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Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal
National Forum:
Maximizing Value of Public
Real Estate and Catalyzing
Urban Regeneration
03 – 05 November 2014
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 2
Introduction
The urban network emerging from the urban renewal
studies recently completed for EMM townships and
for Germiston supports the following;
• The dual city core consisting of two primary
nodes that complement and support each other,
that is;
- Kempton park as a cultural and economic
hub encored by the Aerotropolis
- Germiston as an Administrative
headquarters of EMM
• Further to this, the programme advocated the
introduction of high intensity mixed use
developments, higher order facilities and
development of high quality environments in
townships in order to curtail the mono-functional
land uses that are prevailing currently
• To complete the picture, the long term vision of
the programme is to redevelop all EMM towns
into Central Living Districts (CLD’s), where
there is an intensification of residential land
uses to complement the economic uses that
prevail currently.
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 3
Key drivers of change/economic trends of city and region
Ekurhuleni Gauteng National Total Ekurhuleni as % of province
Ekurhuleni as % of national
Agriculture 0.8 4.4 72.7 17.2% 1.0% Mining 2.6 32.5 262.7 8.1% 1.0% Manufacturing 39.9 143.1 351.1 27.9% 11.4% Electricity 5.7 26.6 79.1 21.4% 7.2% Construction 9.6 50.6 112.6 19.1% 8.6% Trade 26.6 163.4 452.7 16.3% 5.9% Transport 19.6 90.8 257.7 21.6% 7.6% Finance 40.6 257.1 608.5 15.8% 6.7% Community services 33.1 231.7 637.9 14.3% 5.2%
Total Industries 178.4 1,000.2 2,835.1 17.8% 6.3%
• Manufacturing, trade, and business support services
are important contributors to economic growth.
• Community services, finance, construction and
trade are expected to drive economic growth in
Ekurhuleni over the medium term.
• Lagging behind are Mining and Agriculture.
• GVA of total industries is expected to average 3.72%
between 2012 and 2017.
Agriculture 0%
Mining 2%
Manufacturing 22%
Electricity 3%
Construction 5%
Trade 15% Transport
11%
Finance 23%
Community services
19%
Gross Value Added (GVA) by broad economic sectors, Ekurhuleni, 2012
Gross Value Added (GVA) by broad economic sector - Ekurhuleni Metropolitan Municipality, 2012, R billions, current prices
Source: KPMG 2014. EMM ECONOMIC OUTLOOK
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 4
West Rand 7% Sedibeng
7%
City of Tshwane 24%
City of Johannesburg 36%
Ekurhuleni 26%
Population by region in Gauteng, 2012
Ekurhuleni Gauteng National
Total
Average
Annual growth
(2002-2012)
2.40% 2.64% 1.28%
Average
Annual growth
(2012-2017)
2.12% 2.26% 1.26%
Trends in population growth, Ekurhuleni, Gauteng and National Total
Population trends in Ekurhuleni
As a proportion of South Africa’s total
population, Ekurhuleni’s population is
experiencing growth, rising from
5.5% in 2002 to 6.1% in 2012.
This potentially indicates a migration
into Gauteng and Ekurhuleni.
Forecasts indicate that this trend is
set to continue. Ekurhuleni’s share of
the province’s population is expected
to fall marginally from 25.8% in 2012
to 25.6% in 2017.
Conversely, Ekurhuleni’s share in
total national population is expected
to rise from 6.1% in 2012 to 6.4% in
2017.
Population trends in EMM
Source: KPMG 2014. EMM ECONOMIC OUTLOOK
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 5
EMM growth rate closely trends in the
national economy, as well as trends in
Gauteng’s growth
Ekurhuleni’s economic development has
significant implications for Gauteng’s
economy.
Gross Domestic Product (GDP) Gauteng, 2012
0%
West Rand 5%
Sedibeng 3%
City of Tshwane 28%
City of Johannesburg
46%
Ekurhuleni 18%
Gross Domestic Product (GDP) Gauteng, 2012
-3,0%
-2,0%
-1,0%
0,0%
1,0%
2,0%
3,0%
4,0%
5,0%
6,0%
7,0%
2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012
Gro
wth
ra
te, co
nsta
nt 2
00
5 p
rice
s
Average annual GDP growth in Ekurhleni and South Africa, constant 2005 prices
Ekurhuleni annual growth rate South Africa annual growth rate
This is both because EMM contributes
nearly a fifth to provincial GDP and because
of substantial interdependencies.
