The City of Cape Town's Role in by pengtt

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									Understanding Bulk
An overview


Presented by: Sydney Holden and Gregory September
Date: 23 November 2007
Compiled by: Sydney Holden

Directorate: Strategy and Planning
 Understanding Bulk
Content
1.   Introduction
2.   Definitions Of Bulk and related
     informants
3.   Measurement / Calculation of Bulk /
     Floor Space
4.   Key Considerations in striving for Bulk
5.   Application of Bulk in the City: Some
     Examples
6.   International Practice / Trends towards
     Bulk
7.   Broader challenges relating to Bulk.
8.   Conclusion
Introduction

 Bulk and massing are used in many cities internationally to control the amount
 of construction in a particular area. This is usually done by using a certain
 formula for floor-to-area ratios – termed differently in different cities. In Cape
 Town, for instance, this is called the Permissible Floor Area Ratio, in New York the
 Floor Area Ratio or Floor Space Index, and in London Plot Ratios. The purpose of
 this paper is to provide some understanding on the concept of bulk.
 In Cape Town with increasing urbanization, land scarcity and land price
 escalation, the use of air rights in the form of increased bulk is a reality in our
 Central City Environs and adjacent areas of higher amenity and economic value.
Introduction (cont.)

However, a key driver of the concept of bulk is economic development and tourism.
In this respect just a few pointers as it relates to Cape Town.
      Between 2003 and 2006 there has been a 4% growth Building Plans processed
      (48 000 plans in 2006).
      The growth in plan value has escalated by 85% over the same period from
      R6,5 billion to R12 billion.
      Between 1995 and 2006 the City contributed 16 % of National Growth and 82% of
      new Provincial Economic Growth.
      22% of all economic activity takes place in the Central Business District whilst
      Cape Town, Bellville and Claremont support 46% of total Business Turnover and
      contain 42% of formal businesses in the City.
      The current population in the City stands at 3,27 million people.
      In the next 3 – 5 years there are already over R30 billion worth of private and
      public sector development projects in the Central Cape Town area that will impact
      on our economy.
Mapping impact of key development projects in the Cape Town Central City worth
                approximately R28,5bn over the next 3-5 years
              Private sector                           Private sector
1.  V&A Waterfront expansion (multiple    19. Harbour Bridge, Roggebaai (R180m)
    projects)                             20. Canal Quay, Roggebaai (R220m)
2. Jarvis House, Green Point (R300m)      21. Cnr Riebeeck/ Bree – two sites
3. De Waterkant Centre, Green Point       22. The Pulse (R600m)
    (R100m)                               23. T1, Strand/ Buitengracht
4. Somerset Square, Green Point
                                          24. New Hotel, Buitengracht/ Wale
    (R100m)
                                          25. Wembley Square extension, Lower
5. Cape Royal Hotel, Green Point
                                              Gardens
6. Strand on Adderley (R2,2bn)
                                          26. Orangerie, lower Gardens (R180m)
7. Golden Acre upgrade (R475m)
                                          27. 15 on Orange Hotel, Lower Gardens
8. 11 Adderley upgrade                        (R500m)
9. Oscar Pearse Hotel (new - R220m)       28. Creative House, Church Square
10. Taj Hotel (new - R500m)               29. #4 Church Square (R20m)
11. 106 Adderley commercial/ retail       30. Piazza on the Square (R70m)
    (R300m)                               31. Four Seasons, Buitenkant (R100m)
12. Cape Sun upgrade (R56m)
                                          32. Temple House, Buitenkant
13. Townhouse Hotel/ Plein Park upgrade
                                          33. Ogilvy Building, Woodstock
14. Citroen Building (R90m)
                                          34. The District, Woodstock
15. Oval Institute (R12m)
                                          35. Boulevard, Woodstock
16. Malgas/ Brian Porter site
                                          36. D6 Homecoming/ Sacks Futeran
17. Amway House site                          (R30m)
18. Liebenberg and Stander Building       37. Desmond Tutu Peace Centre (R140m)
                                          38. Erf 9 and 10, Jan smuts, Foreshore
 Mapping impact of key development projects in the Cape Town Central City worth
                 approximately R28,5bn over the next 3-5 years
              Public sector / JVs                        Public sector / JVs
1.    Green Point Stadium (R3,2bn)           15. Grand   Parade (R23,5m)
2.    Green Point Sport and Urban Park       16. Greenmarket Square (R4m)
      (R160m)                                17. St Andrew‟s Square (R8m)
3.    Granger Bay Boulevard                  18. Pier Place (R2m)
4.    Somerset Hospital site                 19. Harrington Square (proposed)
5.    Parliamentary extension (R750m)        20. Electricity network upgrade (R300m)
6.    (Proposed) Parliamentary residential   21. Inner City Transport Projects (R50m)
      complex (R1,2bn)                       22. District Six
7.    City Hall (R81m)                       23. Salt River Market (R1m)
8.    Good Hope Centre (R50-75m)             24. Social Housing projects: Woodstock,
9.    Granary Building (R35m)                    Bo Kaap
10.   CT Station, phase one (R265m), phase   25. Fibre Optic Network rollout (phase one
      two                                        R50)
11.   CT Harbour expansion (R4,5bn)          26. Iziko Social History Centre (R50m)
12.   Foreshore: Blocks A (City) B (Media    27. Drill Hall/ CT Library
      24) and C (PGWC)                       28. Company‟s Gardens upgrade (R1m)
13.   CTICC Expansion and hotel and office
      site (R680m)
14.   Site B, Old Power Station Site
Definitions of bulk and related
informants



