       Greater Jhb                          and priority rating
Traffic safety                          Multi regional                 Implementation of Citrix/Terminal    Implement according to funding availability
                                                                       Server Environment                   and priority rating
Major stormwater                        Multi regional                                                      Implement according to funding availability
                                                                       JRA Dam Management System            and priority rating
Link Road                               Jeppe to City Deep             Under M2 link route                  Management tool for guiding investment and
                                                                                                            development
Pim Street Upgrade                      Newtown/Brickfields




 PIKITUP

 PROBLEM STATEMENT / ISSUE                       LOCATION                  PROPOSED PROJECT                           PROPOSED SOLUTION
                                           (Region, ward and street)

Budget not meeting staffing             Region 8                       Other than budget requirement
needs                                                                  of R 2mill there needs to be
                                                                       stronger community participation
                                                                       in keeping areas clean and for
Fleet shortage by R 6mill
                                                                       law enforcement from MPD
At present no Capex exists.                                            There is a continuous need for       Need approximately R 386 000 per annum to
                                                                       the replacement of litter            purchase and replace 1000 bins annually
                                                                       receptacles for which funding
                                                                       does not exist.
Unnecessary littering and dumping                                      Special Projects: Block              To improve this situation as part of a job
continues to impact of Pikitup's                                       Community Officers                   creation and education initiative block
capacity to deliver acceptable                                                                              community officers could be employed to
service delivery. To improve                                                                                educate, monitor and clean hot spot areas
conditions complimentary
interventions are required i.e. Block
Community Officers



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 CITY PARKS

 PROBLEM STATEMENT / ISSUE                          LOCATION                  PROPOSED PROJECT                         PROPOSED SOLUTION
                                              (Region, ward and street)

Shortage of operational funds, daily                                                                        Increase budget
repairs and maintenance funds
For the upgrade of Inner City Parks.       Pullinger Kop (Park)&          Rolling capex budget              This extent of funding is required ongoing for 5
                                           Joubert Park                                                     years.
                                           Water Features
Due to the use and impact on Inner         Inner City Parks               Special Projects: Park Wardens    To employ as part of job creation prominent
                                                                                                            community members within wards to patrol
City Parks a high level of vandalism,
                                                                                                            and monitor park usage.
breakage and crime exist in the
parks.



 HEALTH

 PROBLEM STATEMENT / ISSUE                          LOCATION                  PROPOSED PROJECT                         PROPOSED SOLUTION
                                              (Region, ward and street)


                                                                                                            Buying Hartridge Meter
Air pollutants big problem in the city                                                                      To ensure that Pollution Officers can measure
Contributing to Upper Respiratory          Region 8                                                         pollutants and make3 correct
disease in both adults / children                                                                           recommendations
                                                                                                            To solve problem.


                                                                                                            Urgently required to measure sound levels
Sound Meter

Staff                                      Health                         Health Precinct                   With the inception of propose programme
                                                                                                            more staff would be required for service to be
                                                                                                            run effectively.
IIT Equipment                                                             Equipment will be required once
                                                                          drugs and patient records are
                                                                          computerized
Upgraiding of Park                                                        Partnership with the local        The local Park ie Phineas Mc Kintosh
                                                                          businees community in this area   Due for upgraid to ensure programme
                                                                                                            sustained suggests employ a Care taker




 SERVICE DELIVERY ISSUES
                                                      LOCATION                 PROPOSED SOLUTION                                RESPONSIBLE DEPT.
 -Policy on disaster management                                                                                                 RO8
 - By laws – can they be enforced                                                                                               Metro Law Enforcement (Law Enf)
                                                                                                                                + Dev Man
 - Metro Police – not engaging with                                                                                             Regional Service Delivery
 Community Police Forums                                                                                                        Manager (RSDM)
 - Task Team champions – finalised?                                                                                             DPF + RO8
 - Metro Police non-existent in Ward 58                                                                                         JMPD
 - 4 inputs Re: By-Laws submitted in Nov                                                                                        Dev Man
 2001 and very little done.
 - Ward 50: Police response to calls poor and                                                                                   RSDM
 no follow up
 - Concerned with task teams not getting                                                                                        RSDM
 progress and consistency (especially in
 Yeoville)
 - Community participation: no sense of                                                                                         RO8 + Ward Support Team (WST)
 empowerment felt (especially in Yeoville)
 - Decision making: if LIDP process is not,                                                                                     DPF + RO8 + Call Centre (CC)
 then what is the way to effectively address
 issues
 - W 60; Informal trading enforcement not                                                                                       RO8 + Dev Man + JMPD
 consistent – conflict with pedestrians
 - Space at the markets not sufficient –                                                                                        RO8
 resulting in use of inadequate spaces.
 - Public sector investment, especially in                                                                                      DOH + Gauteng Dept of Housing
 rental / social housing leveraging of rent                                                                                     (GDOH)
 through subsidies for poor
 - Alley-ways no longer attended to by Pikitup                                                                                   RSDM + Pikitup



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– change use into hard playgrounds
- Street vending encroachment not dealt with
sufficiently
- Certain open spaces (eg Library Gardens)
and Openhelmer Fountain not used to full
potential
- Clear guidelines Re: establishment and
closure of Parks, churches, mosques
- Certain roads not given status in the LIDP
document eg Bertrams, Kitchner Area
- Informal trading
- Law enforcement
- Destitute children – no mention / projects
visible
- Community facilities neglected
- 75 % of unemployment.                             Ward 61                       - identified projects
- Illiteracy                                                                      - socio-economic campaigns
- Youth Centre building’s bad visual impact         Ward 67, Cnr. St Andrews      - renovation
                                                    & Queens, Parktown
- Pieter Roos Park vandalism by soccer & no         Cnr. Queens & Empire,         - use rather for ‘disadvantaged golf’
ablution facilities                                 Parktown
-Lack of primary health care facilities             Joubert Park, Hillbrow &      - proposed consultative process, training,
                                                    Berea                         workshops with Ancillary Health Care Workers
- No disaster management plan                       Joubert Park, Hillbrow &      - community based disaster management
                                                    Berea                         preparedness centre
- Cleanliness of the environment                    Ward 60                       - using unemployed in an environmental care
                                                                                  group to clean
- Lack of day to day public information             Ward 60                       - establish a ‘Inner City’ newspaper operated by
                                                                                  ‘Mini Mail’
- Lack of visible policing                          Ward 60                       - by law enforcement, working with community
                                                                                  police forums, using parking attendants for by-
                                                                                  law enforcement
- Traffic lights and road signs out of order        Ward 60                       - timeous replacement after accidents
continuously
- Bleak public open spaces                          Ward 60                       - greening and more parks to offer inhabitants
                                                                                  relief
- No adequate cleaning up                           Ward 60                       - more rubbish bins, cleaning up of rubble,
                                                                                  damaged street poles, etc
- Atrocious public toilets                          Ward 60                       - improved cleaning up
- Water leaks, missing manhole lids                 Ward 60                       - initial survey should be conducted by ward
                                                                                  councillor then react to public reporting
- Law enforcement issues                            Boysens Business Forum        - See attached development proposals
- Slums
- Illegal immigrants
- Street traders
- Maintenance issues
- Lack of adequate taxi ranks, bus stops,
secure parking, railway station, M1 on/off
ramp and links to Soweto
-Public facilities, road signage not adequate
or well maintained
- No pedestrian-friendly public spaces
- Unsafe, illegal and unsustainable industrial      Ward 58, Fordsburg            - roads repairs, acquiring of vacant land for
activities                                                                        parking, provision of mini-markets, inspection
                                                                                  and law enforcement
- Drainage problems in the retail                   Ward 58, Fordsburg            - complete overhaul of the drainage system
- Public (ablution) facilities inadequate, drug     Ward 58, Fordsburg            - clinic in the Ward 58 CBD
abuse, crime, and poor health facilities                                          - satellite police stations, ccv tv,
- Drug activities, Mimosa hotel                     Cnr. Claim & Jagger Str.      - close up and protect the whole area
                                                    Ward 62
- Street invasion by homeless people                Cnr. Paul Nel & Quarts Str.   - moving these people to safer places like empty
                                                    Ward 62                       buildings
- Car repairs on streets and ensuing litter / oil   Vetta and King George         - provide workshops away from residential areas
residue                                             Streets, Ward 62              to prevent the litter and grime
- Unsheltered markets and poor drainage             Quart Str. Markets, btn Van   - roofing, and proper drainage to be installed an
disturbs open space markets                         der Merwe & Bruce Str,        maintained regularly


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                                                  hillbrow, Ward 62
- Illegal squatting                               Quartz & Paul Nel Streets,    - removal to suitable place
                                                  Hillbrow, Ward 62
- Trees not trimmed making it easy for            Cnr. Smit& Banket, towards    - trimming to improve surveillence
criminals to operate                              Maxima Hotel, Ward 63
- Open spaces used as car repairs                 Cnr. Smit& Banket;            -provide workshops away from residential areas
                                                  frontage of Hillbrow          to prevent the litter and grime
                                                  Recreation Centre, Ward
                                                  63
- Public littering from buildings through         Cnr. Claim & Smit Str. Ward   - put by laws in place
windows                                           63


