SECTION 5 KEY FOCUS AREAS

SECTION 5 KEY FOCUS AREAS 164

5.1. Development Focus and Implementation Within Region E there are six Key Focus Areas for the City of Johannesburg. These are areas where interventions will have the greatest opportunity for attaining the City s Vision and principles defined in terms of the Growth and Development Strategy (GDS) and captured within the 5-year Integrated Development Plan (IDP). The identification of such areas provides focus for public and private investment. The Key Focus Areas for Region E are: Alexandra Klipfontein View/Mayibuye Marlboro Station Sandton Rosebank Farm Bergvalei (Frankenwald), Farm Modderfontein, Farm Waterval The Growth and Development Strategy, as described in Section 3, aims to ensure a shared and transformed economy by creating linkages between the first and the second economy, supporting environmental and economic sustainability and assisting previously disadvantaged groups in gaining access to the opportunities of a growing economy. The principles promoted by the GDS are to: Promote balanced and shared growth Proactively absorb the poor Facilitate social mobility Restructure human settlement Ensure environmental sustainability Improve governance Improve financial management The Key Focus Areas contribute significantly in achieving one or more of these principles. Given the varying nature of the development s proposed or occurring in these areas the manner in which they contribute towards achieving one or more of the principles varies greatly. As spatially defined entities the development of the Key Focus Areas must contribute directly to settlement restructuring and assist in addressing spatial challenges facing the Region. These challenges relate to: Achieving an efficient and effective movement system Developing functional well maintained Open Spaces The provision of adequate public facilities Provision of housing opportunities The strengthening of economic nodes For the Key Focus Areas to succeed in achieving the GDS principles and contribute to settlement restructuring, it is essential to ensure that capital investment for the Region is focused into these desired areas. Investment projects and initiatives within the Development Programmes will ultimately contribute to the envisaged city form as defined in terms of the SDF, and more specifically, the RSDF. Capital expenditure within the three Development Programmes are taken into account in terms of the City s Capital Investment Framework (CIF) and managed through the Capital Investment Management System (CIMS). CIMS acts as a prioritisation and project management tool that informs the Five-year Integrated Development Plan and subsequent annual capital expenditure. The Framework provides a platform for the City to understand the citywide implications of investment decisions. Information pertaining to the allocation of funding for the Focus Areas within Region E is captured within the CIF. 165

Plan 48: Key Focus Area 166

This remainder of the section will provide a description of the three Focus Areas, identify their location, indicate their contribution to achieving the principles of the Growth and Development Strategy and consider the opportunities, constraints and strategic issues facing the areas concerned. 5.2 Alexandra Renewal Programme The redevelopment and upliftment of Alexandra Township, framed by the M1, London Road, N3 and Marlboro Drive, is the largest and most ambitious initiative within the Region that proactively addresses the needs of the poor. It is a joint national, provincial and local government initiative that seeks to incorporate a formerly disadvantaged community within the broader urban fabric. A dedicated team, the Alexandra Renewal Project Team, has been tasked with coordinating and implementing the project. The Alexandra Strategic Development Framework (2002) guides the initiative. In terms of the Framework the Alexandra Renewal Programme is responsible for the following interventions: Providing direction and management of the physical growth of Alexandra. Undertaking decisions on where and how to spend public funds that have been allocated to the programme. Upgrading the natural and built environment. The redevelopment of Alexandra contributes to achieving the Strategic Principles of the City of Johannesburg in the following manner: GDS Development Principle The Alexandra Renewal Programme s Contribution to the Growth and Development Strategy Proactive absorption of the poor The de-densification of Alexandra through the development of low income housing and high-density social housing and rental stock within the vicinity of the township in order to ensure that social linkages are maintained (e.g. Westlake Social Housing Project, Frankenwald, Rietfontein, Linbro Park, Marlboro South and Highlands) Provision of alternative housing opportunities for people living within informal settlements Balanced and shared growth Promotion of economic growth through the encouragement of retail opportunities within Alexandra Encouragement and facilitation of entrepreneurship The redevelopment of the Marlboro South Industrial area The construction of the Marlboro Station development on Marlboro Drive and related economic developments on the periphery of Alexandra 167