   Bulk in the City of Cape Town is governed by the following definitions:
         Actual Floor Area, in relation to a building, means the total floor area
         of such building, inclusive of areas covered by walls of such building.
         Permissible Floor Area, in relation to a site means the floor area which
         may not be exceeded by the actual floor area of buildings on such site.
         The permissible floor area shall be equal to the area of the site
         multiplied by a factor quantified for the use zone.
         In the City‟s proposed Integrated Zoning Scheme, the following term is
         used:
         Floor Factor: means the factor (expressed as a proportion of 1) which
         is prescribed for the calculation of maximum floor space of a building or
         buildings permissible in a land unit. If the floor factor is known, the
         maximum permissible floor space can be calculated by multiplying
         the floor factor by the area of the land unit.
City of
TheJohannesburg (Sandton) sum of the area covered by the buildings at
          definitions of bulk in some major
     “Floor area ratio” means the
     the floor level of each cities are: area, provided that in
South Africanstorey in relation could be excluded. Exclusions:
     calculating the floor area certain areas
                                              to site

     roofs, staircases, parking areas etc.
City of Mangaung (Bloemfontein)
      “Bulk” means the floor areas of all storeys of a building(s) on a site except
     that certain areas are excluded from this by the scheme. The maximum
     permissible floor area is expressed as a factor which is to be multiplied by
     the area of the site in each case, to obtain the said maximum. Exclusions:
     floor area used for parking, lift wells, staircases etc.
The definitions of bulk in some major
South African cities are: (cont.)
 Buffalo City (East London)
      "Maximum floor space" means the greatest total floor space which is
      allowed for a building or buildings with all of its floors on a site; such floor
      space is calculated by multiplying the floor factor with the net erf area of a site
      or that portion of the site which is situated within the particular zone; provided
      that where a site has more than one zoning to which different floor factors
      apply, the maximum floor space for the whole site shall be the total of the
      maximum floor space for each portion of the site. Exclusions include parking
      areas, external fire escape areas, stairs, balconies etc.
      “Floor factor” means the factor that is prescribed for the calculation of the
      maximum floor space of a building or buildings permissible on a land unit; it is
      the maximum floor space as a proportion of the net erf area.
The definitions of bulk in some major South
African cities are: cont.

 Generally speaking, a floor-to-area ratio is the ratio of the total floor area of
 buildings on a certain location to the size of the land of that location, or the
 limit imposed on such a ratio. The Permissible Floor Area Ratio is the total
 building square metres (building area) divided by the erf size square meterage (erf
 area). Thus, as a formula, floor-to-area ratio is the total covered area on all floors
 of all buildings on a certain erf. A floor-to-area ratio of 2.0 would indicate that the
 total floor area of a building is two times the gross area of the erf on which it is
 constructed. Certain exclusions usually apply. In Cape Town, for instance, this
 excludes „non habitable‟ space like corridors, lifts and stairs.

