OUDTSHOORN 2812_ 1552 _ 1549

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					      OUDTSHOORN 2812, 1552 & 1549
                            APPLICATION FOR

                             DEPARTURE




CLIENT:        S AINTS HOLDINGS P TY (LTD) T/A BUNA GROUP
PREPARED BY:   MARIKE VREKEN TOWN & REGIONAL PLANNERS


                                                            Apriill 2011
                                                            Apr 2011
OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



(i)     CONTENTS
(ii)    LIST OF ANNEXURES
(iii)   LIST OF PLANS
(iv)    LIST OF FIGURES


                                                      (i) CONTENTS



SECTION A:                             BACKGROUND                                                                                      PAGE

1.      THE APPLICATION ...............................................................................................                    1

2.      PROPERTY DESCRIPTION, SIZE AND OWNERSHIP ...............................................                                           1



SECTION B:                             CONTEXTUAL INFORMANTS

3.      LOCALITY..............................................................................................................             2

4.      CURRENT LAND USE AND ZONING........................................................................                                2
        4.1. Land Use.................................................................................................................     2
        4.2. Zoning ....................................................................................................................   2

5.      SURROUNDING LAND USE AND CHARACTER OF THE AREA ..................................                                                  2

6.      SITE CHARACTERISTICS .......................................................................................                       4

7.      EXISITNG SERVICES INFRASTRUCTURE ...............................................................                                   4
        7.1. Civil Services ..........................................................................................................     4



SECTION C:                             DEVELOPMENT PROPOSAL

8.      PROPOSAL ............................................................................................................              4
        8.1. Departure ...............................................................................................................     5
          8.1.1.Relaxation of Parking requirement for “Business Zone 1”………………………………………                                                     5



SECTION D:                             MOTIVATION


9.      MOTIVATION ........................................................................................................                6
        9.1. Motivation for Departure Application.........................................................................                 6
          9.1.1.Consistency with Spatial Policy Directives……………………………………………………………                                                          7




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



        9.1.2.Consistency of the Development with the Character of the Surrounding Area…………                                 7
        9.1.3.Accessibility of the Site……………………………………………………………………………………..                                                   7
        9.1.4.No impact on the built environment…………………………………………………………………..                                                 7
        9.1.5.No Impact on existing rights……………………………………………………………………………..                                                   7
        9.1.6.Dependency on private transport………………………………………………………………………                                                    7
        9.1.7.Shape and locality of property…………………………………………………………………………..                                                  8

10.   CONCLUSION ........................................................................................................   8


                                              (ii) ANNEXURES

      ANNEXURE A:               Power of Attorney
      ANNEXURE B:               Application Form
      ANNEXURE C:               SG Diagrams
      ANNEXURE D:               Title Deed


                                           (iii) LIST OF PLANS

      PLAN 1:                   Locality Plan
      PLAN 2:                   Character of the Area
      PLAN 3:                   Site Development Plan




                                           (iV) LIST OF FIGURES

        FIGURE 1:          Municipal Office on Erven 876, 877 & 878 (Source: Google Earth 2009)
        FIGURE 2:          Primary School Van Reede on Erven 1321, 1351, 1320, 1319, 1248 & 1263
                           (Source: Google Earth 2009)
        FIGURE 3:          Cashbuild on Erf 9887
        FIGURE 4:          Checkers Shopping Centre on Erf 6339
        FIGURE 5:          Erven 1549 & 2812 Vacant Land
        FIGURE 6:          Site Development Plan of Erven 1552, 1549 & 2812 indicating the
                           proposed parking provision




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE




 SECTION A:                  BACKGROUND



1.       THE APPLICATION

Marike Vreken Town and Regional Planners have been appointed by
                             (                                                                )
to apply to the relevant authorities for a departure from the Oudtshoorn Zoning Scheme
Regulations in terms of Section 15(1)(a)(i) of the Land Use Planning Ordinance, 1985 (Ordinance
15 of 1985) in respect of Oudtshoorn Erven 1552, 1549 & 2812 (
                 ).