Facilitated social mobility Provision of a range of housing typologies that cater for a range of needs from low to middle income earners The provision and upgrading of social facilities within Alexandra (e.g. schools, clinics, police stations) The Proclamation of townships within Alexandra to facilitate residents in obtaining title deeds. Settlement restructuring Improved integration of Alexandra with the rest of the City through the construction of mobility roads (e.g. widening and extension of London Road) and the construction public transport facilities such as the Pan Africa Taxi Rank Promotion of socially and physically integrating townships in the vicinity of Alexandra Sustainability and environmental justice The development of open spaces The rehabilitation of the Jukskei River The monitoring of water and air quality Promotion of urban agriculture The promotion of tree planting along streets The promotion of gardening Creative governance solutions The Alexandra Renewal Programme is an innovative example of area based management through the coordinated efforts of the three spheres of government Opportunities Alexandra is located in close proximity to Sandton and its employment opportunities Alexandra is highly accessible due to its location between the M1 and N3 Highways, and its proximity to the proposed Marlboro Station There are portions of land in the vicinity of Alexandra that can be used to support the de-densification of the township. Redevelopment of Marlboro South s industrial area Ongoing upgrading and provision of social facilities There is significant scope for urban greening and urban agriculture within Alexandra. Constraints High levels of unemployment and significant levels of poverty within Alexandra Continued migration to Alexandra of marginalised people Resistance to projects aimed to assist in the redevelopment of Alexandra Strategic Issues Ensure all residents in inadequate housing have access to affordable, safe and decent accommodation Ensure that the needs of all levels of the housing ladder are met Support emerging industries by helping them negotiate start up costs Facilitate social mobility through, for example, youth development, skills development 168

and enabling an active township residential property market through which residents can realise the economic value of their assets Improve access by poor and vulnerable households to social support mechanisms and safety nets provided by the City Promote opportunities for citizen interaction through the development of attractive and accessible open spaces Eliminate all backlogs in access to basic services Solve the non-account holder problem in the social package to ensure that all eligible households have access to an agreed package of free basic services Protect river ecosystems, promote water conservation and preserve the ecological reserve. Systematically improve environmental health conditions Reduce risk exposure of vulnerable communities that are living in areas prone to safety threats 169

Plan 49: Key Focus Area 1: Alexandra 170

5.2. Klipfontein View/ Mayibuye These low-income townships on the north eastern boundary of Region E form part of the Greater Ivory Park area. There is a backlog of social services and facilities in the area that needs to be addressed in order to meet the City s commitment of proactively absorbing the poor. GDS Development Principle Proactive absorption of the poor Facilitated social mobility Settlement restructuring Sustainability and environmental justice The proposed contribution of providing social facilities in Klipfontein View/Mayibuye Growth and Development Strategy The development of parks, schools and community centres will provide this marginalised with facilities that are provided in townships across the City Schools and community centres provide an opportunity to get out of poverty through education, training and through the formation and strengthening of social networks. Sustainable human settlements require more than just housing they require suitable standards of infrastructure, services and social facilities The provision of parks for Klipfontein/Mayibuye will assist in improving the quality of the built environment and will contribute to extending the Johannesburg Open Space System to areas that formerly did not have access to formal open spaces Opportunities The opportunity to ensure that a number marginalised people have the means to get out of poverty There is an opportunity to improve the existing residential environment within the marginalised townships concerned Constraints Prioritising the projects for capital expenditure Strategic Issues The key strategic issue in undertaking development within the townships is the need to safe guard and support poor and vulnerable households. The proposed projects would assist in expanding the Johannesburg metropolitan open space system 171