Substantial potential for synergies exists
among different areas within Gauteng.
EMM economic growth rate
Source: KPMG 2014. EMM ECONOMIC OUTLOOK
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 6
Variable Market Characteristics
Size of the sub-regional economy
(2010) Germiston Local Economy contributes 9.4% towards the Ekurhuleni
Metropolitan Economy
Economic Growth Performance – Time
Period 1996 - 2010
Germiston Local Economy
Growth in the local economy has averaged 4.0% per annum since
1996
Since 2005, the local economy recorded an average growth of 3.1%
per annum
Ekurhuleni Metropolitan Economy
Growth in the district economy has averaged 3.6% per annum since
1996
Since 2005, growth in the district economy recorded an average
growth rate of 2.8% per annum
Trade Sector Growth Performance
Time Period 1996 - 2010
The long run average annual growth rate of the Local Economy
Wholesale and Retail Sector averaged at 4.1% between 1996 and
2010 and the Catering and Accommodation for the same period
averaged -1.7%.
Finance and Business Sector Growth
Performance
Time Period 1996 - 2010
The long run average annual growth rate of the Local Economy
Finance Sector averaged at 8.1% between 1996 and 2010 and the
Services sector for the same period 5.1%.
Dominant Economic Contributions
(2010)
Finance, insurance, real estate and business services - 24.1%
Manufacturing – 23.3%
Wholesale and retail trade – 15.0%
General government – 13.9%
Transport and Communication services – 9.5%
Germiston local economic profile
Source: DEMACON 2013. GERMISTON HOUSING STRATEGY
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 7
Variable Germiston CBD
Market Characteristics
Dukathole
Market Characteristics
Population size (2012) 4 948 people
1 964 households
23 393 people
9 643 households
Household Size 2.5 people/ household 2.4 people/ household
Highest level of education
4.4% - No schooling
6.3% - Some primary
2.8% - Complete primary
28.3% - Some secondary
40.6% - Std 10 / Grd 12
17.6% - Higher education
9.82% - No schooling
17.4% - Some primary
9.4% - Complete primary
42.0% - Some secondary
18.8% - Std 10 / Grd 12
2.6% - Higher education
Level of employment 76.8% Economically active of which 18.2%
is unemployed and 81.8% is employed
84.6% Economically active of which 51.4%
is unemployed and 48.6% is employed
Occupation profile
22.8% - Clerks
18.8% - Service workers; shop and market
sales workers
12.2% - Elementary occupations
35.8% - Elementary occupations
22.0% - Craft and related trades workers
19.4% - Plant and machine operators and
assemblers
Average household income
(2011)
All LSM’s:
R192 596 per annum (2012 values)
R16 050 per month (2012 values)
LSM 4 – 10+ households:
R230 588 per annum (2012 values)
R19 216 per month (2012 values)
All LSM’s:
R42 773 per annum (2012 values)
R3 7564 per month (2012 values)
LSM 4 – 10+ households:
R84 021 per annum (2012 values)
R7 002 per month (2012 values)
LSM Profile 21.2% LSM 1-3
78.8% LSM 4 to 10+
61.4% LSM 1-3
38.6% LSM 4 to 10+
Germiston Key statistics
Source: DEMACON 2013. GERMISTON HOUSING STRATEGY
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 8
Germiston Competitive edge
Source: URBAN DYNAMICS 2010. GERMISTON 2030 VISION
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 9
Development Zones ZONE 1: FURTHER EDUC. & TRAINING
Education and Green Industry
Precinct
ZONE 2: MOTOR CITY
Manufacturing Precinct
ZONE 3: LIBRARY SQUARE
High Street Precinct - North
ZONE 4: CULTURAL SQUARE
High Street Precinct - North
ZONE 5: JACK STREET NORTH
High Street Precinct and
Manufacturing Precinct
ZONE 6: CIVIC SOUTH
Civic Precinct
ZONE 7: CENTRAL PARK
High Street Precinct, Central and
Commercial Precinct
ZONE 8: GOLDEN WALK
Commercial Precinct
ZONE 9: PIROWVILLE
Transport and Market Precinct
ZONE 10: QUEEN STREET
Residential Precinct
ZONE 11: FIRE STATION SQUARE
High Street Precinct - South
ZONE 12: GOLDEN WALK SOUTH
Commercial Precinct
ZONE 13: DUKATHOLE
ZONE 14: SHAFT CITI
13
14
10
11
12
9 8
6
3
4 5
7
1
2
Germiston UR: Project Area
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 10
OSTEND
PRECINCT
ROBERT
STRACHAN
PRECINCT
GOOD
HOPE
PRECINCT
Phase 1 focus areas
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 11
Development vision objectives and guidelines
Housing:
Principle 1: Promoting higher density housing