A departure is required to relax the parking requirement for “Business Zone 1” zoned properties
from 6 bays per 100m² to 3 bays per 100m².


2.       PROPERTY DESCRIPTION, SIZE AND OWNERSHIP

A copy of the approved S.G. Diagram for Erven 1549, 2812 & 1552 is attached as
to this report. A Copy of the Title Deed for Erven 1549, 2812 & 1552, Oudtshoorn containing the
details outlined below is contained in             .


 Property                               Property Description                               Size
 Erf 1552     Municipality and Division of Oudtshoorn, being Erf No. 175, now Erf No.     4283m²
              1552 Oudtshoorn
 Erf 1549     Registered in the Erven Register of Oudtshoorn Book folio 1549              1663m²
 Erf 2812     Municipality and Division of Oudtshoorn, being Erf No. 2812 (a portion of    530m²
              Erf No. 1549) Oudtshoorn

Title Deed Number:
                                         Erf 1552: T3600/1963
                                         Erf 1549: T17388/1953
                                         Erf 2812: T8037/1963


Title Deed Restrictions:               There are no Title Deed conditions that prevents the
                                       proposed development

Bonds:                                 There is no Bond registered on the property.

Property Owner:
                                        Erf 1552: Dersol Properties CC
                                        Erf 1549: Oudtshoorn Broom Properties CC
                                        Erf 2812: Dersol Properties CC


Servitudes:                            No servitudes are registered on the property.



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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE




 SECTION B                      CONTEXTUAL INFORMANTS



3.       LOCALITY

The application area is located within the Oudtshoorn CBD, on the corner of Hoog Street and
Voortrekker Streets.


4.       CURRENT LAND USE AND ZONING

4.1.     Land Use

Currently Erf 1549 is vacant and Erf 2812 is partially used to operate a car wash business. Some
structures are located on Erf 1552 which are currently used for business purposes such as a hair
salon, loans facility and even an air-conditioning repair shop.

4.2.     Zoning

The subject erven are currently zoned as “Business Zone 1” in terms of the Oudtshoorn Zoning
Scheme Regulations.


5.       SURROUNDING LAND USE AND CHARACTER OF THE AREA

The application area is located in the Oudtshoorn Central Business District and is characterised by
small to large businesses. The application area is located in an area that is characterised by high
residential densities and densely developed business properties. Due the high density the erven
are not only closely located to other businesses but also in close proximity to properties that are
used for residential, governmental and educational purposes. These land uses include the
Municipal office shown in           as well as Van Reede Primary School shown in




     FIG 1: MUNICIPAL OFFICE ON ERVEN 876, 877 & 878   FIG 2: PRIMARY SCHOOL VAN REEDE ON ERVEN 1321, 1351,
             (SOURCE: GOOGLE EARTH 2009)               1320, 1319, 1248 & 1263 (SOURCE: GOOGLE EARTH 2009)




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



Within a 200m radius of the focus erven the following land uses were identified:

   •   Erf 9887:           Cash Build (Hardware Business)
   •   Erf 2845:           Steve’s Tyre and Exhaust (Business)
   •   Erf 2813:           Mr. Video & Halaal Café (Business)
   •   Erf 7046:           Isuzu Dealership (Business)
   •   Erf 6339:           Checkers Shopping Centre (Business)
   •   Erf 5264:           Plaspac & Vee’s Video (Business)
   •   Erf 7052:           MTN Wholesalers (Business)




             FIG 3: CASHSBUILD ON ERF 9887              FIG 4: CHECKERS SHOPPING CENTRE ON ERF 6339




From the above observation it is evident that the focus area is located within an area that is not
only characterised by business activities but also businesses that use large spaces to sell their
products. Thus the buyer visits this location for the variety of options to their disposal.

Furthermore the area is not only characterised by high residential densities and business uses,
but also by high accessibility. Voortrekker Street is a high order road which provides access to
the west and east of Oudthsoorn, more importantly is the fact that Voortrekker Street leads to
greater Karoo and Johannesburg in the East and to the coast and Cape Town in the west. Hoog
Street also links the northern and southern sections of Oudtshoorn.