- Public urination                                All over Hillbrow streets,    - put by laws in place
                                                  parks & passageways,
                                                  Ward 63
- Public Ablutions and safety, esp. during        Cnr Claim & Bruce Str.        - closure
weekends and soccer games                         Wards 62 & 63
- Service and facilities at the General           Cnr. Klein & Twist Str.       - employ more cleaners
Hospital poor                                     Wards 62 & 63
- Regent New Flat has ablution problems           Cnr Abel & Tudhope Rd.        - closure
                                                  Wards 62 & 63
- Homeless people making the area a crime-        Quartz Str. from Bruce up     - removal
infested community                                to Jager Str, Hillbrow,
                                                  Wards 62
- housing: dilapidated buildings, vandalism,      Ward 59                       - convert or knock them down to create much
absentee landlords & dysfunctional services                                     needed space
- Parks: Joubert Park, Hillbrow & Berea have      Ward 59                       - taking control and looking after the parks
vagrants and criminal elements                                                  before these elements dominate
- narrow loading zone                             Western joubert Park area     - investigate poor roads and drainage designs
- dirt boxes fill the drains and result in        Wanderers, Leyds, Noord &     - investigate poor roads and drainage designs
overflowing water + general drainage              De Avilliers Streets, Ward
problems on these roads                           59
- lack of dust bins and by laws to address        Joubert Park, Leyds, Koch,    - need resources and laws to deal with safe
environmental hazards                             Wanderers, Woolmarans &       water provision, waste water treatment, water
                                                  King George St, Ward 59       pollution control, food hygiene and safety
- lack of facilities for dealing with homeless    Ward 59                       - local government projects should be given to
people, child & women abuse,                                                    the poor and not ‘whites’
unemployment                                                                    - Joubert Park Neighbourhood Centre should be
                                                                                a projects and services centre
-blocked drain onCastle & Blaney                  Leyds & King George,          - take action
                                                  Ward 59
Poor maintenance of housing, vandalism            Windsor Glen, Claridge        - details of buildings and proposal submitted
                                                  Court, Castleblaney,
                                                  Delmonica, Newbridge &
                                                  Laurenco, Ward 59
- absentee landlords                              Bok Street, King George &     - requires urgent attention
                                                  Leyds, Ward 59
- lack of ablutions and roads                     Park Station taxi rank,       - requires urgent attention
                                                  Wanderers, Koch Str. Ward
                                                  59
- bad roads damage vehicles                       Cnr. Wanderers & De           - requires urgent attention
                                                  Villiers Ward 59
- dysfunctional street lights                     Wanderers, King George,       - check main box
                                                  Koch, Bok, Leyds,
                                                  Woolmarans & Joubert
                                                  Park Str. Ward 59
- storm water problems                            Cnr. Bok & Wanderers          - requires urgent attention
- high crime levels and lack of security with a   Wanderers and Koch Str.       - satellite police stations ugently
large number of hawkers                           Ward 59
- repairing of cars in the park and car           Joubert Park, Ward 59         - requires urgent attention
washes on the streets
- Scrap car on the street                         13 & 15 Koch Str. Ward 59     - requires urgent attention and law enforcement
- taxi rank on the street                         Opposite Joubert Park,        - remove
                                                  Ward 59
- untrimmed trees                                 Twist, Edith Cavel & King     - requires urgent attention in order to make the
                                                  George Str. Ward 59           area safer at night


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- streets unswept for long periods              Wanderers Str, Ward 59          - requires urgent attention
- bad pavements and lack of street signage      All streets in Yeoville, Ward   - install new signage and redo pavements
                                                67
- need sportsgrounds                            Btn Muller & Francis, Ward      - convert one of the less-used parks
                                                67
- high crime levels                             Yeoville, Berea &               - start security patrols on streets, cut over-grown
                                                Lourentzville, Ward 67          trees & install street lights
- neeed space for panel beaters                 Bond & Louis Botha, Rocky       - build an industrial park behind Yeoville Hyper
                                                & Bezuidenhoud, Ward 67
- need car wash facilities                      Kenmere & Raleigh,              - provide space behind Shoprite
                                                Fortesque & Hunter, Ward
                                                67
- limited liquor licenses while many shebeens   List had been submitted,        - close all shebeens
are operating freely                            Ward 67
- need additional staff                         Yeoville Clinic, Ward 67        - second more staff
- need a transit house for people that get      Ward 67                         - use No. 2 Duff & Louis Botha House,
evicted at night with their children                                            previously the radio station
- job-creation proposal requiring financial     ‘61Suburban cleaners’           - submission available
assistance
- over-densification putting pressure on        Across Yeoville / Bellevue,     - enforce existing laws of occupancy per
existing infrastructure and leading to social   Ward 67                         dwelling unit & make landlords responsible
problems
- drug dealing                                  Across Yeoville / Bellevue,     - rigorous law enforcement
                                                esp on Rocky Str. &             - installation of cctv cameras
                                                environs, Ward 67               - closure of Raymond Str at Rocky Str
                                                                                intersection
- alcohol abuse and associated socio-           Across Yeoville / Bellevue,     - enforce and protect residential status of area a
economic problems due to lack of recreation     esp on Rocky Str. &             - reduce number of liquor licenses issued to
                                                environs, Ward 67               restaurants and investigate & prosecute illegal
                                                                                operations
                                                                                - alcohol abuse awareness campaign
- parking and traffic control problems          Across Yeoville / Bellevue,     - Id and establish appropriate taxi ranks and
                                                esp on Rocky Str. &             close illegal ranks
                                                environs, Ward 67               - install and control income-generating parking
                                                                                metres
                                                                                - develop off-street parking like 2/3 storey
                                                                                parking garage behind Shoprite
- library too small & badly located             Cnr Bedford & Raleigh Str       - use unused (mainly Jewish) unused religious
                                                                                institutions
- clinic not accessible after hours             Cnr. Kenmere & Yeo Str.         - extend operating hours to 8pm weekdays
- illegal businesses                            Across Yeoville / Bellevue,     - law enforcement
                                                esp on Rocky Str. &
                                                environs, Ward 67
- sports facilities, esp. football              Yeoville / Bellevue             - establish a well-managed facility in a suitable
                                                                                location


- no visible management or presence of          Whole area, Ward 67             Establish a community precinct office for council
council in the area                                                             and community based organisations
- damaged or no street furniture                Whole area, Ward 67             - repair or replace


- under-developed market                        Cnr. Bedford & Raleigh Str.     - effective manage, police, properly market esp.
                                                                                on weekends
                                                                                - get rid of taxi rank on Bedford, fix water
                                                                                system, enforce trading bylaws
- ineffective street management                 Rockey Raleigh Str.             - effective bylaw enforcement and create a
                                                                                pedestrian-friendly environment & encourage
                                                                                economic development
- public indesency                              Yeoville / Bellevue             - establish more public ablutions and operate
                                                                                them well, like charging a small fee
- littering, dumping & environmental            Yeoville / Bellevue             - enforce bylaws and aducate community,
degradation                                                                     establish parks on vacant land, have park
                                                                                keepers, encourage recycling and create a
                                                                                business-friendly environment
- damaged pavements, stormwater drains,         Yeoville / Bellevue             - replace most pavements
roads, etc
- Staffing Overtime budget is short by R2m      Region 8                        Other than budget requirement of R2m, there
                                                                                needs to be stronger community participation in

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                                                               needs to be stronger community participation in
Fleet shortage by R6m                                          keeping areas clean abd for law enforcement
                                                               from MPD
At present no Capex exists. There is a          Region 8       Need approximately R386 000 per annum to
continuous need for the replacement of litter                  purchase and replace 1 000 bins annually.
receptacles for which funding does not exist.
Special Projects: Unnecessary littering and     Region 8       To improve this situation as part of a job
dumping continues to impact on Pikitup’s                       creation and education initiative block
capacity to deliver acceptable service. To                     community officers could be employed to
improve conditions complimentary                               educate, monitor and clean hot spot areas.
interventions are required i.e. Block
Community Officers.
        special projects for region 8           Region 8       Wardens to manage parks and liaise with MPD.
(projects not included in department capexs                    Special MPD intervention over festive season.
                  and opexs)                                   Job creation project.

        special projects for region 8           Region 8       Alleyway Project
(projects not included in department capexs
                  and opexs)

        special projects for region 8           Region 8       Park upgrades and redesign:-
(projects not included in department capexs                    Phineas Macintosh
                  and opexs)                                   Troyville
                                                               Bertrams
                                                               Yeoville Koppies
        special projects for region 8           Region 8       Block Community Officers and cleaning units.
(projects not included in department capexs                    To assist with littering and dumping in specially
                  and opexs)                                   identified areas. This will improve service
                                                               delivery and community ownership in hot spot
                                                               areas. Is closely linked to the open wardens
                                                               programme.
        special projects for region 8           Region 8       Special operational projects, overtime and
(projects not included in department capexs                    transport.
                  and opexs)

- sports againt crime                           Joubert Park   The aim is to develop and implement
                                                Hillbrow       programmes of activities through sport as
                                                Berea          alternatives to crime
                                                Yeoville
- sport against drugs                           Joubert Park   The aim is to develop and implement
                                                Hillbrow       programmes of activities through sport as
                                                Berea          alternatives to anti-social behaviour and drug
                                                Yeoville       abuse
- sport against aids                            Joubert Park   The aim is to align sports programmes to the
                                                Hillbrow       promotion of HIV/AIDS awareness campaign
                                                Berea
                                                Yeoville




5.5           Regional Indicative Approved Projects – February 2003

The above listed projects were prioritised and put forward for budgetary consideration and
assessed by the necessary decision-making bodies based on among others Mayoral
priorities, IDP objectives and budgetary constraints. The outcome of this process resulted in
the approval of the following projects for the year 2003 – 3004.




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                             SECTION SIX

APPLICABLE POLICIES AND PRECINCT PLANS




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6.1      Existing Precinct Plans, Policies and Legislation

      1) The Constituition of SA
      2) The Reconstruction and Development Programme
      3) The Development Facilitation Aact
      4) The Local Government Transitional Act
      5) The Physical Planning Act
      6) The Land Use Management Bill
      7) The Environmental Management Act
      8) The Municipal Systems Act
      9) The Municipal Structures Act
      10) Gauteng Spatial Development Framework
      11) The Townships and Town Planning Ordinance
      12) LEFTEA
      13) Peri Urban Town Planning Scheme
      14) Johannesburg Town Planning Scheme
      15) Development Plans, Programmes, Structure Plans, Community LDO
          submissions and policies used in previous assessment of town planning land
          use changes and development control.
      16) Development Strategy: Parktown Extension
      17) Parktown West – The Defended Neighbourhood
          Proposed Development Plan for Parktown West.
      18)Vrededorp/Pageview
          Proposed Planning, Development and Urban Design Framework for
          Pageview and Vrededorp
      18) Cell Mast Policy
      19) Armadale Development Plan
      20) Booysens Policy
      21) Comaro-Mooi Link Land Use Policy
      22) Home Office Policy
      23) Vision Realisation for Johannesburg
      24) Policy to Protect to Johannesburg Ridges
      25) Policy with regard to the establishment of Taverns in areas controlled by the
          Black Communities Development Act No 4 of 1984


6.2      Precinct plans requirements and management: (Not in Order of
         Priority)`

             1. Main Street
             2. Anglo American
             3. Booysens- Selby +Booysens
             4. High Court
             5. Fox Street
             6. Newtown
             7. Western Joubert Park
             8. Albert Street
             9. Vrededorp/Pageview
             10. Constitution Hill
             11. Greater Ellis Park
             12. Jeppe Station– Judiths Paarl
             13. Wits
             14. China Town

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          15. Upper Houghton/ Killarney
          16. Bez Valley
          17. Bertrams – Judiths Paarl – Jeppe Industrail
          18. Park Station
          19. Fordsburg/ Mayfair
          20. Provincial Legislature- Bayers Naude Square
          21. Carlton
          22. Parktown/ Forrest Town / Saxonwold
          23.Observatory.Kensington
          24. Hillbrow- Yeoville – Berea
          25. Esselon Street - Ward 60
          26. Empire Road (+ outside Roseneath School, )
          27. Business Forum (SOJO)
          28. Rockey Raleigh Str
          29. Crown City
          30. Village Deep




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                                  SECTION 7

                TERMS AND ABBREVIATIONS




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7.1     TERMS AND DEFINITIONS


These definitions have been formulated to relate to the context of this document.