Plan 50: Key Focus Area 2: Klipfontein, Mayibuye 172

5.3 Marlboro Station The proposed railway for the Gautrain Rapid Raillink will traverse Region 7 in a line south of and parallel to Marlboro Drive before the line branches at a point located east of the N3 Highway. One section of the railway will travel east to the Johannesburg International Airport, while the other leads north to Pretoria. Marlboro Station is to be located on the south side of Marlboro Drive near the intersection of Marlboro Drive and the N3 Highway. The construction of the station will be a greenfields development. It is envisaged that the Station will form the focus of a new mixed-used node with a commercial land use component. The development of a mixed-use node in the vicinity of the Station would provide Alexandra with a source of employment, public transport and retail facilitiesa node in this location would draw on its position located half way between Sandton and the Johannesburg, its location in relation to the N3, and the fact that it will be the point where the majority of rail traffic will pass through. The proposed location also provides an opportunity to maximise the potential for economic development on the Frankenwald Land Holding north of Marlboro Drive and in the vicinity of the Station itself.. The development of the Station in the described location relates to the principles of the Growth and Development Strategy in the following manner: GDS Development Principle The proposed Marlboro Station s Contribution to the Growth and Development Strategy Proactive absorption of the poor The development of a mixed use node will provide employment opportunities for people living in Alexandra and other surrounding townships The residential component of the proposed mixed development can provide residential opportunities on the housing ladder and assist in integrating the different segments of South African society living within its vicinity. Balanced and shared growth Marlboro Station will provide impetus for the economic upliftment of an underdeveloped portion of the City The mixed used node will offer services and retail opportunities that have not been as easily available for Far East Bank Residents in particular and the Residents of Alexandra in general. Facilitated social mobility The development of the Gautrain Station provides an option for the people of Alexandra in accessing the opportunities in the rest of the province Settlement restructuring The development of the Gautrain Station provides a further mode of transport in support of the move to public transport in an area that is 173

reliant on road-based transport. A dense conglomeration of residential, retail and commercial activity in the area will provide a mixed use node that will reinforce the proposed and existing commercial development in its vicinity while being a destination in and of itself The node also offers the opportunity of supporting increased residential densities to support the Gautrain as well as the site s good access in relation to the N3 and Marlboro Sustainability and environmental justice The promotion of a concentration of uses minimises the environmental impact of development, while densification promotes a compact city discouraging the exponential expansion of the urban edge. Opportunities Marlboro Station provides the citizens of Region E with a means of accessing critical locations within the province namely the CBD, Rosebank, Sandton, the City of Tshwane and Johannesburg International Airport The Station is a facility around which new economic development can be generated It provides a location where higher density residential development can be promoted that supports a range of housing typologies to meet a range of needs. Marlboro Station and its related development would provide the people of Alexandra with possible employment opportunities. Constraints Uncertainty as to the impact of proposed development on Farm Frankenwald, Linbro Park A/H, Farm Modderfontein and Farm Waterval on the viability of a node at the station The existing market has relatively low buying power to support the development of a node in the given location. As such the success of the node will, in the short to medium term, rely on rail commuter traffic. The development of economic activity relies on the development of the station and its integration with the existing road network and surrounding settlement fabric. Strategic Issues Marlboro station and the mixed use node will strengthen the regions links to the national, regional and global economy Through its close proximity to Alexandra the development of the mixed-use node the opportunity will promote equitable sharing of value gains by enabling people previously denied opportunities to participate in economic activity. Locating the proposed station in an underdeveloped area will assist in reducing the spatial economic disparity that exists across the City and enhance the social and economic integration of previously disadvantage areas into the wider City The residential component of the proposed node would contribute to residents of Alexandra having access to acceptable standards of accommodation The improvement of opportunities for citizen interaction through attractive and accessible open space Promote greening of Marlboro Station and the Marlboro node. Create a well structured node that is well integrated with the movement system of the City 174

Key Focus Area 3: Marlboro Station and Surrounds 175

5.4. Sandton Node Sandton, located within the North/South Development Corridor, is defined as a metropolitan node and is the critical financial and commercial node of the City and of the country. It is a high quality node with a distinct urban profile. The ongoing development and improvement of the node through private and public investment is therefore critical not solely in ensuring future growth for the Region and the City but of the Province and Country as well. The financial and supporting institutions located within Sandton support a range of sectors which enable further diversification within the Country s economy. Furthermore, Sandton represents a point of contact between South Africa and global linkages through the number of international firms based within the Node and the level of connectivity achieved through the concentration of telecommunication infrastructure. For South Africa to achieve ongoing balanced growth in the context of a changing global economy, the success and stability of the economy of the Sandton Node is essential. GDS Development Principle Focus Areas Contribution to the Growth and Development Strategy Proactive absorption of the poor Sandton provides employment opportunities for poor people living within Alexandra and in the City Balanced and shared growth Improving Connectivity within the node in terms of transportation routes and telecommunications is an important component in ensuring the ongoing economic growth within the node Facilitated social mobility The residential stock should not only target high-income earners but should also cater for middle-income earners employed within the node. Such action will accommodate a wider spectrum of society than is currently catered for within the node Settlement restructuring The creation and intensification of a residential, office and retail node that concentrates activity and ensures that more people live in close proximity to their place of work The development of the Gautrain Station will introduce a new mode of transport to Sandton that will promote public transport and improve mobility on the major mobility roads and spines that access the Node Creative governance solutions Close cooperation between Local Government and business through the City Improvement Districts is essential for the future success of the node 176