The provision of 3 parking bays per 100m² instead of 6 parking bays per 100m² on Erven 1549,
2812 and 1552 will not have a significant impact in the character of the area, as the large
shopping facilities is a common sight in the neighbourhood. It is believed that the cumulative
parking available of the surrounding business should be enough to accommodate the demand for
parking.

Take note that erven 1552, 1549 & 2812 are located within 260m of the Oudtshoorn Taxi Rank.
As a result shoppers are able to use the public transport service too town and is in walking
distance of the proposed retail facility, thus reducing the need for private motor vehicle usage.




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



6.     SITE CHARACTERISTICS

The topography of the application area is mostly level ground.

The improvements on the site consist of an existing structure on Erf 1552. Erven 1549 and 2812
are currently vacant as seen in           Take note that a car wash business is located on Erf
2812.




                               FIGURE 5: ERVEN 1549 & 2812 VACANT LAND.


Vehicular access is currently available to Erf 1549 from Hoog Street and Erf 2812 from
Voortrekker Street.

The proposed land use will entail that access will be provided from Voortrekker Street onto Erf
2812.

7.     EXISTING SERVICES INFRASTRUCTURE

7.1.   Civil Services

Given the fact that the application area is located within the existing urban fabric and that the
extension of the existing structure is of such a nature that it will not impact on the existing
services infrastructure.

The proposal will therefore have no negative impact on municipal civil services in the area.


 SECTION C:                 DEVELOPMENT PROPOSAL



8.     PROPOSAL

The proposal on Erven 2812, 1552 and 1549 entails the following:




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



8.1.   Departure

       8.1.1.   Relaxation of Parking requirement for “Business Zone 1”

       Saints Holdings Pty (Ltd) T/A Buna Group propose to construct a retail centre on Erven
       2812, 1552 and 1549. It is proposed that the retail centre accommodate a variety of
       national chain stores, such as Edgars, CNA and Mugg and Bean. The total Gross Leasable
       Area of this facility will be approximately 3355m².

       According to the Oudtshoorn Zoning Scheme Regulations 6 bays per 100m² of the GLA
       have to be provided on “Business Zone 1” property, thus a total of 200 parking bays are
       required. It is proposed to provide 2.7 bays per 100m² instead of 6 bays per 100m².
       This is mainly due to the limited development potential of the properties.

       According to Hall & Porterfield (                               ), the provision of parking in
       the urban fabric should be provided in moderation. Parking is usually provided in at
       levels that will secure availability on peak times, but peak usage is only seasonable. “
                                                                                         ” Thus the
       over provision of parking leads to the facilitation of higher traffic volumes and
       discourages pedestrian movement. Hall & Porterfield (                                        )
       states that the solution is that parking in dense urban centres such as the Oudtshoorn
       CBD should be dispersed; this will insure that traffic is circulated in the area. The Smart
       Code Planning (                        ) document suggests that parking should be shared
       between facilities.

       In reflection of the above theories it is the considered opinion that the parking provision
       as proposed on Erven 1552, 1549 & 2812 is sufficient to accommodate the parking need
       in this part of the CBD. The Smart Code Planning (                      ) states that 500m
       is comfort distance which most people is willing to walk, however in this case three large
       parking areas is located within this walking distance; namely Pick n Pay Shopping Centre,
       Checkers Shopping Centre and Cashbuild.

       Due to the different large businesses that are already located in the area and large
       parking areas being available in close proximity to the application area; existing on and
       off street parking together with the proposed parking on Erven 1552; 1549 & 2812 could
       be regarded as sufficient.




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE




       FIGURE 6: SITE DEVELOPMENT PLAN OF ERVEN 1552, 1549 & 2812   INDICATING THE PROPOSED PARKING PROVISION.




 SECTION D:                     MOTIVATION



9.       MOTIVATION

9.1.     Motivation for departure application

The Land Use Planning Ordinance, 1985 (Ordinance 15 of 1985) states in Section 36 that the
reasons for refusing an application may only be considered on the basis of the “lack of
desirability” of the proposal.

