Contents
of April 2007
COMMENT
Top of mind
LETTERS
Fuelling debate
UPFRONT
News and events
CITY
VISIT
Rustenburg: integration through open
space
ENVIRONMENTAL PLANNING AND DESIGN
Memory and connection in Cape Town
urban design
ENVIRONMENTAL PLANNING
AND DESIGN
What’s planned for 2010 stadium
precincts?
WASTE AND POLLUTION MANAGEMENT
Establishing a hazardous
waste site near Nelspruit
PLANNING PERSONALITY
John Spiropoulos: ‘bridge
builder’
BATTLE OF THE ’BURBS
Bloemfontein: Westdene v Hilton
TREE OF THE ISSUE
Harpephyllum caffrum – the wild plum
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COMMENT
Top of mind
What
will it take to ‘mainstream’ ideas such as global warming?
Society
(including the first and third worlds across the globe) takes long to buy into a new idea
– probably human nature and, in many instances, a sound and somewhat sober approach.
This is particularly evident in urban development, specifically green issues. How long did
it take to mainstream the Rio principles of the 1970s? And how much time and money was
spent on counter-productive measures?
But
essentially, the concept of sustainable development has become so mainstream that people
just assume it is common sense. That is exactly what we would like to achieve with all
important environmental and development issues.
With regard
to global warming, recent publicity has been going in the right direction. Somewhere a
public relations company is doing its work properly as it seems, almost overnight, the
global warming movement has begun to speak with one voice. Two concerns: we might not have
as much time as before to mainstream the concept and there is still a lot to be done in
the face of counterproductive actions and window dressing.
In this
edition, we visit Rustenburg in the North West province (see page 8) where an open-space
framework has been completed and the plan promises to promote integration in this
fast-growing city. We also feature 2010 stadium activity (see page 20) throughout South
Africa, with particular focus on the planning of stadium precincts.
Urban agriculture
redefined
A poorly-maintained, grassed area between the main road and an affordable
housing settlement, is used for cattle grazing in Rustenburg. The sign in the background
clearly indicates the housing vision for the area.
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LETTERS
Needed: wisdom and imagination
–
Alastair Grant, architect, urban designer and registered town planner, Plettenberg Bay
Looking back
on the sorry state of the planning profession in South Africa after 43 years, I sometimes
feel that I have devoted a lifetime to a profession that is discredited and, in many ways,
shameful – judging by what I see in our built environment. I also feel that it is a
profession that is handicapped by grossly-outdated legislation – mostly unworkable
and a total mystery to the man in the street.
Since 1994,
we have seen many changes but we have failed to address the legislation that underpins
out-of-date planning practice.
We have had
a whole decade to fix the legal framework and we still have Ordinance 15 of 1985 in force
in the Western Cape while, in some parts of Eastern Cape, the 1933 Townships Ordinance is
still operative. Along the Garden Route, the old racially-based 1983 Guide Plan (structure
plan) has not been withdrawn – largely because municipalities have failed to bring
their own spatial plans in line with the policies of the Provincial Spatial Development
Framework.
To deregulate or not
In London,
zoning regulations and controls were scrapped about 40 years ago. Planning in England is
now controlled by policies rather than regulation. And rights may not be granted prior to
approval of architectural designs. Urban design and regeneration is thriving again.
In South
Africa, there is some light at the end of the planning tunnel.
Ironically,
as a result of collapsing zoning scheme management and incapacity to enforce single-use
by-laws. Unauthorised land use is becoming widespread and homes are now being used for
various other purposes to ensure the economic livelihood of the occupants.
The Western
Cape provincial minister has breathed new life into the urban environment with new
policies for the environment, planning and economic development. Her vision is a shining
example to other provinces. We need more of this and she deserves better support for the
ideas emanating from her office. And, most importantly, planning laws need to be
comprehensively reformed by people with wisdom and imagination.
Innovation awards
–
Mark Lotter, Impumelelo Innovations Award Trust
The letters
in this edition speak of various efforts to improve planning and design in South Africa.
The
Mariannhill Landfill Conservancy in KwaZulu-Natal received a platinum award from the
Impumelelo Innovations Award Trust in February 2007.
Interestingly,
the Sakhasonke housing initiative, featured on the cover of the February 2007 edition of
Urban Green File, also won a platinum award.
Impumelelo
has been around for eight years. To date, we have received more than 1 200 submissions
across a range of sectors. Professional experts evaluate submissions by conducting site
visits, writing reports and making recommendations.
Why an award programme?
It is one of the few mechanisms that uncover what is good and what works in the
public sector. When we discover innovation or best practice in solving public problems, we
encourage replication.
Our ultimate
goal is to work towards mainstreaming effective public services throughout government at
local, provincial and national level.
Impumelelo
presides over a sizeable database of information on social housing, urban renewal, inner
city regeneration, conservation, environmental upgrade and infrastructure development,
among others.
These and
other case studies have been used to train public officials at workshops regularly
organised by Impumelelo. The award winners share their experiences of best practice with
other city and department officials, encouraging them to replicate initiatives that work.
Today,
Impumelelo is part of an international network of nine sister programmes in Mexico, China,
Brazil, Chile, Philippines, Peru, Kenya and the United States to encourage innovative
governance and thereby deepen democracy.
I think that
Urban Green File and Impumelelo share many synergies and could possibly benefit from some
partnership down the road.
Necessary debate
–
Ashraf Adam, president, South African Planning Institute
Your views
on the need for debate in the February 2007 editor’s comment hit fertile soil.
Unfortunately, our inability to rise above rather petty self-interest matters has placed
us in a box. So I’m pleased that you’ve set out to challenge us, through your
magazine, to debate, argue and engage. In this regard, I’d like to suggest that you
devote a page or two to some of the serious debates that need to take place. For example,
you could ask someone to put together some thoughts on a particular issue and ask one or
two others to respond. Those silly National Environmental Management Act regulations; the
need for special development processes for strategic investments; mentoring in the public
sector; the challenge to the various educational institutions in relation to the needs of
the country; and the need for a National Development Strategy are some of the topics that
immediately spring to mind. You could also create a forum for comment on proposed
legislation, such as the Coastal
Zone
Management Bill and the Land Use Management Bill (if it ever sees the light of day). Urban
Green File has really improved to the extent that it has become a very readable and
topical magazine. Long may it continue to add value to the urban environment.
Please note
that letters have been edited in the interests of clarity and brevity.
-----
UPFRONT
Proposed corridor
The proposed
Intabazwe Corridor mixed-use development at Harrismith is set to have a major impact on
local socio-economic development. Located in the 100 ha area between the Intabazwe
township and Harrismith, the development will comprise a total of 1 400 residential units,
a shopping complex, office units, 35 industrial stands, a day-care centre, health clinic,
multi-purpose community centre, cultural tourism centre, and 19 public parks. The project
was approved by provincial authorities in December 2006 and it will be implemented in five
phases. The developer is Letsatsi Property Group in public-private partnership with the
Maluti-A-Phofung Municipality. The entire project is due for completion in 2009.
The cost of
the entire Intabazwe Corridor Development project is more than R450-million, excluding the
development of public facilities, the shopping complex and industrial sites.
New ruralism
Plans to
revitalise the Maselspoort resort outside Bloemfontein are based on international theories
of ‘new ruralism’ and in line with government’s approach to settlement
development. According to project developer Chris Mulder Associates, new ruralism
progresses on the ‘new urbanist’ concept of walkable, higher-density communities
within the rural context. It is concerned with the strategic creation of compact villages
or hamlet clusters. Sensitive vegetation and ecosystems can be protected while satisfying
the desire to be close to nature and accommodating the essential growth rate of the
country. The proposed project involves the complete redevelopment of what has, for many
years, been a popular inland resort, which has gone into decline in recent times.
The proposed
redevelopment will not only provide for more than 400 houses and 8 000 m˛ of mixed-use,
low-rise commercial and retail facilities, it will also retain the original recreational
facilities.
Urban renewal
The Evaton
Renewal Project is a provincial government programme aimed at rejuvenating the township
through the development of infrastructure and other basic amenities. According to Gauteng
housing MEC, Nomvula Mokonyane, the Evaton Renewal Master Plan will be focused on
high-impact development and it will be implemented over the next three years. The plan
consists of five main development precincts in the east, west and central areas, as well
as development of government and sport and heritage facilities. To fast track the project,
Mokonyane announced that the department had formed a political steering committee to
ensure accountability and guide the project.