                 Building           Number of           Resulting floor-to-area
 Plot size
                 footprint          stories             ratio
 100 sq.
                 25 sq. meters      4                   1.0
 meters
 100 sq.
                 100 sq. meters     1                   1.0
 meters
 200 sq.
                 100 sq. meters     3                   1.5
 meters
Development Rules

 Floor Space (Bulk)
 Height
 Coverage
 Building Lines
 Setback
Floor Space (Bulk)

 Quantification of development rights
 Traffic & Service implications
 Bulk service levy
 Urban form implications
Measurement / Calculation of bulk /
floor space
 Different Zones and Sub Zones have different Bulk Factors
       General Residential Sub Zones (R1 – R12)         Bulk Factor 0,4 – 5,6
       Special Business                                 Bulk Factor 1,0
       General Business / Commercial (B1/ C1 – B4 / C4) Bulk Factor 1,2 – 5,6
       General / Noxious Industrial                     Unlimited
       General Commercial / Business (C6 / B6)          Unlimited
 The width of abutting streets can reduce your bulk factor for certain
 buildings, e.g.
       Places of assembly
       B4 / C4 / B5 / C5 General Business / Commercial
Measurement / Calculation of bulk /
floor space (cont.)
 Certain components of buildings are INCLUDED in the calculation of Floor
 Space:
      Portions covered by walls
      Floors / paved areas covered by portion of building
      Galleries and passages
      Floors of verandahs, porches, balconies
      Floors of terraces, flat roofs to which occupants have access
      Internal courtyards, light wells, uncovered shafts which do not exceed 10m²
      Lift shaft, stair shaft, pipe duct or other internal floor opening
      Area covered by roof, slab or projection
      Floor space measured from outer face of exterior walls
      Total floor space = sum of all floors and basements
      Stairs, atriums and common passages covered by roof
Measurement / Calculation of bulk /
floor space (cont.)
 Certain components of buildings are EXCLUDED in the calculation of
 Floor Space:
      Stoeps
      Entrance steps / landings
      Garages (parking and loading)
      Covered paved area outside / adjoining building at or below ground floor
      level
      Uncovered flat roof (recreation area) for occupants only and uncovered
      balcony which exceeds 10 m²
      Eaves, sun screen, architectural features
      Public arcade connecting public places
Measurement / Calculation of bulk /
floor space (cont.)
 Different uses can have different floor space calculations:
 Hotels EXCLUDE the following in the calculation of floor space:
      Dining Rooms, Banqueting Rooms.
      Public Foyers.
      Shops in Hotel for exclusive use of guests.
      Administration Offices.
      Kitchens.
      Store Rooms.
      Staff quarters.
Measurement / Calculation of bulk /
floor space (cont.)
   The calculation of floor space for blocks of flats is governed by
     – A habitable room factor




                               Calculation



• Other critical informants relating to bulk are coverage, height, building lines, and
  street centre line set backs.
Integrated Zoning Scheme (IZS)

  In order to achieve consistency of measurement of floor space in arriving at
  bulk the proposed IZS is suggesting the following definition of floor space
  depicting certain exclusions:
  “Floor space” in relation to any building means the area of a floor which is
  covered by a slab, roof or projection; provided that:
     i.   any area, including a basement, which is reserved solely for parking
          or loading or vehicles, shall be excluded:
     ii.  external entrance steps and landings, any canopy, any stoep and
          any area required for external fire escapes shall be excluded:
     iii. a projection including a projection of eaves, and a projection which
          acts as a sunscreen or an architectural feature, which projection does
          not exceed 1,0 m beyond the exterior wall or similar support, shall be
          excluded;
Integrated Zoning Scheme (IZS) (cont.)

  iv.   any uncovered internal courtyard, lightwell or other uncovered
        shaft which has an area in excess of 10 m² shall be excluded;
  v.    any common pedestrian thoroughfare which provides access
        through the building concerned from parking, public street or open
        space, to some other parking, public street or open space, and which is
        accessible to the general public during normal business hours, shall
        be excluded;
  vi.   any covered paved area outside and immediately adjoining a building
        at or below the ground floor level, where such paved area is part of a
        forecourt, yard, external courtyard, pedestrian walkway, parking area or
        vehicular access, and which is permanently open to the elements
        on at least the front or long side, shall be excluded;
Integrated Zoning Scheme (IZS) (cont.)