Access
Access is the right of way to enter and exit developments and properties by all transport
modes and pedestrians. An access can take the form of either a roadway for vehicular traffic
or a footway for pedestrians. Access roads on urban arterials are spaced at regular intervals
in order to ensure synchronisation of traffic signals and efficient traffic operations.

Accessibility
Good accessibility is being able to reach a wide range of activities, people, resources,
opportunities and information with the least effort and cost. This may require a degree of
mobility to avoid unnecessary wastage of energy and time in getting from origin to
destination along public ways or crowded lines of communication, where long queues may
prevail. This may also require overcoming non-physical obstacles such as lack of
information (about a good or service) or improving the affordability of goods and services.

Agenda 21
A global action plan for socially, economically and environmentally sustainable development.
Agenda 21 was adopted at the United Nations Conference on the Environment and
Development in Rio de Janeiro in June 1992.

Arterials / spines / routes
Roads classified as metropolitan or provincial roads fulfilling the function of collectors and
distributors of traffic. These roads have a higher order function than local access providers to
residential land uses in suburbs.

Bonded Housing
Housing developed by means of a bond granted by a financial institution, usually associated
with private sector/open market housing.

Conservation
The management of the use of natural and human resources to ensure that such use is
sustainable. Besides sustainable use, conservation includes protection, maintenance and
rehabilitation of resources.

Compact
A compact urban form increases efficiency in the way people can use the city and the way in
which the city is run. More people live in a smaller area in a compact city and this higher
density allows for efficient provision of public transport, social and other services. The
antithesis of a compact city is urban sprawl.

Containment
Containment refers to limiting the geographic spread of development, i.e. the horizontal. The
city form can be enhanced by guiding spatial development. Containment takes place at two
levels:
    Containing development within a defined urban boundary prevents urban sprawl.
    The physical spread of nodes is contained to enhance the performance of the nodes and
    to protect the surrounding areas from continuous encroachment of land use change.

Declining Areas
Areas showing signs of economic or physical neglect. The high incidence of illegal land uses
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is usually an early indicator. Depressed areas have a declining economy.

Density (residential)
Gross residential density is the overall number of dwelling units divided by the total size of
the area. Net residential density expresses the number of dwelling units divided by the size
of the area that is taken up by residential use only. This is expressed as the number of units
per hectare.

Higher residential densities are encouraged along arterials as well as in and around nodes
as they make the provision of services and public transport viable.

Density Policy
Refer to the policy in Section 3 of this document.

Development Proposal
A proposal to change the current use of an area or parcel of land. It includes sub-divisions,
rezonings and township establishments. Also included would be the “land development
applications” as per the Development Facilitation Act, 1995.

Development Rights
The legal rights linked to land, not to the owner of the land, according to which the owner can
develop the property or land.

Fragmented Development
Urban development that takes place in an ad hoc fashion without being integrated into, or
related to, the surrounding areas. It results in a break in the urban fabric.

Greenfield Development
Urban development on previously unserviced, vacant land, which had been used for
agriculture or other non-urban uses.

Guideline
Guidelines form a framework within which decisions are taken that will support an overall
vision or strategy. Guidelines could be presented in a variety of forms, such as
neighbourhood development plans and Council policies.

Home Enterprises

Home Enterprises: Non-residential land use that does not disturb the amenity of an area
and is compatible with the surrounding land uses. The existing character of the area should
be maintained.

These rights must still be applied for in terns of the applicable town-planning scheme if
required. All requirements in terms of the applicable town-planning scheme regarding for
example parking must be complied with.

Medium and large-scale home enterprises should be encouraged and supported in areas
where they can serve as a transition zone from a non-residential area to a residential area.


Small Scale home Enterprises: Operates from a residential dwelling house and do not
change the residential character of the area. A maximum of 20% of the building on the
property my be used, a maximum of 2 additional staff members can be employed on the
property at any one time.

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Medium Scale Home Enterprise: Operates from a residential dwelling house and do not
change the residential character of the area. A maximum of 49% of the building on the
property my be used (the residential use is still the dominant use), a maximum of 5 additional
staff members can be employed on the property at any one time.

Large Scale Home Enterprises: No residential component is present on the site, but the
existing building on the site are being used for non-residential purposes. New developments
can be supported at a maximum floor area of 0,3 if sufficiently motivated and supported by
the planning department. A business zoning can also be considered where appropriate,
sufficiently motivated and supported by the planning department.

Integrated Development Plan (IDP)
A plan to integrate development and management of municipal areas as stipulated in the
Development Facilitation Act, 1995, the Local Government Transition Act, Second
Amendment Act, 97 of 1996 and the Municipal Systems Act, 2000.

All metropolitan local councils are required to formulate and implement an Integrated
Development Plan incorporating metropolitan land use planning, transportation planning,
infrastructure planning and the promotion of economic development, taking cognicance of
needs and priorities as determined by the metropolitan council concerned.

Infill
The development of undeveloped or underdeveloped land within a developed urban area
with infrastructure (link services) available.

Ingress / Egress
Entrance / exit to a property.

Inner City
An area in Greater Johannesburg comprising the Johannesburg Central Business District
and surrounding residential areas.

Intensification
The process of intensifying activities or land use by increasing the floor area, height or
number of activities.

Inter-modal Transport
The integration and co-ordination of services, infrastructure and facilities between all modes
within the transport system.

Land Use
The activities on a defined piece of land such as residential, commercial, industrial or a
mixture of these.

Land Development Objective (LDO)
A requirement in terms of the Development Facilitation Act, 65 of 1995. A methodology and
end product are given that result in an integrated development plan for an area in which the
community have had input. In Gauteng the process has been superceded by the Integrated
Development Plans. (See IDP).

Leap-frog development
Developments which takes place on undeveloped land, separating the new township from
existing development. It is thus not contiguous with existing development. Usually motivated
by the lower cost of land on the city’s periphery. Contributes to urban sprawl.

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Local Economic Development (LED)
LED is a locally driven process, designed to identify, harness and utilise resources to
stimulate the economy and create new job opportunities. LED is not one specific action or
programme, but the sum total of individual contributions of a broad spectrum of the
community. LED occurs when the local authority, business, labour, NGOs and – most
importantly – individuals strive to improve their economic status by combining skills,
resources and ideas (NBI, 1998: 2).

Level of Service
The level of infrastructure service is the relative sophistication and convenience of the
service provided.

Mixed land use
Mixed land use refers to a combination of land uses such as a mix of commercial / industrial /
residential / retail / entertainment / institutional uses. It also refers to a mix of uses within a
specific use. For example, various types of residential use based on densities.

The advantage of mixed uses is that access and convenience are increased as
transportation distances are decreased.

The combination depends on the specific area. A mixed-use building could refer to retail at
street level, institutional on the floor above and residential on the top floors. Mixed land use
in an industrial area could include industry, commercial and retail uses.

Mobility
Mobility is the degree of free flow movement of vehicles and pedestrians. It is the ability to
move at an acceptable speed and travel time without undue interruption and at acceptable
levels of comfort, convenience and safety. Mobility and accessibility have an indirectly
proportionate relationship whereby restricted or limited access will result in high mobility.

Mobility Policy
Refer to the policy in Section 3 of this document.

Modal Transfer Station
A facility at which public transport passengers can change vehicle or mode.

Nodes
A node is a place where both private and public investment tends to concentrate. Nodes are
usually associated with major road intersections, or with public transport nodes such as
railway stations and taxi ranks. It offers the opportunity to locate a range of activities, from
small to large enterprises and is often associated with mixed-use development including
high-density residential use. An important element that influences the notion of activity nodes
is density. When combined with the diverse activities in a node, densification facilitates the
limiting of the node radii to walking distance. An advantage of high-density nodes is that
economies of scale can be exploited in terms of public infrastructure provision and private
investment. Nodes differ in size, the types of activity that occur within them, the size of the
areas served and the significance within the city.

Nodal Policy
Refer to the policy in Section 3 of this document.

Non Urban Residential Use
Land in rural areas utilised mainly for residential purposes.



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Red Data species
Classified endangered species.

Road hierarchy
The classification of all roads in terms of their level of importance in a transportation network.
The roads are classified in terms of the functions performed and the characteristics of each
road in the transportation network.

Route
See Arterials

Scoping Assessment
The process of collecting data and the interpretation thereof to determine if any
environmental issue will accrue due to a proposed or intended development.

Spines
See Arterials

Strategic Environmental Assessment. (SEA)
The administrative or regulatory process of evaluating the environmental impacts of a policy,
plan or programme and its alternatives. SEA is the application of Environmental Impact
Assessment (EIA) to the level of policies, plans and programmes.

Social Housing
Housing provided in terms of a government subsidy scheme (see affordable housing).

Sustainable Development
Development that meets the needs of the present without compromising the ability of future
generations to meet their own needs.

Town Planning Scheme
A planning tool that sets out use rights pertaining to land. The information is kept in a set of
regulations and on a zoning map.

Urban Agriculture
The cultivation of crops within the urban areas and on the urban fringes, for subsistence or
commercial purposes. The activity is often of a small scale and a high intensity.

Urban Boundary / Urban Edge
A demarcated line that serves to direct and control the outer limits of urban expansion.
Outside the continuous urban development of the metropolitan core area, urban
development should only be permitted within small towns and rural nodes, and in areas
where the environment and agriculture are not compromised. Also see Containment.

Urban fabric
This refers to the way in which buildings, roads and open spaces relate to one another.
Where there are wide streets, plenty of open spaces between buildings, and large blocks, the
urban fabric is said to be coarse. A fine urban fabric would refer to an area where the
buildings are in close proximity to one another, the block size is small and there are
narrower, but many, roads.

Urban sprawl
An undesirable situation in which the geographical size of the city keeps expanding to
include development of new areas. Costs of providing and maintaining services to far flung
areas is high, public transportation is not efficient and access to urban opportunities minimal.
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The antithesis of a compact city.