“This
integrated plan will be implemented over three years through a public-private partnership
at an estimated cost of R900-million.”— Gauteng housing MEC Nomvula Mokonyane.
Grand
revitalisation
The City of
Cape Town and the Cape Town Partnership’s Grand Parade Revitalisation Project entered
the final phase of the public participation process in February 2007. According to Lorryn
McVitty of the city’s spatial planning directorate, this major public space will play
a multi-functional role in future. Consultants are now working on the detail design, which
will hopefully be finished towards the end of 2007. A stakeholder task group was
established to ensure ongoing involvement of all stakeholders and the general public as
the project enters the detailed design and implementation phases.
Compulsory
heaters
A proposed
new by-law for the City of Cape Town requires that solar water heaters are fitted in all
new buildings. The Cape Town municipality has set a target of 10% penetration of solar
water heaters in buildings by 2010.
Initial
investigations estimate that the systems have a pay-back period of three to seven years,
if unsubsidised, due to savings in electricity costs. The City of Cape Town is
investigating ways and means of subsidising the capital cost of installation and, with
subsidisation, a pay-back period of a maximum of three years is expected.
The by-law
has been put out for public discussion and it is expected to be passed in July 2007.
The Grand
Parade, renowned for the first public appearance of Nelson Mandela when he was released
from prison, is up for renovation – detail elements, such as trees and street
furniture, will be added.
Stable river
banks
A river bank
stabilisation project is under way at the Walter Sisulu National Botanical Garden in
Johannesburg. The garden has been experiencing vastly increased river volume due to
development in the area. The extra water has caused undercutting of the river banks and
bridges, and it is threatening the riverine forest, which represents one of the few
remaining patches of its type – afrotemperate highveld forest.
Engineers
and hydrologists have designed a stabilisation system specific to this river. Not only do
the banks need to be stabilized but the river also needs to be ‘trained’ to stay
in its watercourse.
Apart from
environmental effects of increased water flow in this river, there are also serious safety
concerns for Walter Sisulu National Botanical Garden visitors and staff. Erosion causes
instability and collapse of the river banks.
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CITY VISIT
Open space as integral element
A
new open-space plan for Rustenburg – one of Africa’s fastest growing towns
– promises to address the challenges of integration and sustainable development.
Driven by
the expansion of platinum and allied mining activities, as well as the consolidation of
the former ‘homelands’ and other areas under the Demarcation Act, the
town’s population and economic growth during the 1990s is expected to continue and
only stabilise in 2020. As a result, the Rustenburg Local
Municipality
is experiencing some of the typical tensions between environment and development: urban
sprawl; illegal land use; encroachment of illegal human settlements on open spaces, nature
reserves and agricultural land; pressure on existing infrastructure; litter and illegal
dumping; and water and air pollution.
Much work
has been done in terms of research, projections and proposals geared towards ensuring a
reasonable quality of life for local residents, and preserving the area’s abundant
natural resources.
One of these
key studies is the Rustenburg Open Space and Heritage Management Plan (ROSHMAP) compiled
by African EPA.
The town of
Rustenburg, and the greater municipal area, comprises a complex interaction of natural,
partially natural and man-made elements. Within this context, the ROSHMAP study looks at
how existing open spaces can be protected, maintained and managed, and what type of
development should be encouraged around them. The purpose was to develop a document that
would be used as a decision support and spatial planning tool to assist the promotion of
sustainable management of open spaces.
Integrated development
Ideally, the creation and revitalisation of open spaces should work hand in
hand with the type of development that is being planned. It is, therefore, essential to
understand what development is manifesting in the town and surrounding areas to understand
how related open spaces can function.
The
Rustenburg CBD is dominated by commercial activity with residential properties in the
immediate surrounding rezoned for small and medium businesses.
To the east
of the town, the new Waterfall Mall forms the focal point for several new medium-density,
upmarket developments.
To the west
and north, in the Meriting and Boitekong areas, affordable and RDP housing is being built
rapidly to deal with the influx of people into the area, interspersed with mushrooming
informal settlements. In these areas, open spaces with potential are often undeveloped and
unused. Evidence of integration, either on an economic or social level, is scarce.
Bringing
more affordable housing into high-income development areas is a strong initiative led by
national government – examined by the Rustenburg municipality as a viable means of
integrated development. Tshepo Lenake, of the municipality’s integrated environmental
management unit, told Urban Green File:
“There
are plans to integrate low-income housing in close proximity with medium and high-income
developments. There is a fear that this will affect property values in these areas and we
are expecting some resistance from residents.
The concept
is still in the thinking room but we’re getting there.” Kathleen Matsidiso of
the Rustenburg municipality’s local economic development unit explained: “In
Meriting, the housing settlements are becoming more integrated with a mix of housing
types, new ventures and business developments. From an institutional point of view, we
will also be integrating schools with housing, shopping centres and other recreational
activities in the new areas.”
Dr Dawie Bos
of Maxim Planning Solutions indicated that integrating affordable housing in higher income
areas is viable, provided that land is acquired at market-related prices, and that the
process is handled sensitively, in order to engender the support of local communities.
However, he added, full integration in these areas will be difficult due to the cost of
land.
Expansion versus
densification
According to Matsidiso, the demand for housing is such that standalone units
will eventually have to give way to higher-density developments, possibly even high-rise
components in the areas surrounding Rustenburg over the next five years.
While higher
densities within the town are beginning to manifest through subdivisions and second
dwellings, many planners and consultants feel that there is still a lot of potential for
densification within the CBD before satellite nodes should be considered. “Rezoning
in established suburbs is already happening,” said Bos, adding that densities are
being increased from one unit to 20 units/ha or 40 units/ha. “The city revitalisation
strategies being employed in other urban nodes, to bring life into cities through an
integrated mix of land uses, could be successfully adopted here. However, at the moment,
this movement is being left up to the market. The city centre should be considered for
social housing, on the part of the municipality, and for affordable housing and rental
stock on the part of the mines. This will also stimulate additional business
activity.”
“ROSHMAP
deals largely with open space management and environmental concerns,” Johan Bothma of
African EPA pointed out. “It also addresses, to some degree, the idea of infill
housing and the thinking that should happen when land is allocated for new residential
developments.
In terms of
town planning, the idea is to have a minimum amount of open space per unit, expressed as m2/unit,
to create a balance. We also looked at open spaces adjacent to residential developments
and how these can be upgraded and maintained by private owners and developers as many
existing open spaces degenerate due to a lack of municipal funding.”
Dr Gwen
Theron, also of African EPA, added: “An important aspect of the open space plan is
that it also deals with heritage management and cultural resources.
A community
is identified by its outside spaces and its heritage so a large component of the study is
bringing these two together and how that creates a place that can be remembered, utilized
and enjoyed. Combining the ecological factors with the social and human aspects will help
to create an environment that is visually appealing, ecologically functional and socially
responsible.”
Implementation crucial
Implementation of the ROSHMAP can take two forms: the provision of open space
improvement facilities and specific programmes that can be presented within these
facilities.
In terms of
implementation and management responsibility, Theron noted that one of the biggest
concerns for all open space plans is that there are three levels of responsibility:
1. The municipality must drive the project and make it work.
2. Private land owners and developers must implement some of the necessary processes.
3. Residents who end up living in the area.
“Often
the only area that works is municipal interaction with developers as that is the only time
money is spent,” continued Theron. This is because developers are required to put
money forward to implement projects before they can secure approvals. There is often a
very large gap between the municipality and the end user who expects the municipality to
keep maintenance up although the resources are simply not available.
“So the
study looks at how these structures can be set up to reduce the dependency of local
residents on the municipality and at how residents can take ownership of their open
spaces. This can be done through a structured management system, perhaps an NGO, and
through little initiatives and municipal wide education programmes.”
The ROSHMAP
identifies 10 conceptual project types for open spaces within Rustenburg and the
surrounding townships, and suggests means of implementation, funding opportunities and
management by communities. These include children’s play areas; sidewalk
improvements; safe road crossings; social areas at commercial centres, outdoor performance
areas or community halls; active recreation and picnic areas; urban agriculture; policing
of public use areas; as well as stream rehabilitation and channel improvements.
