SOCIAL HOUSING INNER-CITY REGENERATION / URBAN RENEWAL DATE: 23/02/2016 VENUE: REEF HOTEL, JOHANNESBURG,
A present only the original Restructuring Zones that we have were recognised by SHF (now SHRA) and gazetted seven to ten years ago are still recognised. The Phase Two Restructuring that were proposed four to seven years ago were initially accepted, but never gazetted. The Minister is due to consider these proposals afresh. The Phase Two Zones include Bridge City, Cornubia, KawMashu TC, Phoenix TC and Chatsworth TC.
RESTRUCTURING ZONES IN ETHEKWINI MUNICIPALITY There is an alignment of the Social Housing Restructuring Zones with the BEPP. They do align, either because they are wholly within the Dense Urban Zone, or because they align with the Municipality's emerging Suburban Densification Initiative.
Overlay Of Our Restructuring Zones Over The 4 Integration Zones.
INNER CITY
4. INNER CITY: MAPPING OF BAD BUILDINGS WITHIN THE ITRUMP AREA
IMAGES OF 44 LANCERS ROAD BUILDING
LOCATION OF 44 LANCERS ROAD BUILDING
NEW URBANISM PROPOSED UPGRADE & REDEVELOPMENT INTO SOCIAL HOUSING & AFFORDABLE HOUSING INTERGRATED MIXED USE DEVELOPMENT (RESIDENTIAL & COMMERCIAL) DIFFERENT TYPOLOGIES (SHARED FACILITIES, 1 BEDROOMS, 2 BEDROOMS & BACHELORS FLATS) DIFFERENT TENURE OPTIONS ( OWNERSHIP & RENTAL) PRESERVING THE HERITAGE FAÇADE (AMAFA APPROVAL) PROPOSED 12 STOREY BUILDING & EXPECTED YIELD OF APROXIMATELY 300 UNITS (EXTREMELY HIGH DENSITIES FIRST TIME FOR 44 lancers Road, Durban Warwick DURBAN INNERCITY SOCIAL HOUSING PROJECT
IMAGE OF 2 EPSOM ROAD (TABLE TENNIS) SITE
2 Epsom Road, Table Tennis Building PROPOSED UPGRADE & REDEVELOPMENT INTO SOCIAL HOUSING HIGH DENSITIES INTERGRATED MIXED USE DEVELOPMENT (RESIDENTIAL & COMMERCIAL) DIFFERENT TYPOLOGIES (1 BEDROOMS, 2 BEDROOMS & BACHELORS FLATS)
GOVERNMENT OWNED BUILDINGS WITHIN THE INNER CITY Palm Beach Building Seaman Institute Building West Point Building
WARWICK: PROPOSAL 3D Rendering of bulk and greening of Warwick Junction Insert conceptual image of project: Concept urban design rendering, or analysis diagram, or precedent project which is regarded as a model for the project. Vision and Objectives: Key Goals Unfold development potential Urban Redesign to create a high quality of environment. (densification). Encourage commercial and SMME initiatives within the precinct (land uses) Population Outcomes Increase housing opportunities (yields) to respond to the housing market within the precinct (Social, GAP, Short term housing) Desired Economic Outcomes Provide an integrated informal trade market which leverages off the alignment of transport routes and pedestranisation through clustering informal trade in a linear bazaar & providing critical support functions that enable traders to earn a decent living (R3000p/m profit) and opportunities for informal trade to grow into formal trade within the precinct Other key urban outcomes Self-sufficient informal trade community leveraging off both commuter footfall & formal business within the precinct
ETHEKWINI INTEGRATED INNER CITY LOCAL AREA AND REGENERATION PLAN Initial inner city quick win site proposals for Human Settlements ethekwini Municipality November 2015
PURPOSE OF TODAY S PRESENTATION Brief Presentation on The Process of preparing the Inner City LAP and Regeneration Plan and The progress to date Study Area November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 16 2015
RESPONDING TO THE REGENERATION IMPERATIVES - FOUR SPATIAL PRINCIPLES 01 MAKING CONNECTIONS Overcome Segregation by Making the City More Accessible 02 A WALKABLE CITY We have made the connections now what does that do for us November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 17 2015
FOUR SPATIAL PRINCIPLES 03 AN INTEGRATED, INCLUSIVE CITY What do we put where to provide amenity and opportunity for all 04 REALISING AND UNLOCKING THE POTENTIAL - REGENERATION AND EXPANSION SMALL AND MASSIVE November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 18 2015
POTENTIAL WHEN FULLY DEVELOPED Based on the following assumptions the plan could result in the release of Residential 60% FAR 5: 500 ha new + 60 ha spare = 564ha Retail 5% FAR 5: 40 ha new + 5ha spare = 45 ha Commercial/Industrial 20% FAR 5: 170 ha new + 20ha spare = 190 ha Other Amenities 15% 130 ha new + 15ha spare = 145 ha Potential population if fully developed: 450,000 (including existing) Average FAR 4 = 380,000 people Average FAR 8 = 650,000 people 250,000Jobs (including existing) November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 19 2015
LOCAL AREA PLAN SUMMARY 1 Connec ted City 2 Walkabl e City 3 Integrat ed Inclusive City 4 Unleash the Potentia l Learn from the Past / Celebrate Heritage Economic Imperatives All development must be resilient and Sustainable November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 20 2015