Vision
A vision expresses a commonly desired future for the area. It conveys the ideal towards
which the area is collectively striving. It is an idealised picture of how the region could and
should function.



7.2      ABBREVIATIONS


A.H.
Agricultural Holding.

CBD
Central Business District.

CID
City Improvement District

CMU
Contract Management Unit.

CPU
Corporate Planning Unit.

CoJ
City of Johannesburg.

DFA
Development Facilitation Act, 65 of 1995.

DPTE
Department of Development Planning, Transportation and Environment.

DP & F
Development Planning and Facilitation.

EIA
Environmental Impact Assessment. The administrative or regulatory process by which the
environmental impact of a project is determined.

EMLC
Eastern Metropolitan Local Council.

EMPR
Environmental Management Programme Report. In terms of the Minerals Act, No 50 of 1991.
The owner of every mine is required to obtain approval for an environmental management
programme, described in the Environmental Management Programme Report. This is a
document in which the overall character of the site and its surroundings is described,
including mining methods, the environmental impact and the management of the impacts.

FITP
First Integrated Transport Plan.
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GJMC
Greater Johannesburg Metropolitan Council.

HOV
High Occupancy Vehicle.

ICLEI
International Council for Local Environmental Initiatives. This organisation was established in
1992 with the aim of linking international and local environmental initiatives and supporting
local authorities in the development and implementation of sustainable development plans.


IEM
Integrated Environmental Management. A South African Developed Procedure designed to
ensure that the environmental consequences of developments are taken into consideration
and understood during the planning process.

JPC
Johannesburg Property Company

JRA
Johannesburg Roads Agency

JW
Johannesburg Water

LIDP
Integrated Development Plans undertaken for 11 Administrative Regions in the City of
Johannesburg.

MEC
Member of the Executive Council of the province designated by the Premier of the Provincial
Government.

MIS
Management Information Systems.

MOSS
Metropolitan Open Space System.

NMLC
Northern Metropolitan Local Council.

Propcom
See JPC

SDF
Spatial Development Framework.

SMDF
Greater Johannesburg Strategic Metropolitan Development Framework, 1998.

SMLC
Southern Metropolitan Local Council.
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TDS
Total Dissolved Salts.

UAC’s
Utilities, Agencies and Corporatised Entities e.g. Johannesburg Roads Agency (JRA), Citu
Power, City Parks, Johannesburg Development Agency (JDA), Metropolitan Trading
Company (MTC), etc. (for a full list and contact details contact / or the Region office)

WMLC
Western Metropolitan Local Council.

WWTW
Waste Water Treatment Works – treatment of sewage water.




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COJ : MAYORAL COMMITTEE
COJ : DEVELOPMENT PLANNING, TRANSPORTATION AND ENVIRONMENT
PORTFOLIO COMMITTEE: 2003 - 05 - 23

EXECUTIVE DIRECTOR: DEVELOPMENT PLANNING, TRANSPORTATION AND
ENVIRONMENT

REGIONAL SPATIAL DEVELOPMENT FRAMEWORK (RSDF) FOR REGION 8


STRATEGIC THRUST

Good Governance, Economic Development and Service Delivery Excellence.

OBJECTIVE

The objective of the report is to obtain approval of the Regional Spatial Development
Framework (RSDF) for Administrative Region 8.

SUMMARY

As a requirement of the Municipal Systems Act (MSA) of 2000 the City of Johannesburg
is compelled to prepare an Integrated Development Plan (IDP) for the city. This plan
should holistically and uniformly bring together and consider important sectors, budgetry
and other focus areas and concerns/ issues related to the Municipality.

In compliance with this requirement the City of Johannesburg has a Spatial
Development Framework (SDF), which addresses at a ‘city-wide’ perspective, the
spatial needs, concerns/ issues of the city, utilizing various sectoral plans, studies,
policies, structuring elements, objectives and strategies.

The Local Integrated Development Plans 2002/03 (LIDPs) for the City’s
Administrative Regions, were approved by Council between November 2001 and
March 2002. The LIDP’s represented a local perspective of the City’s SDF and
reflected the detail of issues as they impact on the regions.

The term LIDP was however not a legislated one, and hence in the review of these
documents, a more appropriate name of Regional Spatial Development Frameworks
(RSDF’s), has been attributed to these focus plans.

The product from the review of these LIDP’s is now termed Regional Spatial
Development Framework (in that the Spatial Development Framework –SDF, is given
regional focus).

The purpose of the LIDP review, and RSDF approval, is to:

   fulfil the legislative requirements of review, of both the MSA and the DFA,
   provide a more detailed reflection of the SDF objectives, strategies and policies
   as they impact on local area planning,
   capture the most updated information in terms of developmental trends, issues
   and community wishes or needs, and
   add value to the budgeting and spatial development processes (IDP) within
   Council.
The LIDP review process started in July 2002 with preparations and content review. In
August 2002 the first public meeting for all CoJ Administration Regions took place. The
purpose of these meetings was to present, to the public, the process to be followed during
the review, as well as give the public an opportunity to raise concerns/ issues that needed
to be highlighted within their Regions or the City.

After the first meeting, plans and programmes were formulated in preparation for the first
Mayoral Lekgotla (October 2002), to give direction in terms of the indicative budgets.
These plans and programmes as well as development tables were presented at public
workshops that took place during November 2002. The workshop format allowed for
detailed groups discussions and interaction on ‘contentious’ issues within the city/ region.
A period of 21 days was provided for the public to submit written comments on issues that
they believed were omitted from the previous LIDP’s, as well as issues that they thought
needed to be included in the new RSDF’s. The DPF: Directorate considered the written
submissions/ comments/ representations received, and it was clearly highlighted to all
that submission not necessarily meant that they were to be included in the RSDF. Each
submission was to be assessed in terms of Council policy, Mayoral priority status, City
Scorecard and goals ,etc.

The development direction, priorities, programmes and projects were formulated and
packaged to form the first draft RSDF – March 2003, which was presented to the public
within the IDP Outreach Programme, in March 2003. The presentation was followed by a
14 day formal comment period, during which time same was open for public inspection at
the Central and Regional Offices and copies made available to all Ward Councillors.
Relevant comments were taken cognizance of and the RSDF document was finalized for
submission for Council approval during June 2003.

POLICY IMPLICATIONS

The RSDF for Region 8 will guide the management of land use proposals and
developments for the Region and therefore has a significant policy implication. It also
makes recommendations in terms of the provision and maintenance of existing and
new infrastructure and indicates areas of renewal and upgrading. The implications,
therefore, are wider than just land use decisions but also give guidance to the prepared
development direction and spending of the Council’s budget, by its departments,
agencies and utilities.

FINANCIAL IMPLICATIONS

The Region 8 Spatial Development Framework is a component of the City of
Johannesburg’s Spatial Development Framework (SDF), which in turn is an annexure of
the Integrated Development Plan (IDP). All programmes identified in the Region 8
Development Programmes that have financial implications for the City of Johannesburg
as stipulated in terms of the Municipal Systems Act of 2000, must be budgeted for and
made to align with all Financial Programmes identified in the Integrated Development
Framework.

The financial Implications for Council will be the streamlining of all budgets of Council
related activities to align with the programmes proposed in Capital Investment Plan (CIP)
to align with the RSDF.
LEGAL IMPLICATIONS

This document subscribes to the legislative prescriptions of National and Provincial
tiers of government. The Regional Spatial Development Framework (RSDF) is
submitted as a component to the Metropolitan City of Johannesburg’s Spatial
Development Framework (SDF), which is an annexure to the CoJ Integrated
Development Plan (IDP) in terms of the Municipals Systems Act, 2000 (MSA).

This document will also be submitted to the MEC: DPLG for the approval as a component
of the City of Johannesburg’s Land Development Objective’s, complying with all specified
Public Participation and other requirements, in terms of the Development Facilitation Act,
1995 (DFA).

The RSDF is to replace the LIDP’s and the more detailed level of planning is to be
through subsequent Council approvals of precinct plans, development frameworks. The
‘legal binding/ prescriptiveness’ in terms of the RSDF are as stipulated through the MSA
(through the IDP & SDF) & DFA (LDO’s), legislation. Further detailed planning through
the mentioned Frameworks/ Precinct Plans will on an ad hoc basis be submitted to
Council for approval and will then be reflective for a defined geographical area.

Legal confirmation will be required that the RSDF’s, once approved by Council, and
submitted to the MEC:DPLG, as components of the SDF-2003 (to be approved as the
CoJ DFA, LDO-2003 as well as annexure to the CoJ IDP-2003), that they become
binding on the Gauteng Development and DFA Tribunals. The applicability of the RSDF
on CoJ/ Municipal ‘Tribunal’ structures will also have to be legally commented on.

The legal implications with regard to Council policy amendments/ shifts, need for formal
rescindments, etc. will have to be investigated or commented upon in terms of a previous
creation of ’legitimate expectations’. Also required is legal guidance with regard to the
formal need for rescindment of previous Council policies, LIDP’s, LDO’s, etc.

Precinct Plans and Development Frameworks are envisaged as the level of further detail
that focuses on geographical locations/ suburbs within regions. These plans/ studies/
frameworks will be commissioned as and when resources allow, and will be submitted for
Council approval. The legality/ process of these, in terms of updating the RSDF’s, SDF,
LDO’s is also required.


COMMUNICATION IMPLICATIONS

Council will need to communicate the approved content of the document to all
interested parties, communities, developers, other Council bodies, etc.

In terms of legislation, the City of Johannesburg is at liberty to follow ‘due process’ as
to the communication methods it will follow in engaging with communities and other
stakeholders in its review and/or approval processes.

The approval of this RSDF, will hence be communicated through Ward Committees,
tribunal and officials capacitation presentations, directorate ‘road shows’, info
brochures, etc.

The future annual review/s of the RSDF, will be communicated and/or participated
exclusively through Ward Committees (This to ensure uniformity of the process and
give further legitimacy to these structures as prescribed in the MSA).
OTHER DEPARTMENTS/ BODIES CONSULTED

As required by legislation, the City of Johannesburg advertised its intensions to
review the LIDP’s (2001/2) and LDO (1997/8), and called for comments by placing
adverts in the local and regional newspapers, at regional offices and facilities offices.
Focus invites were also extended to the public through all Regional office Ward
Committees. Invites to stakeholders by means of e-mail, press releases, notice
boards, etc. were also issued. Consequently, all meetings were well attended by
Councillors, Ward Committee members, UAC central and depot officials, Council
Central Department and Regional officials, property owners, developers,
stakeholders and interested parties.