  vii.    any covered balcony, verandah or terrace which, apart from protective
          railings, is permanently open to the elements on at least the front or
          long side, and which does not exceed 2,5 m in width, shall be
          excluded:
  viii.   subject to clause (ix), any stairs, stairwells and atriums that are
          covered by a roof shall be included;
  ix.     in the case of multi-level buildings, any stairwells, liftwells, lightwells
          or other wells, and any atrium, shall only be counted once; and
          provided further that:
  x.      floor space shall be measured from the outer face of the exterior
          walls or similar supports of such building, and where the building
          consists of more than one level, the total floor space shall be the sum
          of the floor space of all the levels, including the basements
Integrated Zoning Scheme (IZS) (cont.)

   It is essential to distinguish permissible floor area / floor space from gross
   leasable area; hence the IZS states;
    “Gross leasable area” means the area of a building designed for, or
   capable of, occupancy and control by tenants, measured from the centre
   line of the joint partitions to the inside finished surface of the outside
   walls, and shall exclude the following:
      i.   all exclusions from the definition of floor space;
      ii.  toilets,
      iii. lift shafts, service ducts, vertical penetrations of floors,
      iv. lift motor rooms and rooms for other mechanical equipment required
           for the proper functioning of the building;
      v.   areas reasonably used in connection with the cleaning,
           maintenance and care of the building excluding dwelling units for
           caretakers, supervisors, cleaners or maintenance staff;
      vi. interior parking and loading bays;
Floor Space

 Floor space vs gross leasable area
 Floor space = area covered by a slab, roof or projection
 - Measured from the outer face of exterior walls
 - Total floor space = sum of all floors + basements
 - Stairs, atriums & common passages covered by a roof
   are included
 Parking & balconies are excluded
Floor Space Exclusions

 Balconies
 Eaves, sunscreen, architectural features
 Uncovered internal courtyard, light well
 Public arcade connecting public places
 Areas for parking & loading
Key considerations in striving for
bulk
  Site Area                            Impacts:
  Zoning                                    Environmental / Heritage
  Development Parameters:                   Visual / Daylight / Shadow
  (Height / Coverage / Building
  Lines / Parking)                          Urban Design
  Title Deeds                                    Aesthetics
  Servitudes (Services / Height)                 Public Realm Interface
  Geotechnics                                    Scale / Context
  Road Widening Schemes                          Wind Tunneling
  Development Conditions (Sec. 42           Services Infrastructure
  (Lupo)
                                            Traffic
  Development Costs / Feasibility
  Analysis / Cost-Benefit / Value           Finance (Development
  Policies (Overlays / Scenic Drives        Contributions)
  / Special Regulations)               Time / Development Horizon /
                                       Risk
Application of Bulk in the City:
Examples
 TAJ PALACE HOTEL
     Hotels are regarded as “Bulk
     Friendly” in view of the
     significant areas of exclusion
     from Bulk Calculation /
     Measurement.
     Bulk Area permissible:
       18 275m²
     Bulk used: 12 786m²
     Full bulk cannot be achieved in
     view of Building Line / Envelope
     setbacks.
     Note the retention of historic
     facades.
Application of Bulk in the City:
Examples
Waterfront
    Package of plans approach.
    Development Framework /
    Precinct Plans / Site
    Development Plans / Building
    Plans.
    Bulk Register
    Infra-structure Development at
    key stages.
    Approximately 40% of bulk still
    available.
    Biggest challenge (Traffic /
    Parking)
Application of Bulk in the City:
Examples
Century City
    Approved as Sub-divisional
    Area in terms of LUPO.
    Package of plans approach.
    Sub-divisional Area / Site
    Development Plan / Building
    Plan.
    Bulk Register.
    Bulk permitted is limited by
    the conditions approved by
    Council and conditions in
    Title Deed.
    Additional bulk can be
    purchased – Assessment.
               CENTURY CITY
                     ALLOCATION OF BULK
                      AS AT APRIL 2007
              (Based on approvals issued by the Municipality)


          SUMMARY OF CENTURY CITY BULK ALLOCATION

LANDUSE                MACRO TIA             EXISTING               BALANCE
                       APPROVAL              ALLOCATION            AVAILABLE

RETAIL                 299720m²(TFA)         154160m²(TFA)         145560m²(TFA)