Prerequisites for
success
“If implemented properly, the ROSHMAP will work,” said Theron.
“If you look at the different municipalities around the country where open space
systems work, there is always sufficient allocation of funding. In these cases, there is
also very strong leadership and vigilant people who demand significant funding to
implement strategies. Rustenburg is one of the wealthiest municipalities in the country
– it has the resources to make this work.
Now it needs
to make sure that this very comprehensive plan is implemented by people who believe in the
system and by rallying industry support.”
Judging from
the spatial development work that has been done on a conceptual and planning level, the
Rustenburg municipality is certainly in a good position to address the social and
ecological issues it faces. But, as the old saying goes, the proof of the pudding is in
the tasting.
How these
ideas and policies are realized in the context of development, and under pressure from the
market, will ultimately determine whether or not Rustenburg becomes a liveable and
sustainable environment in the future. It is clear that all parties – authorities,
industry and local residents – must be accountable in order for the town and its
surrounds to thrive.
If
successful, Rustenburg could become an interesting case study for other rapidly urbanising
towns in Africa, and it could create a legacy that its residents will be proud of.
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ENVIRONMENTAL PLANNING AND DESIGN
Places of memory and paths of
connection
An urban design project in central Cape Town has
been sensitive in dealing with two of the most essential components of a successful
metropolis: memory and connection.
In 2003,
during excavations for a new commercial development on Prestwich Street in Green Point,
about 2 000 unmarked graves were discovered. The subsequent public outcry brought
construction to a halt and a lengthy process began to find an appropriate solution to the
re-interment of the human remains.
The area
where the bones were found was home to several churches and formal cemeteries until the
early 1900s when the existing graves were exhumed and moved to Maitland Cemetery. The site
of the actual Prestwich Street discovery falls outside the boundaries of the old
cemeteries and, for this reason, it is believed that these were paupers’ graves
– perhaps sailors, slaves, servants, and people without homes or association during
the 17th and 18th centuries. In an attempt to find a satisfactory solution to the dilemma,
a ministerial tribunal instructed the City of Cape Town, in consultation with the South
African Heritage Resources Agency (SAHRA), to find an appropriate site for the reburial of
the bones in a memorial garden within the Green Point area. In the meantime, the bones
were temporarily relocated to a hospital in Woodstock.
The site
chosen for this unusual purpose was the open park area on the corner of Somerset Road and
Buitengracht Street, next to the St Andrew’s Church, which was already there in the
1830s.
An extensive
public participation process was undertaken with public information meetings and the
presentation of design proposals for public approval. The endeavour is being
project-managed by the Prestwich Memorial Project Team consisting of representatives from
the City of Cape Town, SAHRA, the Prestwich Place Project Committee, the District Six
Museum and Heritage Western Cape.
The urban
design branch of the City of Cape Town intends to establish pedestrian links between the
central city, Green Point Stadium and the V&A Waterfront, focusing on improving
pedestrian routes and upgrading public spaces.
The project
was planned to incorporate the development of a memorial facility, which could house a
visitors’ centre and an ossuary to serve as a resting place for these and other
remains likely to be uncovered during future developments in the area.
Phase development: St
Andrew’s Square
At the time of writing, the process to develop the site around St Andrew’s
Presbyterian Church was in various stages of completion. Phase 1, which is referred to as
St Andrew’s Square has been completed. The new ossuary building, the first part of
phase 2 is nearing completion, while the landscaping around the ossuary and the proposed
new memorial garden is still under design.
Phase 1
Phase 1 involved landscaping the space in front of the church and the addition
of a new public toilet block.
Phase 2a
Phase 2 is under way, including the design and construction of the ossuary
where the Prestwich bones will be stored, the visitors’ center and a coffee shop.
Phase 2b
Phase 2b (final phase) involves the creation of a memorial garden in front of
the ossuary. This phase is currently in planning.
The bigger picture
Coincidentally, at the time of the discovery, the urban design branch of the
city was investigating pedestrian links between the central city, Green Point Stadium and
the V&A Waterfront, focusing on pedestrian improvement and public space upgrades. At
the time of writing, pedestrian access between the city centre, Green Point Common and the
waterfront was not well demarcated, and travels along and beneath major roads with fairly
heavy and fast-moving traffic.
Sopna Nair
of the urban design branch explained: “The site identified for the memorial is at the
confluence of an important pedestrian route where the city’s grid experiences an
interesting shift. The space also has historic significance – it is in front of St
Andrew’s Church where historic horse-drawn trams once ran from the city to Green
Point. This has provided opportunities to create a visual and pedestrian axis linked with
a memorial element.”
The layout
of the memorial was influenced by the need to link the city center and the V&A
Waterfront, merged with the historic component, she added. “At the moment, people are
walking to the waterfront in very unsafe spaces and the idea is to direct this movement
along Somerset Road into Prestwich Street and under the freeway into Dock Road. The space
beneath the freeway is dark and unfriendly so we will have to deal with that aspect quite
creatively. The proposed route also goes through the old, historic Amsterdam Battery site,
which is in a state of disrepair.
The
city’s heritage team has identified this project for future upgrade.”
The memorial
site will form part of a network of spaces that are intended to revitalize the pedestrian
network, link with elements of memory, and help to positively change the public realm of
the city. The Prestwich Memorial Project as a whole will comprise the following five
elements:
1. The forecourt to St Andrew’s Church, which was implemented as the first phase of
the project and forms the pedestrian link between the CBD and the V&A Waterfront.
2. The design and construction of the ossuary and visitors’ centre at the St
Andrew’s Park site.
3. The redevelopment of St Andrew’s Park into a landscaped public space that will be
integrated with the ossuary complex and form the memorial square and garden.
4. A range of memory-related initiatives, to be incorporated into the memorial square,
including the design, production and installation of various forms of interpretive
material at key sites. Funding for the implementation of these initiatives will be
provided by SAHRA in co-operation with developers in the area where projects will require
the re-interment of human remains.
5. A range of research, education and public participation programmes relating to memory
and healing.
Dignified places
The Prestwich Memorial Project forms part of Cape Town’s broader Dignified
Places Programme. This initiative is co-ordinated by the urban design branch of the city
and had a modest start with only four projects in 1999. No dedicated or consolidated
budget was set aside for the programme but projects were funded by the pooling of
resources from different departments. Now 14 projects are earmarked for completion in
2007.
The
Dignified Places Programme began in recognition of the importance of public spaces in the
make-up of a city. The city’s Programme Review Report 2003 (now being updated)
stated: “The creation of highquality public space lies at the heart of achieving the
(spatial development) framework’s aims. Urban public spaces – streets, squares,
promenades as well as the city’s green spaces – are the most important form of
social infrastructure in urban settlements. They act as ‘urban living rooms’,
especially for people living in crowded conditions; they connect communities and inform
people’s ‘mental maps’ of the city. The Dignified Places Programme intends
to reclaim the city for the people through
•
a city-wide system of
liveable public spaces and market squares, associated with the public transportation
interchanges identified in the framework, accommodating markets and the focus of a cluster
of social facilities; and
•
a People’s Places
Programme: a ‘productive investment’
programme focused on making special places, such as public ways and promenades, and
terraces – this should improve existing places and upgrade key public routes and
spaces.
The
Prestwich Memorial Project brings together both these intentions and adds the element of
memory, which is a crucial part of the historic healing and cultural identity of any
community.
Phase 1:
Simple landscape solution
Phase 1 involved the landscaping of the space in front of the church and the
addition of a new public toilet block. The existing toilet block, which has been preserved
for historic reasons, has been refurbished as a kiosk and will be used to reintroduce
activity and a flow of people through the site. This more active space was allocated a
budget of R1,7-million.
Phase 2a:
Resting place
Phase 2a is under way and includes the design and construction of the ossuary
where the Prestwich bones will be stored, the visitors’ centre and a coffee shop. The
budget for this part of the project is R1,8-million.
“The
ossuary is a cemetery structure – solid and sunken into the ground,” explained
Johan van Papendorp of OVP Associates. “It almost becomes more of the earth and the
entrance slopes down into the earth to create a sense of burial.