The following points must be taken into account when the desirability of this application is
evaluated:




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



       9.1.1.   Consistency with Spatial Policy Directives

       There is no approved statutory spatial policy framework for the area. However the
       proposal of densification complies with the Provincial Spatial Development Framework
       policy of densification within the urban edge.

       9.1.2.   Consistency of the Development with the Character of the Surrounding
                Area

       As shown in plan 2 that the Erven 2812, 1552 & 1549 is located in an area that
       characterised by large shopping and parking facilities as well as additional on-street public
       parking bays. Par 8 describes the large amount of existing parking in the area related to
       retail facilities. The proposed provision of 3 parking bays per 100m² will thus not
       significantly change the character of the area and therefore have no detrimental impact
       on the character of the surrounding area.

       9.1.3.   Accessibility of the site

       Vehicular access and egress to the application area will be obtained via Voortrekker
       Street. The proposed parking provision will not have any negative impact on the
       accessibility, but a minor impact on traffic flow on Voortrekker Street.

       9.1.4.   No impact on the built environment

       The provision of the proposed parking will not impact on the proposed structure thus not
       impacting on the retail potential and economic opportunities for Oudtshoorn. The
       proposed redevelopment of the application area contributes too much needed urban
       renewal in the Oudtshoorn CBD, especially during the current economic climate. The
       Council should rather provide incentives such as parking relaxations to encourage
       upgrading and redevelopment of the Oudtshoorn CBD.


       9.1.5.   No impact on existing rights

       The proposed parking relaxation application does not have any negative impact on any
       existing land use right of any of the neighbouring properties.

       9.1.6    Dependency on private transport

       The application area is located in the Oudtshoorn CBD and in close proximity to some
       significant employers such as the municipality, Pick n Pay centre, Cashbuild, office blocks
       and Oudtshoorn Colleage. The application area is also located in close proximity to public
       transport modes such as the taxi ranks and bus stops. The majority of the visitors to this
       new centre in the CBD will be using public transport and not be dependent on private
       transport, hence it is that considered opinion that it is not necessary to provide such a
       high parking ratio on this property.




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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE




             FIGURE 7: LOCALITY OF SIGNIFICANT EMPLOYERS AND TRANSPORT NODES IN RELATION TO THE APPLICATION AREA.


                                           1    Checkers Centre
                                           2    Cashbuild
                                           3    Oudtshoorn College
                                           4    Oudthsoorn Municipality
                                           5    Office Block
                                           6    CP Nel Delta
                                           7    Pick n Pay Centre

        It should further be noted that the majority of the users of this new centre will not make
        a specific vehicular trip to visit this centre. The centre is in the CBD and accessible and
        close to existing significant employers in the area. The visitors of this centre will most
        likely be already in the CBD as a result of nearby employment, one trip combined with
        other shopping activities, nearby high density residential apartments. Hence it is the
        considered opinion that the majority of the visitors to this centre will be pedestrians and
        that the centre will not necessarily attract primary private vehicular trips such as a “out of
        town” shopping centre.

        9.1.7       Shape and locality of property

        It should be noted that the application area has an L-shape and the property is also
        bordered by two street boundaries. The actual shape of the property therefore severly
        limits the development potential of the property.

        This L-shape makes it difficult to construct a retail structure as well as provide parking
        and vehicular circulation.


10      CONCLUSION

In light of this motivation, it is clear from the foregoing report that the application for a departure
from the parking provision requirement for the relaxation of the parking requirement for
“Business Zone 1” zoned properties from 6 bays per 100m² to 3 bays per 100m² to provide



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OUDTSHOORN ERVEN 1552, 1549 & 2812: PARKING DEPARTURE



parking for the proposed shopping centre is desirable and it is therefore recommended that the
application for the proposed parking relaxation be supported by the relevant departments and
expeditiously approved by Council.


                                                                 MARIKE VREKEN URBAN AND
                                                                 ENVIRONMENTAL PLANNERS
                                                                               March 2011




APRIL 2011                                                                         PAGE 9 OF 9
ANNEXURE A:

				
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