Principle 2: Providing a mixture of housing typologies & size
Principle 3: Promoting rental housing
Principle 4: Hostel upgrading/redevelopment & informal
settlement upgrading
Principle 5: Using residential height to create a nodal
landmark
Project Integration:
Principle 1: Project Integration
Leveraging private sector investment:
Principle 1: Land development suitability identification
(dolomitic investigations)
Principle 2: Project gearing
Principle 3: Improved management of the urban environment
to establish investor confiidence
Principle 4: Land release to private developers
Principle 5: Land swops
Urban Form:
Guideline 1: Defining public & private space
Guideline 2: Building heights
Guideline 3: Range of housing typologies
Guideline 4: Defining edges & districts
Guideline 5: Active edges
Guideline 6: Public spaces & public buildings
Guideline 7: Community /supportive facilities
Guideline 8: Reduce design dominance for vehicles &
promote public transport
Movement:
Principle 1: Structuring Urban Form
Principle 2: Completing the Urban Form
Principle 3: Creating a Hierarchy of access & movement
Principle 4: Reinforcing public transport routes focussed on
TOD’s
Principle 5: promoting pedestrian movement & walkability
Principle 6: Provide for pedestrain & public transport
connection points at a range of nodes
Nodes:
Principle 1: Identifying anchors & landmarks
Principle 2: Defining the character/function of the node
Principle 3: Promotion of formal business/commercial activity
Principle 4: informal trading incorporation
Public Space:
Principle 1: Focussing on activity to public spaces
Principle 2: Providing a network of good quality public spaces-
pedestrian links
Principle 3: Promoting Streets as public spaces
Principle 4: Promoting higher density at public spaces
Land Use:
Principle 1: Providing for a mix of land use
Principle 2: advocating vertical land use mix
Principle 3: Promoting the principle of shared facilities
Principle 4: Nodes as zones of intensity
Land Use Allocation:
Land use Allocation
Market related development proposals
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 12
Residential 1,510,827.53 62.31%
Commercial/ Offices 523,387.41 21.59%
Retail 171,208.26 7.06%
Public Amenities 18,400.00 0.76%
Educational 123,600.00 5.10%
Semi Industrial/ Manufacturing 77,101.03 3.18%
Total Bulk (m²) 2,424,524.24
Bonded & Credit-Linked take-up (2010-30) at 585 units per annum: 11,700
Bonded & Credit-Linked units proposed: 12,130
Low- level affordable & top-up units proposed: 17,987
Total bonded and ll afdbl housing units proposed (30- to 80m² units) 30,118
Primary School 14
Secondary School 9
Tertiary Education 1
Clinic 6
Hospital 0
Library 4
Post Office 4
Police Station 2
State of Bulk infrastructure
Water: Spare capacity up to development of 20,552 units
Sewer: Spare and pipe capacity available
Electricity/ Energy:> 125MVA expansion required
Land use estimate – Total Project
GEAR 2030 Development Plan
Ekurhuleni Metropolitan Municipality: Germiston Urban Renewal 13
CIVIC PRECINCT Business Plans Cost
This total estimated cost is comprised of the following components:
Project 1 (Catalytic Project): Mixed Residential Development & Multi- level Parking Garage: R 119,705,237*
Project 2: City Library: R 122,450,347*
Project 3: Germiston CCC (SAAME Building Upgrade): R 10,659,785*
Project 4: Mixed Use Development: R 159,659,015*
Project 5: Hotel: R 409,655,394*
Project 6: Public Space Upgrade: R 40,279,000*
Project 7: New Magistrates Court & Square: R 239,898,978*
Project 8: August Simmer Building Redevelopment & Extension: R 149,308,890*
Project 9: Civic Tower: R 332,964,070*
*Excluding VAT and Pre Contact Escalations (R 230,714,960 & R 63,383,240 respectively)
Total Estimated Project Costing R 1,878,678,960
(R 1,584,581,000 + R 63,383,240 + R 230,714,960)
PROGRESS TO DATE
Upgrading of council
buildings and parking
areas commenced in
2012/13 F/Y
Detailed Designs for
Civic Tower scheduled
to commence in 2015/16
Ekurhuleni Metropolitan Municipality: Germiston Urban Renewal
14
CULTURAL PRECINCT Business Plans Cost
This total estimated cost is comprised of the following components:
Project 1 (Catalytic Project): Theatre (Carnegie Hall): R 0.00. This project has already
been budgeted for by the EMM SRAC (Sport, Recreation, Arts, Culture & Heritage)
Department and contractor appointed.