The open
space in the middle of the volume articulates the entrance and focuses the building onto
the square.”
Lucien le
Grange of Lucien le Grange Architects, expounded the design concept of the ossuary.
“The design is a conceptual play on the idea of walls.
Originally
the remains were kept outside the walls of the formal cemeteries.
Now we are
re-interring them within the walls of the ossuary itself. The choice of stone work also
harks back to the walls of the old cemeteries. The roof of the building will be grassed,
which speaks of burial, and it will connect with the other grassed areas of the
site.”
Phase 2b:
Memories and meditation
The final phase involves the creation of a memorial garden in front of the
ossuary.
This phase
is now in planning with an allocated budget of R2-million. The intention is to create a
canvas that can acquire memorials to create a structure within a quieter, greener space
where memorials can be added.
Van
Papendorp stated: “The memorial garden acknowledges all those people who made a huge
contribution to the development of the city, but went unrecognised, like the slaves and
labourers. We are still working on how to symbolise that and looking at opportunities for
the story to be told. The idea is that we will build the basic framework and then there
will be chances for elements of memory to be expressed over time. We envisage that this
may take a long time because it is essentially a public process.”
Despite the
fact that the site is relatively small, or perhaps because of it, each design element has
been invested with its own meaning. Examples of this include a small remaining portion of
the old Dutch Reformed cemetery’s wall, which has been preserved and replicated in
the walls of the ossuary; the acknowledgement of the old horse-drawn tram lines, reflected
in the design of the paving; and the blue shale rocks, sourced from the V&A Waterfront
site that forms a public drinking fountain on axis with St Andrew’s Church, and is a
symbol of the geology associated with the area. Greg Lok of OVP Associates said: “We
are looking at different ways of memorializing the garden space: sculptures, water
features, foot paths, patinas on the floor, walls with transparent glass-inscribed
elements and stone engravings.” The layout of the memorial garden had not been
finalized at the time of going to print.
Enhanced pedestrian
area
Places of memory and paths of connection are two of the most human aspects of
any city. The Prestwich Memorial Project brings these together in a meaningful way. From a
design point of view, it is particularly successful in its attention to detail and use of
focused visual elements.
At this
early stage, it looks as though the new design will provide a quiet hiatus in the
surrounding humdrum of the city and that it will be the beginning of a more pleasant,
accessible and historically-significant pedestrian route through some of Cape Town’s
busiest areas.
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ENVIRONMENTAL
PLANNING AND DESIGN
2010 precinct plans – any
progress?
Construction of the 2010 stadiums has attracted a lot
of media attention but what about the stadium precincts and links with existing urban
areas?
Exactly
three years before the start of the final event, preparations for the Fédération
Internationale de Football Association (FIFA) World Cup are in full force. Airport and
hotel capacity is being expanded, the police force is beefing up and new stadiums are
being built. The chief executive officer of South Africa’s 2010 soccer World Cup
local organising committee, Danny Jordaan, takes every opportunity to state that the 2010
event is supposed to leave a legacy for the country and that the stadiums will be designed
in line with this.
But little
has been said about the stadium precincts – the areas immediately surrounding the
actual stadiums.
Even if the
neighbourhood surrounding a stadium is not fenced off, or the land is not owned by the
owners of the stadium, it still is vital to the stadium’s operations.
Sensitive
design and layout of the precinct could benefit the stadium and the city as a whole. The
FIFA World Cup then presents hosting cities with an ideal opportunity to uplift areas
around stadiums to world-class standard.
Painstaking progress
Five new and five refurbished projects are being planned for the 2010 FIFA
soccer World Cup in South Africa. The nine cities, which will host a World Cup match in
the finals of the event, have begun (albeit slowly but surely) to make preparations.
1 Soccer City
The area around Soccer City is supposed to become a sports- and
recreation-dominated precinct. It will also work towards creating employment and economic
opportunity in Soweto.
2 Ellis Park
The development of the so-called Northern Gateway project will, among other
benefits, make provision for widening of the road to accommodate the city’s bus rapid
transit system and ensure that sidewalk upgrades are well lit for pedestrians. Funding has
been secured for this project and work began on January 15 2007.
3 Cape Town
The city intends to develop a sport and recreation precinct, which is supposed
to link several other prominent nodes, including the V&A Waterfront, the CBD, the Cape
Town International Convention Centre and the Atlantic Seaboard.
4 Durban
The eThekwini municipality hopes to benefit from its sports precinct, which
could, perhaps, boost its bid for the Summer Olympics.
5 Rustenburg
For the upgrade of the stadium precinct, the city is planning some minor
projects, including the integration of a school and shopping center near the stadium.
6 Bloemfontein
Much effort is being put into upgrading the transport network. The direct
neighbourhood of the stadium itself will, however, receive hardly any attention other than
improving the standard of various sports facilities.
1 Soweto showpiece
Another stadium precinct in the hands of the JDA is Soccer City near Soweto. It is
supposed to be the centrepiece of the 2010 World Cup as it will host the opening and
closing events.
This will
likely put a lot of pressure on the development. More than 1-billion viewers are expected
to watch live television broadcasts of each match – with attractive scenes of the
neighbourhood and the city at large. “The plan for this area is to create a
sustainable, economical development to stimulate job creation and economic growth to
Soweto,” explained Robert Bathke, JDA development manager of this project. The plan
includes hardly any main construction work in the immediate area except for a
transportation hub, which will be shared with NASREC conference and exhibition centre.
“The NASREC area is supposed to be dominated by soccer, golf, exposition and
recreation but we would still like to secure private investment in the area.”
Development of a mixed-used high street and a residential area are being considered.
2 Awaiting funding
Some cities are planning to have minor work done, others, like Johannesburg,
have decided to upgrade the precinct. According to Agmat Badat of the Johannesburg
Development Agency (JDA), two projects have already begun. “We have started with the
Northern Gateway project, which includes the widening of Saratoga/Charlton Terrace and the
upgrade of public open space, and the Siemert/Sivewright avenues project that focuses on
the upgrade of pedestrian sidewalks.“ To facilitate investment, the JDA has
identified several developments and prepared the following guide plans: Urban Design
Development Guidelines, a Heritage Management Plan, an Environmental Framework Plan, a
Land Use Management Plan, and an Urban Management Mechanism. The environmental and public
space upgrade will result in the improvement of the sidewalks, which will contribute to
the further upliftment and regeneration of the area. “The area consists of seven
precincts – each unique but with a functional and historical connection,” said
Monica Albonico of Albonico, Sack and Mzumara Architects and Urban Designers. Much effort
is therefore going into the strenghtening of this connection.
“We
want to make Beit Street a primary connection – to become a main pedestrian and
tourist route linking the CBD with Ellis Park Stadium,” she explained. All elements
have been chosen carefully. “In our plan, new trees will be planted and public
furniture has been put in place. The use of furniture made of recycled material that can
be bought locally has also been considered especially for the area around the stadiums. We
have selected the street lighting, including various design options to reinforce the
character of the different areas to fit aesthetically with local conditions. The design we
have chosen for the main access routes illuminates the street and the pavements, which
will contribute to the upliftment of the pedestrian areas.” The redevelopment of the
Ellis Park precinct will be incorporated into the large-scale, inner city regeneration
project under way in Johannesburg. This not only includes construction works but public
awareness too. “We will be implementing an environmental cleanliness awareness
programme in the next few weeks for the area of Bertrams,” Albonico pointed out.
“It is a significant and ambitious project so it is important to provoke private
sector response – in no way can the city do it alone.” Despite the planning,
Badat will have to cut parts of the plans. “There was a bigger business plan, which
had to be cut down in order to come within what was essentially required to meet
FIFA’s requirements.” Most of the budget, that is supposed to come from the city
and national government must still be confirmed but JDA is continuing with the projects
that are funded. “The figure that we now have for the precinct around Ellis Park is
between R300-million and R500- million, which excludes stadium costs,” said Badat.
3 Links with the city
For the ‘mother city’, the confinement of the new stadium was
anything but a painless childbirth. Cape Town has had its sod-turning ceremony.