Opportunities The development of high density residential development within the node Close cooperation between the City and business through the City Improvement Districts within the Sandton Node The construction of Gautrain and the Gautrain Station at Sandton must be used in order to relieve congestion on the road system The interface between the road system and the Station s parking can be developed in such a manner that mobility within the node can be maintained and that public transport (including buses and taxis) can be integrated with the rail way network The creation of a network of monitored pathways through the node in order facilitate pedestrian movement Constraints Existing high density residential development has occurred on the periphery of the node away from employment opportunities Residential Densification must be carefully planned in the context of the erf, the broader precinct and the broader Sandton Node to ensure the long terms sustainability of high-density residential accommodation Sandton experiences severe congestion on its existing road transportation routes through the dominance of road-based vehicles Strategic Issues Public transport, which currently serves mainly low-income passengers, must be located in a central location near areas of work opportunity in order to minimise travelling cost. Public transport use by middle-high income residents must also be encouraged The promotion of residential densification within the node, the development of a comprehensive well designed and maintained pedestrian network supported by an internal nodal vehicular mobility system must also facilitate in relieving congestion in node Pedestrian pathways linking Alexandra and Sandton must be upgraded in order to facilitate the volume of pedestrian traffic at peak hours The existing buildings within Sandton have created an impressive and quality urban environment. This quality environment needs to be retained and enhanced and preserved The promotion of high quality urban design that would be in keeping with existing developments within the node. 177

Plan 52: Key Focus Area 4: Sandton 178

5.5. Rosebank Nodal Development Rosebank was developed as one of the first major mixed-use nodes outside the Johannesburg Central Business District. The regional node has a distinct urban profile and includes the offices of major businesses, as well as a precinct of interlinking shopping Centres focused on The Rosebank Mall and The Zone. GDS Development Principle Focus Areas Contribution to the Growth and Development Strategy Proactive absorption of the poor High-density residential development within Rosebank must support a range of incomes accommodating low to high-income earners. A range of housing typologies should be supported from flats to townhouse developments - as well as range of tenures including freehold, rental and leasehold options in order to facilitatevarying needs Balanced and shared growth Intensification of non-residential uses will be supported within the designated node in order to facilitate growth within the node Facilitated social mobility Given the wider range of economic activities and a larger number of emerging business there is significant scope in Rosebank to promote initiatives that facilitate social mobility (e.g. Such as what was achieved in the development of African Craft Market) Settlement restructuring Encouragement of a dense, well functioning mixed use node The construction of the Gautrain Station on the eastern extent of Oxford Road will enhance Rosebank as a mixed use node promoting an intensification of non-residential and residential uses, and should assist in improving mobility on the existing transportation routes The Promotion of public transport through the Flagship Strategic Public Transport Network (SPTN) Sustainability and environmental justice Improving and integrating existing and proposed formal open space into the broader node through carefully designed pedestrian walkways Creative governance solutions Close cooperation between Local Government and business through the City Improvement District is essential for the further success of the node 179

Opportunities Rosebank remains an important and popular retail node that can be further enhanced to meet growing domestic demand and the office needs of businesses There is scope for new development as well as the redevelopment and renovation of existing developments within the node that promote non-residential and high-density residential development The proposed Gautrain Station Constraints The Node is showing signs of deterioration, and existing services within the node have reached capacity and will need to be upgraded to meet future demand Rosebank experiences severe traffic congestion along Oxford Road and Jan Smuts Avenue Strategic Issues The location of the Station on the eastern side of Oxford Road has meant that the boundary of the Rosebank node is to be shifted eastward to Cecil Avenue allowing for intensification of uses to ensure that the Station can function optimally through the intensification of uses within close proximity. Ensuring internal movement through a well defined and planned network of pedestrian walkways within the node will be as important to the future development of the node and the success of the Gautrain Station and proposed intensification of uses. Currently there is the beginnings of a walkway system in the north of the node. This needs to be extended and interpreted within the remainder of the node Supporting residential densification within Rosebank, and in surrounding townships (i.e. between Rosebank Road, Jan Smuts Avenue and Jellicoe Avenue, and between Glenhove Road, Eighth Street Houghton Estate and Oxford Road) Upgrade services, infrastructure and social facilities including schools - to support intensification of uses within and surrounding Rosebank 180