Verbal and written comments/ objections/ representations were also entertained at,
and subsequent to these dedicated regional and focus group meetings, and the IDP
Outreach Programme, that were advertised, and open to the public, hence not only
complying with, but exceeding ‘due consideration to public input’ in planning for the
city.

Besides the 'mass regional public presentation meetings, and workshops', bi-lateral/ one-
on-one meetings were held with stakeholder and/ focus community groups and Ward
Committees.       These included Ward Committee portfolio heads and members,
Councillors, developers, major land or mining house owners/ consultants, residents &/
ratepayer and civic associations, action groups, forums, etc. Most of these meetings
were held after ‘normal’ working hours, at venues convenient to the focus group/s. The
following ’Public meetings’ were conducted in Administrative Region 8:

       - 1st Public meeting                          : mid-August 2002
            nd
       - 2 Public Meeting (Focus Groups)             : end- August 2002
       - Public Workshop                             : mid-November 2002
       - Feedback Presentation (IDP Outreach) : end March 2003
       (Details regarding the dates of the meeting/s, advertisement copies,
       attendance registers, meeting minutes, etc. are available on DP,T&E: DPF &
       Regional Office files, for inspection on request.

All comments/ objections/ representation, received in initial public meetings were noted
and submitters were informed of the process thereafter. All comments/ objections
received at the final presentation/ IDP Outreach Meeting, and in subsequent written
submissions facilitated for until 14 days after the meeting (with the opportunity to inspect
the draft RSDF-March 2003), are attached with a summary table, as Annexure 1 to this
report.
IT IS RECOMMENDED:

   1. That the LIDP (2001/2) previously approved by Council for Region 8, be
      herewith rescinded.

   2. That the RSDF for Administrative Region 8 be approved as official
      Council policy.

   3. That the RSDF for Region 8 be approved as a component of the Spatial
      Development Framework (SDF-2003), which is will serve as an annexure
      to the Integrated Development Plan (IDP-2003) in terms of the Municipal
      Systems Act of 2000.

   4. That the RSDF for Region 8 be approved as a component of the Spatial
      Development Framework (SDF-2003), together forming the CoJ updated
      Land Development Objectives (LDO-2003) in terms of the Development
      Facilitation Act of 1995.


(OFFICE OF THE EXECUTIVE DIRECTOR:
DEVELOPMENT PLANNING, TRANSPORTATION AND ENVIRONMENT)
(DIRECTOR: DEVELOPMENT
PLANNING AND FACILITATION)
(H Pienaar)
(Tel. 407-6908)


______________________________
COUNCILLOR PARKS TAU
Chairperson: Development Planning, Transportation
And Environment Portfolio


______________________________
MS AMANDA NAIR
Executive Director: Development Planning, Transportation
and Environment



------------------------------------------------
Mr. H. PIENAAR
Director: Development Planning and Facilitation
         Annexure 1
(Summary Table of Comments/ Objections received wrt the
    draft RSDF- March 2003, which was open for public
 inspection through the IDP Outreach Programme – Copies
          of detailed comments thereafter attached)
Ref               COMMENT / OBJECTIONS                             RESPONSE / ADDRESSED
No.                                                                    IN FINAL RSDF
IProp - Andrew Barker
1       Public Participation and legitimacy - Questions on         Noted – addressed in Section 80
        future Public Participation through Ward Committees        report.
2       All submissions not taken into account. Too short time     Noted
        frame for submissions. Questions on meaningful
        Public Participation.
3       Lack of logical structure to RSDF document                 Noted
4       Lack of exposure to Draft SDF                              Noted – Section 3 of RSDF
                                                                   covers policy and IDP Outreach +
                                                                   SDF process addresses SDF
                                                                   policies
5      Lack of communication and stakeholder input into            Noted – Community and
       prioritisation                                              stakeholder input assessed by
                                                                   political Council structures –
                                                                   Mayoral Lekgotla
6      Lack of economic considerations, cost/benefit               Noted
       evaluations
7      East-West Corridor unsuitable for housing in some           Noted
       instances. There should be a balance in uses.
8      Lack of LED’s and other opportunities in previously         Noted
       disadvantaged area eg. Orange farm.
9      N/S vs Deep South corridor and proliferation of             Noted
       northern areas. Southern Development Corridor.
       Should therefore be extended past DevLand
10     Lack of adequate community participation on Draft           Due Process followed
       RSDF and hence lack of legitimacy, acceptance and
       credibility.
11     Lack of participation in developing policy and              Noted Section 3 amended + SDF
       structuring elements in RSDF
12     RSDF and participation process does not advance the         Noted
       interests and concerns of communities and
       stakeholders
13     In some areas LIDP incorrect and hence frustrates           Noted
       developers to a point of abandonment
14     Name change of document - Legitimacy?                       Noted – addressed in Section 80
                                                                   report
15     Several definitions omitted. CIF, SDF, RSDF,                Noted
       Compact City etc.
16     Ward numbers to be included with sub areas                  Noted
17     Noting of Region 9 areas included into Region 8             Noted
       RSDF
18     M2 is not the southern boundary and northern suburbs        Noted
       such as Killarney, Parktown and Forest Town left out
19     Verification of population estimates (new Sub-areas         Noted
       not included)
20     Capacities for electricity – implications for residential   Noted – further studies required –
       and non residential development                             Also refer to CIF
21     A3 link to be extended to Klipriviersberg Road + M2 to      Diagrams are merely conceptual
       the west
22     Robinson Deep mine landfill should be should be             Noted
       shown on Plan 3a There are also other problems with
       the map (Refer also to iProp/ Andrew Barkers
       comment 21)
23     Only a single goal for this region                          Several objectives
24     Pg 39 no hot spots found                                    Noted
25      Pg 41 – 43 critical issues at times lack facts             Noted
26     Statement made Number of town planning Schemes              Noted and corrected- Only JHB
       in Region 8                                               scheme.
27     Statement of Rail in the North of reg8 illogical          Noted and corrected
28     Pg 43- 45 the listed issues have not been captured on     Noted
       the Map. Mandela Bridge, Medical, Office and
       Educational precincts
       Plan 3 does not include, Upper Houghton plan,
       Houghton Drive Upgrade Bezuidenhout Valley plans
       Crown City etc.
29     CIF not defined                                           Noted
30     Strategic N/S Linkages are not identified or defined      Noted
31     Pg 45 wards to be included, list is a repeat of Section   Noted
       2.2
32     Pg 47 4.4 , term Development Control questioned           Noted
       should be development management or guidance.
       Progress of previous LIDP should be highlighted
       Table shows no progress of interventions eg Anderson
       street etc.
       The Regional Dev Issues on Pg 103- 121 should be
       linked to Sub Areas
33     Pg 51 Sub-Area 3 - Update of Mandela Bridge               Noted
       completion
34     Pg 61 Sub Area 10, George Goch Hostels not                Noted
       included
35     Pg 90 Sub-Area 25, Development objective should be        Noted
       amended - Crownwood Road ?
36     Pg 91 Sub-Area 26 contains large node, but no nodal       Noted
       policy included
37     Pg 94 Sub-Area 28 -Guidelines for Robinson lake not       Noted
       appropriate, need to address environ impact.
38     Pg 97, is there a difference in City and Metropolitan.    Noted
       There should be subprograms and a regional level.
39     Plan 5, No urban Freeway across the south.                Noted
       A3 should be extended.
       No indication of M2 west extension
       Crown Road should be shown as strategic road
       program.
       ‘Zoning’ of Crown City, not in legend – Reg4’s is light
       blue

40     Pg 103-121, structure unclear, inconsistent, lacks vale   Noted
       to RSDF.
       No linkage of from Development Objective to priorities,
       responsibilities etc.
41     Pg 111 –114 , priorities not subjected to public          Noted
       participation
       Final selection not clear
42     Pg 127- 133. most of the policies have no relevance to    Noted
       this area
43     Pg 134, Terms and abbreviations                           Noted
New Killarney Riviera Assoc.
1      Sub Area 23- Why is high density encouraged in this       Noted
       area. If Flats – no problem
Internal – Development Mgt.
1      Pg g 4 – inclusion of Acts, Ordinances, and Schemes       Generic Issue
       in wording
2      There should be included a procedure to follow if there   Noted
       is a fundamental mistake
3      P7 Table to include Suburbs and other areas               Noted
4      Inclusion of “Other”                                      Noted -amended
5     How is infrastructure proof provided               Noted
6     Understanding of Home Enterprises = home office    Noted
7     Density policy not very clear, Is it cumulative?   Noted
8     Understanding of how sub programmes link to a      Noted
      spatial plan
9     Sub Area one – Explanation of policies             Noted
10    Sub Area 2 – Explanation of market location        Noted
11    Sub Area 6 linking of phases of Metro mall         Noted
12    Sub Area 13 – definition of commercial             Noted
13    Amend Sub-Area 21 density                          Noted - amended

PS: Where “noted”, technical DPF: Directorate recommendations as contained in
the RSDF prevail and are subject to ‘Political’ intervention/ debate.
          Annexure 2
 (‘Final’ Submission document of the RSDF – Please note
that this was not the document open to public inspection in
   March 2003, but reflects the amendments, corrections,
      errors, recommendations, as effected by the DPF
    Directorate, for Council consideration and approval)
                       EMMARENTIA EXT.1 GREENSIDE                                                                                                                                                                                LINKSFIELD
                                                                                           SAXONWOLD                                                                                         ORANGE GROVE
                                                     PARKVIEW                                                                                                                                                                                                                       REGION 8
                                                                                                                   KILLARNEY
                         EMMARENTIA
                                                                                                                                                                                                                                                                                Regional Analysis Map
                                                                                                                                                  HOUGHTON ESTATE
                                                          WESTCLIFF             FOREST TOWN                                                                                                                                                                                                  (Plan. No. 3)

                                                                                                                                                                                                          OBSERVATORY EXT.1             CYRILDENE
                    MELVILLE
                                                                                                                                                                                                                                                             BRUMA       Legend
                                                                                                                                                                                  OBSERVATORY
     WESTDENE                                                                                                                                                                                                                                                                       Urban Freeway
                                                                                                                                                           BELLE-VUE
                                                                                                                                                                                                                  DE WETSHOF                                                        Mobility Spine
                                                                                    PARKTOWN
                                                                                                                                                                                                                                                                                  Mobility Roads
                                                                                                                                                                                                                                                                                  Railway Lines
                                                                                                                                             YEOVILLE
                                                                                                                                                                                                                                DE WETSHOF EXT.1
ROSSMORE                                                                                                                                                                                                                                                                          Rivers
            AUCKLAND PARK
                                                                                                                                                                                                                                                                                 Dam
                                                                                                                            BEREA                                                                                                                     SOUTH KENSINGTON
                                                                                                                                                                                                                                                                                 Township Boundaries
                                                                                                                                                                                              BEZUIDENHOUT VALLEY
                                        COTTESLOE                                                                                                                                                                                                                                Properties