Development of the precinct is the next step, which will be carefully monitored by the
civilians and critics who objected to the planned stadium. The city intends to develop a
sports and recreation precinct, which is supposed to link the V&A Waterfront with the
CBD, the Cape Town International Convention Centre, the Atlantic Seaboard, and the Table
Mountain National Park with the metropolitan area of Cape Town and the hinterland of the
Western Cape.
Allied
infrastructure upgrades are estimated at R227-million with R120-million from the city
council for the reconfiguration of the Green Point Common. Another R25-million has been
set aside to reconfigure the golf course as it was partly vacated (voluntarily) to make
way for the city’s new 68 000-seat, multi-purpose stadium. The city will also spend
another R3-million annually to compensate the club’s loss of income during
relocation.
Because of
the need to maintain a constant flow of people outside the stadium, the precinct
accommodates movement to the stadium and ‘crushing space’ in the case of rapid
evacuation from the stadium – main courts will be created in the immediate vicinity
of the stadium for this purpose.
The
landscape plan aims to soften the impact of these hard spaces by layering trees and
varying surface treatment. This will also make the stadium blend in with the golf course
next door. Cape Town expects a major increase in visitors who will not always be able to
get tickets for the stadium. Cape Town also intends to further improve Somerset Road,
which links the fan park at the Castle of Good Hope to the stadium. There are already many
bars and restaurants in this area but the city intends to increase that number. The 2010
World Cup is expected to eventually boost the city’s status as a sports and
exhibition venue.
4 Super sporting
precinct
The eThekwini municipality is making more progress with the refurbishment of
its stadium precinct around King Senzangakhona Stadium (now officially known as Moses
Mabhida Stadium), which is planned to become part of a super sporting precinct that
includes Absa Stadium, Cyril Goeghegan Cycle Track, an athletic stadium and an
Olympic-class
swimming pool. The eThekwini municipality is hoping to use this sports precinct in its bid
for other events, including the FIFA beach soccer event, the Common Wealth Games and the
Summer Olympics.
The existing
railway infrastructure is being removed and will be replaced by a ‘people’s
park’ with underground parking for 3 500 cars. Plans for a new railway station and
road realignments are planned to improve connectivity. Walter Gilbert Road, which runs
between the new football stadium and the rugby stadium, will be converted into a
pedestrian walkway. With up to 8 000 beds available within a 10-minute walking radius and
more than 600 tourism establishments in a 30-minute walking radius, Durban intends to have
most visitors located near the stadium to enable them to walk to the stadium. Additional
hotel capacity is also being built.
To ensure a
constant revenue stream for the stadium, facilities like restaurants and small-scale
commercial activities will be included.
Durban plans
to have its stadium precinct operating 365 days a year. A special link with the beach will
be created, and a museum and other services will be added beside the stadium.
Early in
2008, the eThekwini municipality hopes to finalise decisions on what can and cannot be
done at Warwick Junction as an inner city circulatory system/people mover with public
transport lanes.
5 Minor projects
planned
The designer of the Royal Bafokeng Sports Palace precinct in Rustenburg was
about to finalise plans at the time of writing. “The plans are still on the drawing
board but we hope they will be finished by the end of the month,” said architect
Vicky Harris. Rustenburg is in the luxurious position of having a stadium that almost
meets World Cup standards. For the upgrade of the stadium precinct, the city has plans for
some minor projects, including the integration of a school and a shopping centre close to
the stadium. Rustenburg and Phokeng are planning some major upgrades with regard to
infrastructure.
The upgrades
in Phokeng are in line with the Bafokeng Masterplan. A new provincial road is being
negotiated, which would be a western bypass around Phokeng to alleviate some of the heavy
traffic through Phokeng. The Sports Stadium precinct will be enlarged, making use of open
land to the north of the stadium. The river banks will be pedestrianised with bridge
crossings to connect the transport nodes to the stadium. Rustenburg is planning a new
tourism information centre and hotel. Funding has also been granted for a waste management
system for Phokeng and Rustenburg.
“Early
June, the earthworks should start with main construction work in October.
The whole
project is supposed to be finished by September or October 2008, making the complete
project ready well before the final event is staged.”
6 Tight timeframe
Bloemfontein is also gearing up for 2010. With a stadium already available and
relatively little reconstruction necessary, Bloemfontein is focusing on the city itself.
Much effort is going into the transport network. The bus station, taxi rank and railway
station are all a distance apart, forcing visitors to walk if they want to use more than
one system. A more central location is being considered. As it is 3 km from the stadium,
the Mangaung municipality also wants to upgrade its pedestrian area. The immediate
neighbourhood around the stadium will, however, receive hardly any attention other than
improving the standard of various sports facilities. Like Cape Town and Durban,
Bloemfontein wants to benefit from its centralised sports area. As the facilities in
Bloemfontein will be used for the 2009 Confederations Cup, the time schedule is tight.
Uncertain future
So work is in progress and, as delegates from Germany and France have pointed
out, ’well beyond overseas expectations’. Delivery before the final deadline is
top of mind.
When the
stadiums have been completed, South Africa will not have just one but 10 iconic stadiums,
as well as airports, railway stations and hotels – all beautiful by design and
sustainable (unlike some other host nations have been able to deliver). Nevertheless some
questions remain unanswered.
Will all
plans come to fruition? There are ideas, designs and demands but funding needs to be
secured for many projects.
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WASTE AND POLLUTION MANAGEMENT
Hazardous waste
– complex commission
Commercial sustainability dictated that
Manganese Metal Company’s proposed general waste site at Kingston Vale is
reclassified to hazardous – a long, complex and sometimes onerous process.
The
Manganese Metal Company (MMC) is one of the world’s largest producers of high-purity
manganese metal in Mpumalanga’s capital Nelspruit.
It is
supplied with manganese ore from mines in Postmasburg in the Northern Cape. The reason why
this beneficiation facility was originally established in an area better known for its
tourism, wildlife (proximity to the Kruger National Park) and stunning natural beauty, is
probably due to the region’s power supplies, abundant labour and proximity to Maputo
as the potential export hub.
That it is
operating in an environmentally- sensitive area is a given and therefore the disposal of
industrial waste from the plant is especially critical.
The process
of manufacturing electrolytic manganese, widely used as an alloying element in the
production of steel and aluminium, leaves a residue from the ore that has to be discarded
in landfill.
MMC’s
original residue management facility was the nearby, disused Pappas quarry, which had been
operational since 1985 and was, by 1995, nearing the end of its life and therefore
required the identification of a new facility.
Following an
extensive site selection process, which considered 49 sites around Nelspruit, a potential
new residue disposal site was identified on the farm Kingston Vale, 7 km to the east of
Nelspruit.
The entire
200 ha farm was acquired, a draft permit was obtained from the Department of Water Affairs
and Forestry (DWAF), and a change in land use was approved by the Mpumalanga provincial
government, based on an application to dispose of 220 t/day of chemically-treated,
‘general waste’ produced by the MMC plant.
However, in
July 1999, commercial impacts, including a slump in global metal prices, indicated that
traditional chemical treatment of the residue with lime would no longer be feasible and
could have resulted in plant closure. A detailed feasibility study and review of the
general waste site operations was undertaken and this confirmed fears that the capital and
operating costs, involving chemical treatment of the waste, were too expensive and would
impact negatively on overall business viability.
Consultant
to MMC, Golder Associates, then focused on the implementation of another less costly
method of processing the residue as a dewatered residue stream, resulting in the site
being classified as ‘hazardous’ in terms of DWAF’s minimum requirements.
Golder
undertook a detailed technical and economic assessment of alternative waste management
options, and a number of alternatives were identified and assessed in terms of technical
feasibility, environmental requirements (sustainability over the 20-year life cycle of the
residue facility) and compatibility with a restricted time frame. The fact that the Pappas
quarry facility was reaching its full capacity served to increase pressure to find a
viable solution.
The H-site
option at Kingston Vale proved to be the most economical while it realised an acceptable
risk profile in terms of international best practices.
An essential
element in this alternative was to process the residue through pressure filtration by
means of a LAROX filter press instead of a chemical treatment process. The LAROX filter
produces a dewatered ‘cake’ with relatively low (28%) water content – about
half of previous vacuum-filtered residue.
MMC went
ahead and designed, procured and erected the LAROX filter press in parallel with treatment
methods, following a fast-track approach and low-moisture, filtered residue was placed in
the quarry as part of decommissioning and closure.