OFFICES                591180m²(TFA)         322808m²(TFA)         268373m²(TFA)

THEME PARK             101000v.p.d           101000v.p.d                 0v.p.d

WATERPARK               6000v.p.d                  0v.p.d           6000v.p.d

SHOWPLEX               20000 seats            2624 seats           17376 seats

HOTELS                 1000 bedrooms           273 bedrooms           727 bedrooms

THEATRES & CINEMAS     1800 seats                 0 seats           1800 seats

RESIDENTIAL            3110 dwelling units   1801 dwelling units   1309 dwelling units
                          CENTURY CITY
                                   ALLOCATION OF BULK
                                    AS AT APRIL 2007
                        (Based on approvals issued by the Municipality)

                  SUMMARY OF CUMULATIVE BULK ALLOCATION
   LAND USE             EXISTING               CONVERSION EXISTING DEEMED TOTAL DEEMED DEEMED BULK
                        ALLOCATION              FACTOR   BULK ALLOCATION BULK APPROVED AVAILABLE
                                                              (TFA)           (TFA)       (TFA)

  RETAIL               154160m²(TFA)               N.A.              154160m²                   299720m²              145560m²

OFFICES                                            N.A.               322808m²                  591180m²               268373m²

THEMEPARK               101000v.p.d                N.A.               46535m²                    46535m²                       0m²

WATER PARK                     0v.p.d              N.A.                      0m²                  8429m²                   8429m²

SHOWPLEX                 2624seats                  1                  2624m²                    20000m²                 17376m²

  HOTELS                  273bedrooms               55                15015m²                    55000m²                 39985m²

THEATRES&                     0seats               4.6                       0m²                  8280m²                   8280m²
CINEMAS

RESIDENTIAL 1801dwellingunits                      100                180100m²                  311000m²               130900m²

   TOTAL                                                               721242m²                 1340144m²              618903m²

NOTES:
Note1: The following abbreviations are used:   Note2: These figures do not relate to the area West of Ratanga Road.
        V.P.D refers to Visitors per Day.
        TFA refers to Total Floor Area.        Note3: Bulk is released in phases and the construction of specified infrastructure is required
        GLA refers to Gross Leasable Area.             before additional bulk for a new phase may be released. The transport infrastructure
                                                       & release of cumulative bulk for each phase is as stipulated in the following table.
DETAILS OF EXISTING ALLOCATION AT CENTURY CITY

                                                  APPROVED BULK/
 CODE    ERFNO          DESCRIPTION                                                           NOTES
                                                FLOOR SPACE(MPFS)
                                               Source: City of CapeTown


           4795        SHELL SERVICE STATION         NOT APPLICABLE


                                                                                 No bulk specified in the subdivision
                            PQDATA
        5025&5026                              Office:12000m2                    approval. Bulk allocation provided
                            (OFFICES)


                          CENTURY GATE                     2
           5027                                Office:1504m
                            (OFFICES)


                             NASHUA
           5029                                Office:4089m2
                            (OFFICES)

            5153
         (Formerly       RATANGA JUNCTION      Item (with notional FAF of 1.0)
           5033)            THEMEPARK


           5037            DOCKSIDE            Item (with notional FAF of 4.0)



           5159        NO1 WATERFORD PLACE     Office: 3880m2
                           (OFFICES)


                           CMCSITE                           2
            5161                               Office: 25000m
                           (OFFICES)


           5165        NO2 WATERFORD PLACE     Office: 3425m 2
                             (OFFICES)

                                                          2
                             SYCO DELI         Retail: 130m
           5166                                Res: 1 Unit
                        (ANCILLARY RETAIL)

                        SHOPPING CENTRE
                            RETAIL                    2           2
                                               118205m GLA (139065m TFA)
           5958
                            CINEMAS                            2
                                                        7848m GLA
        Formerly5173        OFFICES            9132m2 GLA (10744m2 TFA)
          &5508        ENTERTAINMENT FLOOR                       2
                             AREA                           3227m GLA
                        ENTERTAINMENT AREA                       2
                                                            1600m GLA
                          MULTI LEVELS
Application of Bulk in the City: Examples

Nedbank Foreshore
    Buildings that achieved
    prescribed bulk.
    Parking is bulk free.
    Offices require parking / office
    bulk being “sacrificed” for on-
    site, secure parking.
Application of Bulk in the City: Examples