                                                                                                                                                                                                                                                                                 Mining Belt Opportunities
                                                                                                                                                                                                                                                                                 Investigation
                                                                                                                                                         BERTRAMS                                                                                                                Poverty / Social / Housing
      BRIXTON
                                                                                                                                    NEW DOORNFONTEIN                                                                                                                             Challenges
                                                                                                                                                                                                                          KENSINGTON

                                                                                                 JOHANNESBURG           DOORNFONTEIN                                                                                                                                             Land Management and
                                                                                                                                                                                                                                                                                 Maintenance
MAYFAIR WEST                                                                                                                                                                                                                                                                     Economic Opportunity
                                                                                                                                                            TROYEVILLE
                                                                                                                                                                                                                                                                                  Decay / Degeneration
                                                                                                                                                                                                                                                                                  (Bad building, services, -
                                                                      NEWTOWN                                                                                                                                                                                                     over crowding, poverty)

                                MAYFAIR
HOMESTEAD PARK
                                                                                                                                                                         JEPPESTOWN
                                                                                                                       CITY AND SUBURBAN                                                                                                DENVER

                                                                                              MARSHALLS TOWN




                                                                                      SELBY


                                                                                                                                                                                                                                                                               Locality Plan

                                                                                                                                                                                                                                                                                                              1 Diepsloot
                                                                                                                                                                                                                                                                                                                              2 Midrand / Ivory Park




                                                                                                                                                                                                                                                                                                                                 7 Alexandra
                                                                                                                                                                                                                                                                                                    5 Roodepoort3 Sandton / Rosebank



                                                                                                                                                                                                                                                                                                              4 Northcliff

                                                                                                                                                                                                                                                                                                                         8 Central Region

                                                                                                                                                                                                                                                                                  6 Doornkop / Soweto
                                                                                                                                                                                                                                                                                               10 Diepkloof / Meadowlands
                                                                                                                                                                                                                                                                                                                  9 Johannesburg South
                                                            OPHIRTON
                                      POLLUTION / STERILE LAND                                                                                                                                          CITY DEEP EXT.1                                                             11 Ennerdale / Orange Farm




                                                                                                                                                                                                                                                                                                                                              1:1,578,870

                                                        BOOYSENS
                                                                                                                                                                                  CITY DEEP EXT.2


                                                                                                          GLENESK




                                                                                                   TURFFONTEIN EXT.2                                                                                                                                                     Corporate GIS                                     Phone: +27 11 4076201
                                                                                                                               LA ROCHELLE
                                                                                                                                                                                                                                                                                        Workspace:            D:/L IDP Maps/Zone 8/WGS 84/Re gional An alysis Ma p.mxd
                                                                                                                                                        REGENTS PARK ESTATE
                                                                                                                                                                                                                                                       ELANDSPARK                       Date:          28 February 2003


                                                                                                                                                                                                                                                                                        Compiler:     E Erasmus



                                                                                   TURFFONTEIN                                                                                                                                                                                          Source:        City of Johannesburg

                                        ROBERTSHAM
                                                                                                                                                                                                                                                                                        Projection:   WGS84
                                                                                                                                                   THE HILL                                                                                                              1:36,000
                                                                                                               KENILWORTH      ROSETTENVILLE
ORMONDE EXT.1        ROBERTSHAM EXT.1
                                                                                                                                                                              KLIPRIVIERSBERG ESTATE S.H. SOUTH HILLS                         TULISA PARK                750              375                        0                                                   750
                CROWN GARDENS                                                                                                                                                                                                                                                                                     Meters
                    EMMARENTIA EXT.1 GREENSIDE                                                                                                                                                                                      LINKSFIELD
                                                                                             SAXONWOLD                                                                                        ORANGE GROVE
                                                   PARKVIEW
                                                                                                                                                                                                                                                                                         REGION 8
                                                                                                                    KILLARNEY
                                                                                                                                 UPPER HOUGHTON                                                                                                                                 Conceptual Regional Spatial
                     EMMARENTIA
                                                                                                                             CONSERVATION PLAN                                                                                                                                   Development Framework
                                                                                                                                                  HOUGHTON ESTATE
                                                                                                                                                            DE
                                                         WESTCLIFF             FOREST TOWN                                                                RA
                                                                                                                                                     PG                                                                                                                                           (Plan. No. 4)
                                                                                                                                                 U                               OBSERVATORY PRECINCT PLAN
                                                                                                                                         R   IVE                                                                                             CYRILDENE
                                                                                                                                                                                                            OBSERVATORY EXT.1
                MELVILLE                                                           HOSPITAL JCE PLAN                                  ND
WESTDENE                                                                                                                         TO
                                                                                                                        U   GH                                                                                                                                      BRUMA       Legend
                                                                                                                     HO                                                             OBSERVATORY

                                                                                                                                                             BELLE-VUE                                                                                                                    Urban Freeway
                                                                               NORTH SOUTH CORRIDOR
                                                                                                                                                                                                                    DE WETSHOF
                                                                                                                      HILLBROW PLAN                                                                                                                                                       Mobility Spine
                                                                                   PARKTOWN

                                                                                                                                                                                                                                                                                          Mobility Roads
                                                                                                                                              YEOVILLE
                                                                                                                                                                                                                                   DE WETSHOF EXT.1
                                                                                                                                                                                                                                                                                         Railway Lines
           AUCKLAND PARK                                                                                 YEOVILLE/BEREA/BELLEVILLE SOCIAL UPGRADE
                                                                                  CONSTITUTIONAL HILL                                                                                                                                                                                     By Law Enforcement
                                                                                                                            BEREA                                                                                                                          SOUTH KENSINGTON
                                                                                                                                                                                                                                                                                         Rivers
                                                   WITS PRECINCT                                                                                                                                BEZUIDENHOUT VALLEY
                                    COTTESLOE
                                                                                                                                                                                                                                                                                         Dam

                                                                                                                            SPORTS PRECINCT                                         BEZ VALLEY                                                                                           Township Boundaries
                                                              BRAAMFONTEIN REGENERATION                                                                   BERTRAMS
                                                                                                           2030 ITC PLAN                                   BERTRAMS              PRECINCT PLAN                                                                                           Properties
    BRIXTON                                                            PROJECT / PRECINCT                                                        CONSERVATION PLAN
                                                                                                                      NEW
                                                                                                   NORTHERN DOORFONTEIN DOORNFONTEIN                                                                                        KENSINGTON                                                   Corridor




                                    A3 LINK
                                                                                                JOHANNESBURG            DOORNFONTEIN                                                                                                       P LAN                                         Linkages
                                                                                                                                                                                                                                      CT
                                                                                                                                                                                                                                 ECIN
                                                                                                                                                                                                                          N PR                                                           Proposed SOJO Development
MAYFAIR WEST                  SOCIAL UPGRADE PROJECT                    MANDELA BRIDGE                                          SOCIAL UPGRADE PROJECT                                                        SIN   GTO
                                                                                                                                                              TROYEVILLE
                                                                                                                                                                                                          KEN
                                                                                                                                                                                                                                                                                         Precinct Plans Projects
                                                        NEWTOWN                       PARK STATION         CENTRAL SQUARE                                        PRECINCT                                                                                                                Nodes
                                                                     NEWTOWN
                                                                                                                                                                                                                                            SOCIAL UPGRADE PROJECT
                                                                                                             PROPOSAL
                                                                                                                                                                                                                                                                                         Established Areas
HOMESTEAD PARK             MAYFAIR
                                            FORDSBURG                                                                                                                       JEPPESTOWN
                                                                         CHINA TOWN                                                                                                                                                          DENVER                                      Social Upgrade Projects
                                          PRECINCT                                            GHANDI SQUARE            CITY AND SUBURBAN
                                                                                             MARSHALLS TOWN




                                                                                        FARADAY PRECINCT
                                                                                     SELBY




                                                                                                 FA
                                                 SOCIAL UPGRADE PROJECT                                                                                                                                                                                                             Locality Plan




                                                                                                   RA
                                                                  SELBY




                                                                                                     DA
                                                                                                                                                                                                                                                                                                                     1 Diepsloot
                                                                                                                                                                                                                                                                                                                                     2 Midrand / Ivory Park




                                                                                                        Y
                                                                                VILLAGE DEEP                                      EAST - WEST CORRIDOR




                                                                                                          RO
                                  CROWN CITY                                                                                                                                                                                                                                                                                          7 Alexandra
                                                                                                                                                                                                                                                                                                         5 Roodepoort3 Sandton / Rosebank




                                                                                                               AD
                                                                                                                                 POTENTIAL OPPORTUNITY AREA




                                                                                                                 UP
                                                                                                                                                                                                                                                                                                                     4 Northcliff




                                                                                                                   G
                                                                                                                                                                                                                                                                                                                                8 Central Region
                                                                                                                                                                                         CITY DEEP TRANSPORT LOGISTICS HUB




                                                                                                                       RA
                                                                                                                                                                                                                                                                                       6 Doornkop / Soweto
                                                                                                                                                                                                                                                                                                    10 Diepkloof / Meadowlands
                                                                                                                                                                                                                                                                                                                       9 Johannesburg South




                                                                                                                         DE
     THROUGH REGION 4 AND 5 TO MOGALE MUNICIPALITY          OPHIRTON

                                                                                                                                                                                                          CITY DEEP EXT.1                                                                11 Ennerdale / Orange Farm

                                                                                                                                                             THROUGH REGION 7 AND 9 TO EKURHULENI MUNICIPALITY
                                                                                                                                                                                                                                                                                                                                                     1:1,578,870
                                                        BOOYSENS
                                                                                                                                    WEMMERPAN                                       CITY DEEP EXT.2
                             GOLD REEF CITY               BOOYSENS
                                                        PRECINCT PLAN                                     GLENESK