Adding to
the urgency and complexity of the undertaking, a housing development began, contiguous to
the Pappas quarry landfill site, in 2000 and pressure from neighbouring residents
accelerated the need to commission a new facility.
Detail design
The design philosophy of the site is H:H landfill accepting most of the waste
as a dry waste stream and provision has been made to accommodate liquid and sludge streams
co-disposed with the Larox dewatered cake waste materials. Leachate collection and
detection systems have been installed within the engineered liners and leachate is
intercepted and controlled by means of a leachate collection system to a pollution control
dam. All stormwater coming into contact with the waste also gravitates to the pollution
control dam.
The leachate
and polluted stormwater stored in the dam is pumped from a barge into tankers and then
transported to the main plant for treatment.
Permit process
Golder assembled a project team of technical, legal and environmental impact
assessment (EIA) specialists to determine the technical, procedural and legal
authorisation requirements to re-permit the
Kingston
Vale G site to an H site, and to conduct the required feasibility assessments and other
studies. A process of pre-application consultation with the key regulatory authorities was
initiated to obtain directives to scope the re-permitting processes. The four key
requirements to obtain approval to re-permit Kingston Vale to H site were:
•
Approval of an EIA of
the site, site-specific aspects and an authorisation to conduct the identified activity in
terms of the Environment Conservation Act (ECA).
•
A permit to dispose of
hazardous waste in terms of Section 20 of the ECA.
•
Approval of an
application to rezone the site for hazardous waste in terms of the Development
Facilitation Act.
•
A water licence from
DWAF in terms of the National Water Act.
Requirements for
decision-making
A series of process requirements, procedural steps, decision-making and
technical steps had to be interwoven by applying various participation and project
co-ordination techniques. Clearly duplication of requirements was neither necessary nor
desirable, especially when it came to the subject of public participation.
The outcome
was that the Mpumalanga Development Tribunal approved the change in land use while DWAF
and the Mpumalanga Department of Agriculture, Conservation and Environment (MDACE)
respectively issued a permit and record of decisions. All three authorisations were
subject to certain conditions.
Outcome of the
application
The overall re-permitting process spanned a time frame of two years and,
ultimately, MMC obtained the following authorizations and permits, inclusive of important
conditions, derived from the public participation process:
Draft DWAF permit
A final permit was ultimately issued on receipt for the detailed design by DWAF
in terms of the DWAF minimum requirements for waste disposal by landfill and ECA, subject
to certain conditions as laid down by DWAF in the permit.
MDACE record of
decisions
The conditions of authorisation include, among other more detailed aspects:
•
Adherence to
mitigating measures recommended in the environmental impact report (EIR).
•
The implementation of
an environmental management plan (EMP).
•
Mpumalanga Development
Tribunal – conditions of establishment.
•
Summary of important
conditions resulting from the public participation process.
•
Adherence to measures
contained in the EIR and geotechnical report.
•
The EMP must be
compiled and include a plan describing the monitoring of potential environmental impacts.
•
MMC’s
implementation of waste minimisation and application of new technologies should they
become available.
•
Implementation of the
highest quality of professional and technical management of the residue management
facility.
•
Reduction of
socio-economic impacts (and adequate compensation if there is an impact) on the farm
worker community.
The overall
waste management objectives of MMC, in a challenging legal and socio-economic setting
within a sensitive bio-physical environment, were met. The entire licensing conversion
from G to H took two years – from 2001 to 2003. Design and construction of the site
took place from 2004 to 2005, and commissioning and operations commenced early in 2006.
Re-permitting process
According to Ken Bromfield of Golder, in a paper delivered at Wastecon 2006,
construction of the access infrastructure was carried out in 2003 and the main site
construction in 2004/5, resulting in the approval of the construction in December 2005 by
DWAF for the acceptance of waste. The ceasing of acceptance of waste at the Pappas quarry
site had to be phased in with the commissioning of the new site at Kingston Vale, and the
ramping down of activities at Pappas quarry had to be co-ordinated with a ramping up of
activities at the Kingston Vale residue management facility.
Commissioning
objectives
The commissioning of the new facility had a number of primary objectives:
•
commissioning of all
infrastructure;
•
placement of the
pioneer layer by end-tipping, spreading and compacting over the engineered liners;
construction of the initial landfill profile and creating the first bench on the outer
wall to drain stormwater to berm inlets;
•
construction of a
‘rising green wall’ in advance of the waste to minimise the visual aspect of the
activities;
•
commissioning all
monitoring points and implementing the full surveillance programme;
•
evaluating the trial
period of extended operating hours;
•
ensuring that the
monitoring committee became au fait with the operations on the site; and
•
setting up an
emergency response system for the eventuality of a high-risk event as identified by the
risk assessments.
Specialist contractors
The transport of hazardous wastes and the operation of H:H sites requires
specialist skills so the client tasked the consultant with the identification of suitable
contractors to carry out these operations.
Thus three
contracts had to be awarded:
•
transportation of
waste from the plant to either site for five years;
•
operation of Kingston
Vale for five years; and
•
operation of Pappas
Quarry for six months and a caretaker operation while closure and decommissioning
activities were initiated for a further 18 months.
Operating hours
The Kingston Vale operating hours in the approved permit were restricted to
Mondays to Saturdays only and excluded Sundays and pubic holidays.
This meant
that the client had to make provision to store over weekends and public holidays or to use
an alternative facility. Temporary permission was granted to operate, on a trial basis, an
extended operation to accept waste at Kingston Vale on Sundays and public holidays but not
to process/compact the waste. This trial period was granted to operate for a maximum of
six months when a formal application was submitted, motivating the extended hours
operation considering all impacts measured during the trial period. Feedback is awaited.
Progress to date
The transport and site management contracts have been in place for a while. The
commissioning has progressed very well and is in accordance with plan and expectations.
Some initial
spillages of waste occurred en route and this has been rectified by the conversion to the
rigid trucks and the addition of batter boards to raise the sides of the bins.
According to
Francois Marais of Golder Associates Africa, the considerable planning and expense that
goes into the development of a new hazardous waste facility can be negated if the
commissioning of the facility is not adequately managed. Often too much reliance is placed
on the design and construction of the facility, believing that, because it complies with
the permit requirements, the facility will perform accordingly even if the skill of the
commissioning and operating team is inadequate.
In fact, the
opposite is more likely and poor execution of the operational function can create major
non-conformance leading to environmental degradation, fruitless expenditure and adverse
publicity for all parties.
Careful
selection of operational specialists with experience and capacity to react to changes is
necessary to ensure that all the effort and expense put into the design and construction
are well preserved. Concurrent with the commissioning and operations of the Kingston Vale
site, the Pappas Quarry site was closed and, at the time of writing, this site was being
capped.
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PLANNING PERSONALITY
John
Spiropoulos: ‘bridge builder’
Public-private bridge builder
John
Spiropoulos, as director of Kagiso Urban Management, empowers communities to work with
local authorities in the management and development of public space.
Municipalities
in South Africa have a massive task in managing and transforming our urban environments.
Although
they are, in most cases, making worthwhile attempts to address the needs of urban
dwellers, they cannot satisfy all, particularly against a backdrop of severe
infrastructure and other backlogs.
It is not
news to anyone that residents will increasingly have to assume co-responsibility for the
management and development of their living and working areas. But it is not easy to get
concerned residents and land owners to work together. And even if they manage to set up a
functioning organisation, they do not necessarily have the know how to deal with local
government on planning and development, and urban management issues.
In 1998,
Kagiso Urban Management identified a gap in the market and started offering its services
to bridge this gap. “Someone once said to me:
‘You
are like public space facilities managers”. This is partly true. We are also the ones
that are able to bring the facilities management aspect into planning and marketing
discussions,” explained John Spiropoulos of Kagiso Urban Management.
Kagiso
focuses on area management, which employs the city improvement district (CID) as a
mechanism to organize property owner and ratepayer interests.
In
Johannesburg, Kagiso manages about 14 or 15 improvement districts. Another aspect of the
business is a division called Kagiso Special Places, which looks at ‘place
making’. Each area has its own particular qualities – some negative and others
positive.
One size does not fit all
“We have to package things in a way that is appropriate for the area, and
also affordable and needed by that community of property owners,” Spiropoulos
emphasised.