Project 2 (Catalytic Project): Mixed Use Parking Garage: R 48,543,689*
Project 3: Museum Heritage Building: R 8,205,340*
Project 4: Mixed Use Development (Old Post Office): R 18,763,804*
Project 5: Clinic: R 48,623,519*
Project 6: Public Space Upgrade: R 24,823,000*
Project 7: Residential Development (Social Housing): R 91,292,473*
Project 8: Old Magistrates Court Housing: R 29,124,698*
(Subject to development reconsideration and scale of development)
*Excluding VAT and Pre Contact Escalations (R 29,221,280 & R 10,775,080 respectively)
Total Estimated Project Costing R 319,373,280
(R 269,377,000 + R 29,221,280 + R 10,755,080)
Note should be taken that the purchasing of land is also included in the above
calculations.
PROGRESS TO DATE
Contractor appointed and
Construction of the theatre
commences in 14/15 F/Y
Ekurhuleni Metropolitan Municipality: Germiston Urban Renewal
15
GERMISTON STATION TRANSPORT PRECINCT Business Plans
Project Packaging
Quality & Design Specifications
Land Assembly
Precinct/ Project Package
Project 1 (Catalytic Project): Multi Modal Transport Facility.
Project 2: Mixed Use Building 1.
Project 3: Hotel (Short Stay).
Project 4: Exiting Retail & Wholesale.
Project 5: Mixed Use Building 2 (Public Facilities).
Project 6: Public Space Upgrade.
PROGRESS TO DATE
• Project implemented through a
partnership between EMM and PRASA
• Conceptual designs for Germiston multi
modal facility were completed in
2013/14
• Detailed design and implementation
delayed – to commence soon after
implementation disagreements between
PRASA –EMM are resolved
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 16
Inner City housing focus areas
PROGRESS TO DATE
• A total of 12 063 housing opportunities are to be realized in the next 5 years. These include;
- 5000 rental units (New builds and brownfields)
- 778 BNG walk up units in Goodhope
- 6285 IRDP in Balmoral, Dukathole and Kutalo /R.Strachan
• Construction of 350 social housing units in erf 808 (fire station site) and units in Delville to
commence in July 2015
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 17
PROJECT GOVERNANCE
Ekurhuleni Metropolitan Municipality
Germiston Urban Renewal 18
Institutional Arrangements
Institutional arrangements:
• The project is structured in a manner that departments budget and manage
projects identified that are in their portfolio
• A project steering committee which is chaired by human settlements as the
lead department is in place and it meets on a monthly basis
• Departments that are currently implementing projects in priority nodes are; • Transport Dept: Germiston station
• Disaster management: Fire station
• Sports and recreation: Theatre
• Social Housing : Human settlements
• Civic precinct: Real Estates
• City planning and economic development – coordination of land use and economic
development activities
Identification of key catalytic next steps
• Formalization of partnership agreement with key stakeholders and partners
• Marketing and release of development packages to leverage private sector
investments
• A more centralized approach- where planning, budgeting and implementation
all resides with one agency (either a dedicated unit within EMM or a
Development Agency)
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