                                                                                                  TURFFONTEIN EXT.2                                                                                                                                                                                                              Phone: +27 11 4076201
                                                                                                                                LA ROCHELLE                                                                                                                                   Corporate GIS
                                                                                                                                                                                                                                                                                             Workspace:    D:/L IDP Maps/Zone 8/WGS 84/Re gional Sp atia l Develop me nt Framework.mxd
                                                                                                                                                          REGENTS PARK ESTATE
                                                                                                                                                                                                                                                             ELANDSPARK
                                                                     SOJO PRO
                                                                              PO        SAL                                                                                                                                                                                                  Date:          28 February 2003


                                                                                                                                                                                                                                                                                             Compiler:     E Erasmus


                                                                                  TURFFONTEIN                                                                                                                                                                                                Source:        City of Johannesburg
                                    ROBERTSHAM
                                                                                                                                                                                                                                                                                             Projection:   WGS84
                                                                                                                                                      THE HILL                                                                                                                1:36,017
                                                                                                              KENILWORTH        ROSETTENVILLE
                 ROBERTSHAM EXT.1
                                                                                                                                                                                KLIPRIVIERSBERG ESTATE S.H. SOUTH HILLS                            TULISA PARK                730             365                         0                                                      730
           CROWN GARDENS                                                                                                                                                                                                                                                                                               Meters
                                                                                                                                                                                            RIVIERA                                                                                    VICTORIA
                     EMMARENTIA EXT.1     GREENSIDE                                                                                                                                                                                                                                                                ORANGE GROVE
                                                                                                                                            SAXONWOLD                                                                                                                                                                                                                 LINKSFIELD
                                  GREENSIDE EXT.2             PARKVIEW                                                                                                                                                                                                                             FELLSIDE                                                                                                                              REGION 8
                                                                                                                                                                                                 KILLARNEY                                                                                                                                                    LINKSFIELD RIDGE
                                                                                                                                                                                                                                                                                                            MOUNTAIN VIEW
                        EMMARENTIA                                                                                                                                                                                                                                                                                                                                                                                                                        Sub Areas
                                                                                                                    FOREST TOWN
                                                                                                                                                                                                                                                  HOUGHTON ESTATE
                                                                                                                                                                                                                                                                                                                                                                                                                                                        (Plan No. 2)
                                                                        WESTCLIFF
                                                                                                                           23                                                                                                                                          E




                                                                                                                                      D
                                                                                                                                                                                                                                                                     NU                                                                      OBSERVATORY EXT.1              CYRILDENE
                  MELVILLE




                                                                                                                                                                                                                                                            V
                                                                                                                                                                                                                                                            VE
                                           WESTCLIFF EXT.1
                                                                                                                                                                                                                                                            AA




                                                                                                                                     R OA
WESTDENE
                                                                                                                                                                                                                           22                          TH                                                                                                                                             BRUMA                   Legend
                                                                                                                                                                                                                                                    BO




                                                                                                                                 R
                                                                                                                                 RD
                                                                                                                                                                                                                                                UIS                                                OBSERVATORY




                                                                                                                                 O
                                                                                                                                                                                                                                              LO                                                                                                                                                 ET
                                                                                                                                                                                                                                                                                                                                                                                             STRE




                                                                                                                              XF
                                                                                                                                                                                                                                                                                                                                                                                    MARCIA




                                                                                                                             OX
                                                                                                                                                                                                                                                                BELLE-VUE                                                                                                                                                                Urban Freeway
                                                                                                                                                                                                                                                                                                                                                     DE WETSHOF
                                                                                                                            PARKTOWN                                                                                                                                                                                                                                                                                                     Main Roads
                                   RICHMOND         PARKTOWN EXT.1                                                                                                                                                                                                   BELLEVUE EAST
                                                                                                                                                                                                                                                                                                                                                                                                        Y                               Railway Line
                                                                                                                                                                                                                                                                                                                                                                                                      WA
                                                                                             JA N
                                                                                                    SM                                                                                                                                   YEOVILLE                                                                                                                                                  AD
                                                                                                                                     13                                                                                                                                                                                                                                                        BRO
                                                                                                                                                                                                                                                                                                                                                                    DE WETSHOF EXT.1
                                     BRAAMFONTEIN WERF EMPIR                                                                                                                                                                                        17                                                                                                                                                                                  Township Boundaries




                                                                                                     UT
ROSSMORE                                                                                                                                                                                                                                                                                                                  E
                                                                                                                                                                                                                                                                                                                        NU




                                                                                                        S
                                                            E RO
              AUCKLAND PARK                                     AD                                                                                                                                                                                                                                             VE
                                                                                                                                                                                                                                                                                                             HA
                                                                                                                                                                                                                     BEREA                                                                                 RT                                                                                                                           Properties
                                                                                                                                                                                                                                                                                                         NO
                                                                                                                                                                                                                                                                                                                                                                                         SOUTH KENSINGTON




                                                                                                         AV E N
                                                                                                                                                                                                                                                                                       D




                                                                                                               UE
                                                                                                                                                                                                                                                                                  OA                               BEZUIDENHOUT VALLEY
                                                                                                                                                                                                                                                                                                                                                                                                                                        Rivers
                                     COTTESLOE                                                                                                                                                                                                                               E  AR
                                                                                                                                                                                                      16                                        HIGHLANDS
                                                                                                                                                                                                                                                                         BER                                                                                                                                                            Dam
                                                                                                                                                                                                                                                                     LORENTZVILLE




                                                                                                                                                                             TWIST ST
                                                                                                                                                                                                                               E   NUE                                         JUDITH'S PAARL                                                                                                                                           Sub Areas




                                                                                                                                                              KLEIN ST
                                                                                                                                              15                                                                            AV                                                                                                   E
                                                                                                                                                                                                                        A                                                                                                   NU




                                                                                                                                                                                     REET
                                                                                                                                                                                                                      OG                   BERTRAMS                                                                    VE
                                                                                                                                                                                                                    AT                                                     19                                     RA
     BRIXTON                                                                                                                                                                                                                                                                                                 NE




                                                                                                                                                                      REET
                                                                                                                                                                                                              S   AR          NEW DOORNFONTEIN                                                             HE
                                                                                                                                                                                                                                                                                                        ITC




                                                                                                          BE
                                                                                                                                                                                                                                                                                                    K




                                                                                                             R
                                                                                                                                                                                              CLAIM ST
                                            VREDEDORP                                                                                                                                                                                                                                                                                                        KENSINGTON
                                                                                             14                     TH
                                                                                                                       A                           JOHANNESBURG                                                                                                                                                                      21
                                                                                                                           ST
                                                                                                                             R
                                                                                                                                                                                                               DOORNFONTEIN




                                                                                                                                                                                                      REET
                                                                                                                                                                                                                                         18




                                                                                                                              EE
                                                                                                                                 T
MAYFAIR WEST                               PAGEVIEW
                                                                                                                                                            5




                                                                                                                                              RISSIK S
                                                                             4                                                   6                                                                                                                               TROYEVILLE

                                                                                                                            REET




                                                                                                                                                 TREET
                                                                                                                    BREE ST REET
                                      24                                                     NEWTOWN                 JEPPE ST
                                                                                                                                                                                                                      7                                    FAIRVIEW
                                                                                                                                                                                                                                                                                                                                                                                                           CLEVELAND
                                                                                                                                                                                   STREET        STRE                                    ET
                                                                                                                                                                                                                                                    JO
HOMESTEAD PARK                 MAYFAIR                                                                                                                                       MARKET COMMISSIONER                                                      HN
                                                                                                                                                                                                                                                           PA              JEPPESTOWN
                                                                   12                                    3                                                 2                                                 CITY AND SUBURBAN
                                                                                                                                                                                                                                                                GE
                                                                                                                                                                                                                                                                     DR
                                                                                                                                                                                                                                                                                           20                                                                               DENVER
                                                              FORDSBURG                                                                                                                                                                                                   IVE                            JEPPESTOWN SOUTH
                                                                                                    FERREIRAS DORP                           MARSHALLS TOWN                                                                                   9
                                                                                AD                                                    1                                                                                                                         WOLHUTER
                                                                           F RO
                                                                      RE E
                                                                 A IN
                                                                M
                                                                    CITY WEST                                                                                                                                                                                                                                                        BENROSE EXT.15
                                                                                                                                                                                             8                                                                                                                                                               DENVER EXT.1
                                          SELBY EXT.19                                                                                                                                                                                                                              10
    AMALGAM EXT.1                                        11                  M2                                                  SELBY
                    AMALGAM                                                                                                                                                                                                                                                                                                                                                                     HERIOTDALE EXT.8
                                                         M2                                                                                                 WEMMER VILLAGE MAIN
                                                                                                                                                                                                                                                                                                                                                                                                                               Locality Plan
                                             SELBY EXT.12




                                                                                                                        A
                                                                                                                        AD
                                                                                                                                                            NEW CENTRE                                                                                                                                                                                                                                                                                            1 Diepsloot
                                                                                                                                                                                                                                                                                                                                                                                                                                                                                 2 Midrand / Ivory Park




                                                                  M1
       CROWN EXT.8




                                                                                                                                                                                                 RO




                                                                                                                      RO
                                                                                                                                                                                                   S




                                                                                       AY
                                                                                                                 S
                                                                                                                                             PARK CENTRAL
CROWN EXT.4




                                                                                                              EN
                                                                                                              E
                                                                                                                                                                                                     E TT




                                                                                     SW
                                                                                                                                 26                                                                                                                                                                                                                                                                                                                                                  7 Alexandra




                                                                                                           YS
                                                                                 BU                                                                                                                                                                                                                                                                                                                                                                     5 Roodepoort3 Sandton / Rosebank




                                                                                                                                                                                                         ENV




                                                                                                         OO




                                                                            HA
                                                                                                         B
                                                                                                                      SELBY EXT.11                                                                                                                                                                                                                                                                                                                                4 Northcliff




                                                                                                                                                                                                             ILLE
                                                                                                                                                         VILLAGE DEEP                                                                                                                                                                                                                                                                                                      8 Central Region




                                                                        B AT
                                                                       M
                                          25                                                                                                                                                                                                                                                                                                                                                                                        6 Doornkop / Soweto




                                                                                                                                                                                                                  ROA
                                                                   P   AT                                                                                                                                                                                                                                                                                                                                                                        10 Diepkloof / Meadowlands




                                                                                                                                                                                                                      D
                                                                                                                                                                                                                                                                                                                                                                                                                                                                    9 Johannesburg South

                                                                             OPHIRTON                                                                                                                                                                                  CITY DEEP

                                                                                                                                                                                                                                                                                                                                           CITY DEEP EXT.1                                                                              11 Ennerdale / Orange Farm
                                                                                                                                                                                                                                                                                                 E ET