INNER CITY REGENERAT ION STRATEGY Economic Drivers Tourism Events and Sports Service s and Educat ion New Busines ses Vision Africa s leading, most vibrant, liveable, walkable City Centre Inner City Regeneration Plan Goal: Attract and retain investment and people Spatial Framework set by the LAP The Walkable City Mixed use, Densified, Pedestrian and Transit orientated 1 Coordinate d Leadership 2 Intensive Urban Manageme nt 3 Large and Small Projects Streamline all initiatives Agency to drive regeneration Capitalise on the opportunity of government land and resources Leverage private sector Marketing and branding Waste Public realm maintenance Crime Informal sector Better buildings Planning Scheme Examples: Pedestrian priority 2 way streets Public realm upgrades Social Housing Centrum site release IRPTN New road links Point Infrastructure and Promenade November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 21 2015
DEPOT SITE (WARWICK PRECINT) Development on air-rights over transport infrastructure Requires decking over Approx 1200 units November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 22 2015
UMGENI ROAD (SPORT PRECINCT New green field development Council owned land 6 storey average height, perimeter block development Approx 1560 units November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 23 2015
ALBERT PARK PRECINT New green field development in the existing park Smaller, more overlooked, more active, safer park Land legal constraints related to old bequest Approx 2400 units November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 24 2015
VICTORIA PARK (POINT PRECINT New green field development in the existing park Smaller, more overlooked, more active, safer park 50% development (western edge) as social housing Approx 1250 units November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 25 2015
BLOCK AK New green field development Long standing land claim to be resolved 6 storey average height, perimeter block development Approx 2600 units November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 26 2015
DRIVE-IN SITE (SPORT PRECINT Brown field development 6 storeys average Approx 1200 units Reconfigured streets to allow beach bus parking November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 27 2015
ASSUMPTIONS & TOTAL Area calculations accommodate for mixed use development 50m2 /unit 6 storey average height Total: 1200 + 1560 + 2400 + 1250 + 2600 + 1200 = Approx 10 210 units November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 28 2015
1. Land Legal Audit 2. Technical Assessment of Infrastructure requirements WAY FORWARD 3. Project Prioritisation based on situational constraints. 4. Pre Feasibility Packaging 5. Detailed Feasibility November INTEGRATED INNER CITY LAP AND REGENERATION PLAN 29 2015
INNER CITY BRIEF DESCRIPTION The City s Development Planning Dept in conjunction with Human Settlements Unit and Strategic Projects Office are embarking in a strategic and integrated planning approach to respond to the inner-city of Durban. Formal engagements with private sector initiated to attract investment into social housing and related projects. Partnership Agreements with private sector being encouraged. DEVELOPMENT STATUS ANTICIPATED YIELD OVERALL BUDGET REQUIRED Inner City Local Area Plan (LAP) and the Inner City Master Plan exercise currently underway. Warwick and Rivertown Precincts together with itrump list of 168 bad buildings identified for possible conversion to social housing and affordable housing projects. Private sector interest in Rivertown (the area adjoining the International Convention Centre) culminating in development proposals well received by the City. Housing deliverables (10,000 units): Social Housing: 5,000 units Affordable: 2,000 units Student Accommodation: 3,000 units HSDG: R1.8b 30
INNER CITY LAND / BUILDINGS TRANSPORTATION INTERVENTIONS BULK WATER STATUS BULK WASTE WATER STATUS BULK ELECTRICITY STATUS PROJECT CONSTRAINTS Council owned land and buildings have been targeted for allocation to the 7 accredited SHIs in the City as phase 1. Provincial Dept of Human Settlements currently reviewing decision to transfer their buildings to the City. Apart from the Berea rail station upgrade by Prasa the entire CBD public transport structure is currently been revised. The intention is to reduce the number of taxis going in and out of the CBD. Until that end point is reached a series of improvements to taxi ranks (roof, ablutions, surfaces) are been carried out. The municipal bus depot is currently been upgraded. Available but would benefit from review An additional 24Ml reservoir at an estimated R189m with associated pump stations and trunk and reticulation would be required. Inner City development would have to factor in the additional units but also the likelihood of additional commercial investment. Limited capacity if the various other City proposals are implemented. Unlocking bad buildings can be held back because of legal requirements and challenges by private owners. 31
ABOUT BRIDGE CITY 60ha in the INK (Urban Renewal Node former Presidential Lead Project) Integrated public transport node Well-located, serviced & zoned City in JV partnership 48,000m2 shopping centre Railway station 4,000 5,000 residential units Regional Magistrate & State Hospital CHALLENGES Price & affordability potential issues, but excellently located Despite land being set aside and infrastructure in place, the challenge is accessing privately owned land at a price that is feasible for social housing to be successful.