Shell House
     Buildings that achieved
     prescribed bulk.
     Parking is bulk free.
     Offices require parking / office
     bulk being “sacrificed” for on-
     site, secure parking.
Application of Bulk in the City: Examples

2 Long Street
     Buildings that achieved
     prescribed bulk.
     Parking is bulk free.
     Offices require parking /
     office bulk being “sacrificed”
     for on-site, secure parking.
Application of Bulk in the City: Examples

Pier Place
     2 Floors extra parking built.
     Indicative of parking demand to
     satisfy modern office
     requirements.
New York City

 Zoning system:
     Incentive zoning / reward based system to meet urban development goals.
     Base level of limitations on development.
     Incentive criteria e.g.
         far bonuses for housing
         height bonuses for public amenities.
     Incentive zoning is complex to administer - can become discretionary.
     Revision of balance between incentive and value given.
New York City (cont.)

Definition of Bulk
     Bulk Regulations:
          Combination of controls that
          determine the maximum size and
          placement of a building on a
          zoning lot.
     Unused Development Rights (Air
     Rights):
          Difference between permissible
          and actual floor area.
     Transfer of Development Rights:
          Preservation of historic buildings
          Open space
          Cultural resources
     Usually across streets.
New York City (cont.)

  Definition of Floor Area Ratio (FAR)
       Principal Bulk Regulation
       controlling the size of buildings.
       It is total building floor area to
       area of zoning lot.
       Flexibility in building design
       (combination of vertical and
       horizontal limits into single
       figure.
       The impact of floor area (parking
       / services) tends to be constant
       regardless of how that area is
       distributed horizontally and
       vertically.
London

 Planning system uses Performance Zoning (effects based planning)
     Use is made of goal-oriented criteria to achieve credits
          public amenities
          building affordable housing
     Advantages:
          High level of flexibility, rationality, transparency and accountability.
     Performance zoning accommodates market principles / property rights
     with environmental protection.
     Disadvantages:
          Difficult to implement.
          Requires high level of discretion.
London (cont.)

 Definition of Bulk
      Bulk is the combined effect of
      the arrangement, volume and
      shape of a building. Also called
      massing combined effect of:
           Height
           bulk and silhouette of a
           building (or)
           3-dimensional expression of
           the amount of development
           on a given piece of
                   land.
London (cont.)

 Method of Control:
     Bulk controlled by Plot Ratios.
     Measurement on the overall dimensions of building or part of building
     below and above ground and includes internal and external walls.
     It includes stairs / lift shafts, corridors, halls, basements but excludes car
     / cycle parking accommodation.
     Inner urban areas                   Max. Plot Ratio      1,0 : 1
     Outer urban areas                   Max Plot Ratio       0,6 : 1
     Exceptions
          Townscape reasons.
          Contribute sustainable development
          Travel patterns
London (cont.)
 Key Considerations:
     Massing should contribute to distinctive skylines.
     Overshadowing
     Local climatic conditions
     Views / vistas / landmarks
     Relationship with street
     Re-use of retained buildings / character of area.
London (cont.)

 Future of London: Tall Buildings
      High buildings are part of regeneration.
      Relevant to master planning of areas with good public transport and
      capacity.
      Long distance orientation points.
      Criteria-based approach to the assessment of planning applications for the
      buildings.
Broader Challenges Relating to Bulk

Spatial Planning / Ordering:              Incentivization:
     Urbanization Strategy / Growth            Community Facilities
     Management / Regional                     Housing
     Cooperation                               Public Places Upgrade
     Densification Policy                      Historic Precinct Upgrade
     Urban Edge Policy                    Bulk Transfer (from Historical
Urban Design Policy Guidelines            Precincts to Central City /
Creating Certainty and                    Foreshore)
Consistency:                              Spatial Market Analysis (Market
     Legislative Uniformity (Integrated   trends / tenant mix / nodes)
     Zoning Scheme)                       Services Infrastructure
     Political Endorsement / Public       Public Transportation
     Participation
Conclusion
 It is quite evident that maximum bulk is seldom achieved in the CBD
 environs of major South African cities; this largely being because of the lack
 of effective and efficient public transport systems and our reliance on private
 vehicle space at or close to places of employ. How many people can you
 effectively bring into the city without extending the peak flow of traffic beyond all
 reason. Currently 120 000 people converge on the city daily. (50% rail / 50%
 road)
 Previously bulk rates could be achieved as parking was not in such
 demand. Now 3,2 – 6,0 parking bays / 100 m² is required in order to tenant
 buildings in the CBD. What is however, encouraging is seeing the numerous
 buildings being re-developed with a significant emphasis on residential
 accommodation.
Conclusion (cont.)