“We do
not provide reports. We provide integrated solutions for an area. And then we manage it.
It must be viable and it has to be aligned with budgets.
No-one wants
to throw money at things that cannot be practically implemented.
Our work is
governed by what can be done within the municipal policy and planning framework.”
Relationship management
Kagiso acts on behalf of property owners. They agree to set up a Section 21
company and this company supplies supplementary services to those of the city government.
Assistance is provided to set up the Section 21 company and to get approval by city
government in order to establish a statutory improvement district. In such instances, if
50% of property owners in an area agree to set up an improvement district, the remainder
are required to join in. They all then have to contribute a supplementary levy in
proportion to their rates bill.
As
mentioned, each improvement district has different needs, budgets and priorities.
Spiropoulos and his team work between city government and property owners to reach
agreement on area management and area-based development.
A relevant
example can be found in the Sandton Central node where Kagiso facilitated an agreement
between the city and property owners on a development plan for the node. The two parties
have reached an understanding on this development plan. Not as a statutory instrument but
it provides very clear guidelines that influence the regional spatial development
frameworks of the city directly. The property owners had to reconcile their own
differences, requirements and priorities. They are not necessarily in agreement. “We
need to liaise with all of them and get them to agree on what is of common interest to
them in the public place,” Spiropoulos said. What has come out of the Sandton process
is a series of planning projects, infrastructure improvement projects, physical
improvement of the street space, landscaping, development guidelines for buildings (for
example, interface with the street). A variety of environmental improvement and art
initiatives were launched to make the public space attractive.
Kagiso has
in-house capacity to undertake, initiate, conceptualise and manage projects, but the
company mostly sources relevant external expertise for a specific project or area.
“We would pull a team together of specialists that has a track record of working in
particular circumstances,” said Spiropoulos. “You cannot really have that level
of diversity in one company. What we try to do is to excel in understanding the problems
and interpreting what sort of solutions might be useful. Then we contract in the expertise
required for a particular project.”
Passionate about cities
John Spiropoulos has worked in regional, urban and rural development for the
past 25 years.
Although he
is based in South Africa, he has worked in the UK, Zimbabwe, Malawi and Kenya.
His first
qualification was in construction management and he was initially employed in the private
sector. “I am a town planner by practice not by profession.
Through the
construction industry, cities have become my passion,” Spiropoulos said.
Public-sector experience came in the form of provincial and local government posts. He was
acting head of department for development planning and local government when the Gauteng
province took over from the Transvaal Provincial Authority in 1994. He also worked for the
City of Johannesburg on strategic projects. Since 2002, he has been director of Kagiso
Urban Management and its planning and place making division, Kagiso Special Places.
Kagiso’s mission
Kagiso Urban Management is on a mission to work with the property industry,
local government and business communities to develop strong local economies and business
nodes, and thus enable them to maximise their full potential through effective management
of the public domain.
Marketing and information
On top of urban management functions, such as supplementary safety and
cleaning, pavement maintenance and signage, Kagiso also provides marketing and
communication services. “With every project we have to identify the unique aspects of
that specific area. One example is Sandton Central. The marketing is quite sophisticated
in that we make use of art, signage, events and we have a dedicated website,”
Spiropoulos pointed out. “The website is an important instrument and we send out
newsletters to interested people. We’ve also assembled a directory of businesses and
land uses and we keep it updated.”
The
Johannesburg inner city business coalition has also been set up with a website that serves
as a property investment and information portal. “In the inner city of Jo’burg,
we have a wall-to-wall map, building by building, erf by erf, of condition of buildings,
types of uses, zoning and heritage issues, among others,” said Spiropoulos.
People on the ground
Essential to Kagiso’s approach to place making is to have people on the
ground.
“We
train security people working in the improvement districts in what we call
‘ambassador training’. We take people who have merely been taught about safety
and security protocols, and we train them in customer-friendliness so that they can
communicate. Knowing where things are, they can give directions, being able to deal with
emergency situations, which are not necessarily safety and security aspects,”
enthused Spiropoulos.
Service level agreements
Kagiso is trying to reach an agreement with the city government of Jo’burg
about service levels. “Property owners come to us saying ‘I am paying rates why
should I pay extra?’ If I hear it five times a day, it is a good day! We tell them
you pay rates for the basic level of service. We want to be able to show them this is the
basic level of service. If you are happy with that, you do not need an improvement
district. But if you want more, an improvement district might be able to provide what is
supplementary to the basic services of a municipality,” said Spiropoulos.
“Municipalities have a hard time. They’ve got budget problems and they’ve
got capacity problems, among others. I understand neighbourhood complaints but, if you
look at city level, for instance Jo’burg metro, there is a vast city area to manage
with diverse needs. We are trying to find solutions to supplement what they do at city
level.”
According to
Spiropoulos, the company is interested in working with other companies and in other towns.
There is great demand in smaller towns and Kagiso plans to work with property owners and
municipalities to transfer the lessons from the metros to help them adapt to their own
circumstances.
Different avenues
The main part of Kagiso’s business is still in the inner city of
Jo’burg but it has management districts in Illovo, Randburg, Sandton and Rosebank. It
is also running its first industrial improvement district in Wynberg. The company is also
working with four or five residential communities.
Two of these
are in the inner city while the others are in more affluent suburbs.
When you
have a concerted effort, it is possible to negotiate with the security firms to reduce
their rates per household or, for the same rate, provide additional supplementary services
like street maintenance and waste recycling, and thus add value to the resident’s
original bill for security services.
“As a
company, we don’t want to put up gates and booms but we have to accept people’s
fears,” said Spiropoulos. “We feel that those booms would not be necessary if
you had enough people on the street and activity going on. Ultimately we would like to
open up our city. To have these enclaves that separate people from each other, is not a
long-term solution. It does not lead to democratic practices, sociability and the
exchanges that we need. People live with fear of each other because they don’t know
each other. This is notwithstanding the real problem with safety and security in this
country.”
Lessons are
shared with the existing CIDs in Cape Town. An improvement district association for the
country is planned.
Mixed use
There is a market for high-income residential development in our inner cities.
But,
according to Spiropoulos, the need should not be exaggerated. A few developments are
marketed very effectively but the vast majority of residential development in the
Jo’burg inner city, at least, are for the lower-income segment. What the city needs,
across the board, particularly the inner city, is a mix of income levels, residential
types and different land uses. Of course, in some areas, one will predominate over another
but the mix is important.
-----
BATTLE OF THE ’BURBS
Bloemfontein:
Westdene v Hilton
Neighbours to the CBD
Cities
do not only grow on the outskirts. Changes in a CBD have significant impact on adjacent
suburbs as is evident in Bloemfontein.
Bloemfontein
is not one of South Africa’s six metropolitan areas but, as the capital of the Free
State province, it plays an important role in the region’s economy.
The area of
jurisdiction of Mangaung Local Municipality comprises three urban centres: Bloemfontein,
Botshabelo and Thaba N’chu and the surrounding rural area.
Of
importance to the area, specifically two of Bloemfontein’s oldest ‘burbs –
Westdene and Hilton – discussed in this edition, are the east/west and north/south
railway lines, as well as the central locality of Bloemfontein in terms of the rest of the
country.
According to
the 2006 Spatial Development Framework (SDF), there has been a lot of building activity in
Bloemfontein – mainly new offices and retail development primarily in the ‘burbs
to the western side of town, as well as the expansion of high-density, walled townhouse
complexes to the west of the N1. This, of course, had a profound impact on the CBD and on
its surrounding neighbourhoods.
Westdene was
originally a residential area but it has come under greater pressure for, firstly, home
offices and, more recently, greater retail and other development. Hilton has a history of
mixed-use development, mainly light industrial and residential, but uncertainty about the
future of Transnet land and housing combined with demographic changes in the area, for
instance, leaves us with a neighbourhood that is actually in search of a specific
character.
For the
purposes of this discussion, the Hilton area includes Hilton and recently renamed Navalsig
(the area north of Andries Pretorius Street).
Land use
Westdene 6/7
*
Mixed land
use
*
Preserve residential
use
Westdene has
been under pressure for development since the early 1980s. The local authority responded
to market need by allowing home offices. But, in order to retain the residential character
of the neighbourhood, requirements have been put in place to allow not more than 50% of
property use to be allocated to nonresidential activities.