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                                                                                                                                                                                                                                                                                                                                              ER                                                                                                                                             1:1,562,331
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                                                                   BOOYSENS                                                                                                                                                                                                                                                      AD
                     BOOYSENS RESERVE                                                                                                                                                                                                                                                              CITY DEEP EXT.2
                                                                                                                                                                                                                                                                                        A
                                                                                                                                                                                                                                                                                       MA R




        THETA THETA EXT.4                                                                                                                                                                                                                                                                                        CITY DEEP EXT.4
                                                                            27                                                                                         GLENESK
                                                                                            REUVEN                                                                                                                                                                                                                                              CITY DEEP EXT.6
                                                                            REUVEN EXT.1                                                      28
                                                                                                                                                                                                                                                                                 KLIPRIVIERSBERG ESTATE S.H.                                                  ELECTRON EXT.1
                                                                                                                                                                                                                                                                                                                                     ROSEACRE EXT.3
   ORMONDE EXT.9                N PA
                             ER      RK W
                          TH              AY                                              STR EET                                                        TURFFONTEIN EXT.2                                                                                                                                                                                                                                                                                                  Phone: +27 11 4076201
         ORMONDE EXT.5 NOR                                                           EB B
                                                                                                                                                                                                                                                                                                                                     MOFFAT VIEW EXT.4                                                                   Corporate GIS
                                                                                                                                                                                                                          LA ROCHELLE                                                                                                                     UNIGRAY                                                                           Workspace:
                                                      AL                         W                                                                                                                                                                                                                                                                                                                                                                            D:/LIDP Maps/Zone8/WGS84/Sub Areas.mxd
                                                        AM                                                                            TURF
                                                                                                                                           CLUB                                                                                                       REGENTS PARK ESTATE
                                                              EIN R O AD                                                                        STRE                                                                                                                                                                                                                 ELECTRON                ELANDSPARK                                     Date:            17 February 2003
ORMONDE EXT.28 ORMONDE EXT.8                                                                                                                         ET
                                                                                                                                                                                                                                                                                                                                                                                                                                            Compiler:         E Erasmus
                                                                                                                                                                                                                                                                                       REWLATCH
                                                                                                                                                                                                                                                                                                                   S OUTH ERN KLIPR
                                                                                                                                                                                                                                                                                                                                                                                                                                            Source:           City of Johannesburg
                                                                                                                                                                                                                                                                                                                                   IVERSBERG ROA
                                                                                                                           TURFFONTEIN
                                         ROBERTSHAM
           EVANS PARK                                                                                                                                                                                                                                                                                                                                                                                                        1:36,000       Projection:      WGS84

                                                                                                                                                                                                                          ROSETTENVILLE             THE HILL
                                                                                                                                                                                  KENILWORTH
                 ROBERTSHAM EXT.1                                                                                                                                                                                                                                                                                                                                   STEELEDALE
ORMONDE EXT.1
                                                                                                                                                                                                                                                                                                                                            SOUTH HILLS                                                                750                 375                      0                                      750
                                                                                                                                                                                                                                                                                                                                                                              TULISA PARK
            CROWN GARDENS                                                                           TURF CLUB                                                                                                                                                                                                                                                                                                                                                    Meters
                                                                                                                                RIVIERA
                     EMMARENTIA EXT.1     GREENSIDE                                                                                                                                                                                                       LINKSFIELD
                                                                                                           SAXONWOLD                                                                                             ORANGE GROVE
                                                                                                                                                                                        VICTORIA
                                                                  PARKVIEW                                                                                                                            FELLSIDE
                                 GREENSIDE EXT.2                                                                                                                                                                                                                                                                   REGION 8
                                                                                                                                                                                                                                                 LINKSFIELD RIDGE
                                                                                                                                   KILLARNEY                                                                MOUNTAIN VIEW
                        EMMARENTIA                                                                                                                                                                                                                                                                    Regional Development Programmes
                                                                                                                                                                  HOUGHTON ESTATE
                                                                                              FOREST TOWN
                                                                                                                                                                                                                                                                                                                                  (Plan No. 6)
                                                                       WESTCLIFF


                                                                                                                                                                                                                                OBSERVATORY EXT.1                CYRILDENE
                 MELVILLE                       WESTCLIFF EXT.1                                                                                                                                                                                                                                        Legend
WESTDENE                                                                                                                                                                                                                                                                                BRUMA
                                                                                                                                                                                                      OBSERVATORY                                                                                             Urban Freewway
                                                                                                                                                                                                                                                                                                              Mobility Spine
                                                                                                                                                                           BELLE-VUE                                                                                                                          Mobility Road
                                                                                                                                                                                                                                        DE WETSHOF                                                           Railway line
                                                                                                   PARKTOWN                                                                                                                                                                                                  Rivers
                                                                                                                                                                                 BELLEVUE EAST
                                     RICHMOND                      PARKTOWN EXT.1                                                                                                                                                                                                                           Dam
                                                                                                                                                             YEOVILLE                                                                                                                                        Township Boundaries
                                                                                                                                                                                                                                                         DE WETSHOF EXT.1
                                     BRAAMFONTEIN WERF
          AUCKLAND PARK                                                                                                                                                                                                                                                                                      Properties
       ROSSMORE                                                                                                                                                                                                                                                                                             Established Area
                                                                                                                                            BEREA                                                                                                                              SOUTH KENSINGTON             Oportunity Programme
                                                                                                                                                         HIGHLANDS
                                                                                                                                                                                                                 BEZUIDENHOUT VALLEY                                                                        Nodal Management Programme
                                     COTTESLOE
                                                                                                                                                                                                                                                                                                            Upgrade and Redevelopment Progamme
                                                                                                                                                                                LORENTZVILLE                                                                                                                Settlement Programme
                                                                                                                                                                                      JUDITH'S PAARL
                                                                                                                                                                                                                                                                                                            Strategic Road Programme

     BRIXTON                                                                                                                                                             BERTRAMS                                                                                                                           Proposed SOJO Development
                                                                                                                                                    NEW DOORNFONTEIN
                                                 VREDEDORP                                                                                                                                                                                      KENSINGTON




                                      A3 LINK
                                                                                                                 JOHANNESBURG             DOORNFONTEIN


                                                PAGEVIEW
MAYFAIR WEST                                                                                                                                                                    TROYEVILLE



                                                                                    NEWTOWN                                                                              FAIRVIEW
                                                                                                                                                                                                                                                                                          CLEVELAND
HOMESTEAD PARK                MAYFAIR
                                                                                                                                                                                               JEPPESTOWN
                                                                                                                                       CITY AND SUBURBAN                                                                                                        DENVER
                                                                                                                                                                                               JEPPESTOWN SOUTH
                                                                FORDSBURG
                                                                                       FERREIRAS DORP         MARSHALLS TOWN
                                                                                                                                                                            WOLHUTER

                                                                     CITY WEST                                                                                                                                             BENROSE EXT.15
                                                                                                                                                                                                                                                 DENVER EXT.1
                                                        SELBY EXT.19
    AMALGAM EXT.1                                                                                     SELBY
                    AMALGAM                                                                                           WEMMER VILLAGE MAIN
                                                                                                                                                                                                                                                                                HERIOTDALE EXT.8         Locality Plan
                                                 SELBY EXT.12

                                                                                                                         NEW CENTRE                                                                                                                                                                                                          1 Diepsloot
                                                                                                                                                                                                                                                                                                                                                            2 Midrand / Ivory Park
       CROWN EXT.8
                                                                                                     PARK CENTRAL
        CROWN EXT.4                                                                                                                                                                                                                                                                                                                                            7 Alexandra
                                                                                                                                                                                                                                                                                                                                  5 Roodepoort3 Sandton / Rosebank



                                                                                                SELBY EXT.11                                                                                                                                                                                                                                 4 Northcliff
                                                                                                                   VILLAGE DEEP                                                                                                                                                                                                                       8 Central Region

                                                                                                                                                                                                                                                                                                              6 Doornkop / Soweto
                                                                                                                                                                                                                                                                                                                           10 Diepkloof / Meadowlands
                                                                                                                                                                           CITY DEEP                                                                                                                                                            9 Johannesburg South

                                                                         OPHIRTON

                                                                                                                                                                                                                              CITY DEEP EXT.1                                                                     11 Ennerdale / Orange Farm




                                                                                                                                                                                                                                                                                                                                                                        1:1,562,331

                                                                     BOOYSENS
                     BOOYSENS RESERVE                                                                                                                                                                 CITY DEEP EXT.2
        THETA THETA EXT.4                                                                                                                                                                                           CITY DEEP EXT.4
                                                                                       REUVEN
                                                                                                                          GLENESK
                                                                                                                                                                                                                                  CITY DEEP EXT.6
                                                                        REUVEN EXT.1

                                                                                                                                                                                             KLIPRIVIERSBERG ESTATE S.H.                          ELECTRON EXT.1
                                                                                                                                                                                                                           ROSEACRE EXT.3
   ORMONDE EXT.9
                                                                                                                   TURFFONTEIN EXT.2                                                                                       MOFFAT VIEW EXT.4                                                           Corporate GIS                                    Phone: +27 11 4076201
         ORMONDE EXT.5
                                                                                                                                               LA ROCHELLE                                                                                                                                                            Workspace: D:/LIDP Maps/Zone8/WGS84/Regional Development Programmes.mxd
                                                                                                                                                                        REGENTS PARK ESTATE                                                    UNIGRAY
                                                                                                                                                                                                                                                                                ELANDSPARK                            Date:          28 February 2003
             ORMONDE EXT.8                                                                                                                                                                                                                                 ELECTRON
                                                                                                                                                                                                                                                                                                                      Compiler:      E Erasmus
 ORMONDE EXT.28                                                                                                                                                                                 REWLATCH
                                                                                                                                                                                                                                                                                                                      Source:        City of Johannesburg
                                                                                                   TURFFONTEIN
                                        ROBERTSHAM
                                                                                                                                                                                                                                                                                                                      Projection:    WGS84
           EVANS PARK                                                                                                                                                                                                                                                                                  1:36,000
                                                                                                                                               ROSETTENVILLE         THE HILL
                                                                                                                               KENILWORTH                                                                                                                 STEELEDALE
ORMONDE EXT.1    ROBERTSHAM EXT.1
                                                                                                                                                                                                                               SOUTH HILLS                                                                              520               260                 0                        520
                                                                                                                                                                                                                                                                       TULISA PARK
            CROWN GARDENS                                                                                                                                                                                                                                                                                                                                   Meters
                                                                                       TURF CLUB

				
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