 Furthermore, heritage buildings form an important aspect of our rich culture in
 Cape Town and preservation of conservation-worthy buildings and facades
 must be factored into the future bulking of our city.
 Development is generally constrained by the Mountain Chain and Sea, this
 together with relatively small building blocks available for achieving big / tall
 buildings all adds to the challenge.
 The Central City Development Strategy involving both private and public
 sector and which encompasses, inter alia, infra-structure, urban design, public
 transport, city management of the public realm and planning requires rapid
 finalization and implementation in order to sustain the future economic
 growth of the City.
Conclusion (cont.)

 Given the impetus of 2010 in the development and investment in the City –
 R30 billion over the next 3 – 5 years – it is essential that strategies be finalised
 and related guidelines / projects implemented.
 The compilation of an integrated zoning scheme incorporating the
 philosophies contained in policy / strategy will rationalise and standardize
 development zones and parameters and enable bulk regulations to be set which
 facilitate better urban form: whilst encouraging the re-development and/or
 protection of areas through overlay zones.
 Whereas the achievement of existing or increased bulk rights is certainly
 feasible and supported this should not be at the expense of our heritage
 resources, good urban design or sound spatial / locational criteria. An
 integrated and pragmatic approach is needed to integrate and balance the
 sustainable development of our City in achieving its strategic objectives –
 key in all of this with respect to bulk is PUBLIC TRANSPORTATION
 SYSTEMS.
For more information:

 Sydney Holden
     Cell: 084 629 3328
     E-mail: sholden@telkomsa.net

 Gregory September
     Cell: 084 499 4923
     Gregory.september@capetown.gov.za
Transportation Initiatives
 With respect to Public Transportation initiatives, the following is evident:
 Challenges:
      Improving public transport for the FIFA 2010 World Cup is the City‟s main
      priority in this five year plan.
      To improve and promote public transport the City plans large-scale
      investment in public transport infrastructure and an implementation
      action plan for the City is in the final stages of production.
      Existing public transport priority lanes will be enforced and new ones
      introduced.
Transportation Initiatives

 Achievements:
     The following statutory plans have been approved:
     Public Transport Plan (PTP) 2006 – 2011, Integrated Transport Plan (ITP)
     2006 – 2011; strategic transport plans aligned to the City‟s 5-year
     Integrated Development Plan.
     Public Transport Implementation Action Plan has been developed.
     Plan outlines a list of projects, timeframes, budgets and
     responsibilities in 3 phases: catalytic projects for 2007 – 2010, 2010 –
     2014 and 2014 – 2020.
     External Funding: the City has allocated R766 m from Public Transport
     Infrastructure & Systems Fund (PTISF) for the next 3 years.
     Priority on improvements in public transport, non-motorized transport
     and 2010 Event transport supporting infrastructure, systems and
     services.
Transportation Initiatives
 Achievements (cont.):
     A Transport Capital Investment Management System has been
     developed to co-ordinate and manage all transport projects being
     implemented by key stakeholders – airports, rail, road upgrades, etc.
     Projects under construction include: Metropolitan Transport Information
     Centre (MTI)Upgrade; Symphony Way Corridor; Airport – City Link
     projects which include N2 freeway upgrade, Klipfontein Corridor,
     Stadium and CBD link projects.
     Current Secured funding for all transport infrastructure including rail,
     airport, strategic road upgrades is approximately at R5,5 bn.
Transportation Initiatives

 Public Sector Collaboration:
      An obstacle is the current fragmentation of roles and functions between
      the different spheres of government and other agencies.
      An Intergovernmental Transport Committee has been established to
      address current fragmentation of roles and functions and to facilitate
      integrated collaborative approach to service deliver.
      Single Point of Authority for transport is in progress with the main focus
      on public transport operations and the establishment of a public
      transport entity.

								
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