But,
although parts of Westdene still have a complete residential character, the southern part
of the neighbourhood has actually become more part of the CBD. For instance, the ribbon
development along Nelson Mandela Avenue and Zastron Street can hardly be regarded as
residential.
Land use
transgressions into residential areas adjacent to the CBD of Bloemfontein are evident.
This has given rise to traffic and safety problems.
According to
the SDF, there has been a major relocation of services from the Bloemfontein CBD to
suburbs, particularly to the west, and this has led to underutilized office space in the
CBD. A recent CBD masterplan aims to attract another 1 000 residential units to the CBD.
The municipality is, therefore, determined to preserve any residential development in the
Westdene area.
Hilton 6/10
*
Transformation of
Transnet land
*
Strengthen industrial
character
According to
the SDF, manufacturing is declining in the city and this is a matter of concern. The areas
surrounding the CBD have also developed as transgression areas with a mixed land-use
character.
Hilton has
traditionally been a light industrial area with many of the industries relating to the
nearby railway line. However changes in the role railways play in the South African
economy have in turn changed the nature of light industry and also had an impact on the
future of the housing component with a significant portion once owned by Transnet.
According to
chief planner at Mangaung Local Municipality, Marcel van der Walt, the local authority
would like to maintain and strengthen the industrial character of the area. New industrial
development should be concentrated in this area where industrial development will be
supported on the Transworks land as well as on the land directly adjacent to, and on both
sides of, the N8 route between the CBD and the proposed future intersection of the N8 and
the Outer Ring Road.
Accessibility
Westdene 7/10
*
Major artrials
*
Pedestrianisation
Westdene is
located between the CBD and the popular northwestern parts of Bloemfontein so it is well
served with road infrastructure and easily accessible, especially through the arterial of
General Dan Pienaar Road. The two arterials of Nelson Mandela Avenue and Zastron Street
also enable major east-west movement through the city.
Plans are
underway for the pedestrianisation of Second Lane in the future.
The idea is
to link this northsouth pedestrian corridor with the waterfront development at Loch Logan
in the south. Loch Logan will also be linked with the east-west pedestrianisation of
Elizabeth Street in the CBD.
Hilton 6/10
*
Improve linkages
*
Quiet streets
The main
arterial in the area, Andries Pretorius Road, used to be the main route to Johannesburg.
It still carries a lot of traffic. The rest of the Hilton area is not very traffic heavy
– perhaps because private vehicle ownership is not very high.
Future
intervention might look towards better linkages to the CBD as the north/south railway line
creates a definite barrier between communities and has distanced the poor from the
economic opportunities that are mainly concentrated to the west of the railway line.
Sense of community
Westdene 8/10
*
Sidewalks lively
*
Residential character
Westdene has
a mixture of residents, particularly in terms of age. Houses are not huge and face onto
the streets so there is a definite sense of community. Recent economic activity,
especially along Second Lane, has also contributed to the liveliness of the sidewalks.
According to
the SDF, Westdene should remain a transitional area but not beyond Brill Street in the
north.
The area is
regarded as an ideal area for small professional firms. It is, therefore, important to
keep the coverage and density low. The area will be promoted for mixed use but, as a
conservation area, it will also receive special treatment so that it retains its
character.
Hilton 5/10
*
Demographic changes
*
Neglect
The
residential component of the Hilton area has been subject to transformation, especially in
terms of the demographic profile of the area.
Residents
moved in from previously disadvantaged communities and the neighbourhood is
‘mixed’ from a South African perspective. However, neglect in many parts of the
neighbourhood, combined with the nature of light industrial land uses, created an area
that has no clear sense of community or specific character.
Environment
Westdene 8/10
*
Tree-lined avenues
* Preserve
open spaces
The northern
part of Westdene is known for its treelined streets. Open spaces within the Westdene area,
such as Victoria Square, are precious to residents, especially as the idea is to establish
a pedestrian culture in the area.
According to
the SDF, Westdene, which is characterized by historical areas and places, will be treated
as a precinct, which can be linked to historical areas of the CBD.
The proposed
pedestrianisation of Second Lane implies that it will be partially closed for traffic and
that pedestrian movement will be prioritised. It needs to be ‘greened’ and made
more pedestrian-friendly.
Hilton 5/10
*
Environmental neglect
*
Naval Hill
Dating from
the same era as Westdene, the Hilton area also has established trees and other
environmental assets but the general feeling is one of neglect. Unused open spaces,
specifically the Transnet land, contribute to the deserted ambience.
There is
opportunity – already exploited elsewhere in Bloemfontein – in the location of
the neighbourhood adjacent to Naval Hill. This well maintained game reserve and open space
has added value to well-known, high-income development along Innes Lane. It might be able
to serve the same purpose in the northern parts of the Hilton/Naval Hill area.
Development potential
Westdene: 7/10
*
Residential
conversions
*
Management
required
The Westdene
area has been the subject of intense development over the past few years. This is positive
but concerns have been raised about future developments. According to the SDF, Westdene
should remain a transitional area but not beyond Brill Street in the north. This will
require good and prompt management by the municipality.
As
mentioned, Second Lane will be developed as an ‘activity street’ where mixed
uses are encouraged. The development of more retail use and the establishment of more
restaurants in the area is possible in the future.
Hilton 7/10
*
Transnet land
*
Economic potential
The Mangaung
Local Municipality has big plans for the Hilton area. According to the SDF, the location
of the well-located and under utilised land along the N8 national road between the eastern
edge of the CBD and the incomplete outer ring road some 9 km further east, holds potential
to provide for the strategic location of economic growth.
The Transnet
property affords tremendous opportunity and it will be developed as a mixed light and
service industrial area, which can be linked with the rest of Hilton and Buitesig in
future.
Conclusion
Westdene: 36/50
Hilton: 29/50
A recent survey in a popular men’s magazine rated Bloemfontein as
‘the best place to live in South Africa’. After a visit to the city, Urban Green
File can understand the rating. Places are easily accessible, services are generally
available and attractive neighbourhoods are the order of the day. The suburbs of Westdene
and Hilton both have enormous potential to play a part in upholding the good reputation
that Bloemfontein gained. Westdene has moved further along this road than Hilton. Thorough
planning and ongoing management, specifically in relation to the existing CBD, will be
required to realise both suburbs’ full potential.
-----
TREE OF THE ISSUE
Harpephyllum
caffrum – the wild plum
Shade provider
The
Harpephyllum caffrum or ‘wild plum’ is well-suited to gardens and streets,
writes Herman Joubert of Uys & White Landscape Architects.
The
Harpephyllum caffrum derives its name from the Greek words harpe (‘sickle’) and
phyllon (‘leaf’), referring to the shape of the falcate leaflets.
The specific
name caffrum is derived from its place of origin, Kaffraria, which used to include the
districts around King William’s Town and East London. The word also means
‘indigenous’.
The
Harpephyllum caffrum is a member of the Anacardiaceae family, which is the fourth largest
tree family in southern Africa, including the mango, and cashew and pistachio nuts. Common
names are the ‘wild plum’ or wildepruim in Afrikaans. This is a dense, evergreen
tree that will ensure good shade in the garden and it is also useful for attracting
various birds and animals if planted in a natural park area.
The
Harpephyllum caffrum is a large tree that can grow up to 15 m tall with a crown diameter
that can reach up to 8 m. The dense crown also makes it a popular ‘street tree’.
It has a coarse bark that is usually cracked in segments.
The main
stem is usually straight but some of the forest forms have supporting buttress roots. The
glossy, dark green leaves are pinnate with sickle-shaped leaflets. Small, white flowers
are borne near the ends of the branches. Male and female flowers appear on separate trees
from November to February.
This tree
requires a lot of water, full direct sunlight and it is wind-tolerant.
The
Harpephyllum caffrum bears an edible fruit that first appears green but turns red when it
ripens in autumn.
This tree
can be found along the riverine forests of the Eastern Cape, up to KwaZulu-Natal, southern
Mozambique, Limpopo and Zimbabwe.
It is a
versatile indigenous tree, which is a good asset on a streetscape or a pleasant addition
to the common garden.
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