Plan 53: Key Focus Area 5: Rosebank 181

5.6. Farm Bergvalei (Frankenwald), Farm Modderfontein (AECI Land) and the Farm Waterval (Mia s Trust Land) The farms, Bergvalei, Waterval (the portion east of the N1 falls within Region 7) and Modderfontein are the last remaining tracts of privately owned vacant land in the east of the City. Proposals for development on all three land holdings include a range of residential and non-residential developments that will significantly alter the current landscape. All three sites are strategically located in relation to the City s major transportation routes (i.e. N1, N3 and M1) and major nodes (i.e. Sandton, Midrand, Pretoria, Kempton Park and the Johannesburg International Airport). The development of these farms will require significant investment in roads, water, sewerage, electricity and social facilities and services. Development of these Farm portions must occur in terms of the Regional Spatial Development Framework and other relevant municipal, provincial and national policies and frameworks. Maximisation of profits must be undertaken in tandem with a careful consideration of market forces and social and environmental impacts to ensure long-term economic viability of developments. This will require close coordination not only between the City's, affected stakeholders, and the developers but also between the developers concerned to ensure that the interventions taken on the relevant farm portions benefit the broader city region. The redevelopment of the farms in questions contributes in achieving the Strategic principles of the City of Johannesburg in the following manner: GDS Development Principle Proactive absorption of the poor Balanced and shared growth Facilitated social mobility Settlement restructuring Sustainability and environmental justice The proposed contribution of the Farm Portions to the Growth and Development Strategy Development proposals on all three portions of land include low-income housing typologies integrated with middle income housing opportunities in a fully serviced and integrated township that will incorporate these developments into the broader urban fabric. Office, commercial, residential and retail development will encourage economic growth The three farms plan to incorporate a number of housing typologies catering for a range of income earners that will give residents the means by which to climb the housing ladder while ensuring that people are not divorced from their existing social networks The farms in question are centrally located in the greater Gauteng City Region. As such the development of these portions of land will contribute to creating a compact form and will ensure that areas such as the Greater Ivory Park and Tembisa are drawn into the urban fabric. As largely undeveloped portions of land, the development offers the opportunity for conserving the most sensitive parts of the farms in question (ridges, wetlands, rivers 182

Innovative governance solutions and key grasslands) contributing to the improvement of the Johannesburg Open Space System. The vacant land also allows the developers to ensure the settlements created create quality living environments for residents and those employed within those areas. Encourage of closer cooperation between the private and public sector in the development of the farms in question. Opportunities The development of sustainable human settlements that promote social integration and social mobility, balanced and shared growth, while conserving environmentally sensitive areas The creation of a more compact urban form that maximises the strategic location of the farms in question. Housing low income earners through the development of a range of housing typologies The development of new mixed-use and specialised nodes within the eastern region of the City of Johannesburg. Constraints There is limited infrastructure serving the three farms concerned. The development of the land will require significant capital expenditure on infrastructure There a lack of precinct plan level planning for the development of the farms concerned There is a lack of a phase development strategy that would ensure that the respective markets are not saturated by the development of the farm portions concerned. Strategic Issues The proposed non-residential developments on the farms will assist diversifying the local economy so that it rests on a number of economic sectors. The development of the farms will assist in developing strong links to the national, regional and global economy The developments have the potential to address social exclusion through urban design that integrates communities across cultural and economic barriers. Developments on the farms will provide all needs of the housing ladder and through the provision of quality housing stimulate the secondary housing market. Residential developments must be sustainable and ensure equitable access to green spaces, social and cultural facilities, transportation and economic opportunities and adopt green-housing practices and technologies Expansion of appropriate infrastructure and services Sensitive environmental areas (i.e. ridges, rivers, wetlands, vulnerable biomes) must be protected in the development of the farms in question. 183

Plan 54: Key Focus Area 6: Farms Modderfontein/ Bergvalei/ Waterval 184