Hartbeespoort Area Precinct Plan 2014...Hartbeespoort Area Precinct Plan 2014 Chapter 5: Precinct Plan 59 can cater for a variety of housing typologies and income groups and which

2014Hartbeespoort Area Precinct Plan

57Chapter 5: Precinct Plan

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Xanadu Eco ParkXanadu Eco Park

Lakeland EstateLakeland Estate

NECSANECSA

SunwaySunway

KosmosKosmos

SchoemansvilleSchoemansville

West Lake EstateWest Lake Estate

Heron CoveHeron Cove

Leloko EstateLeloko Estate

Magalies Golf Estate and River ClubMagalies Golf Estate and River Club

Caribbean BeachCaribbean Beach

The Island EstateThe Island Estate

MelodieMelodie

Melodie AHMelodie AH

Ville D'AfricqueVille D'AfricqueEagles LandingEagles Landing

PecanwoodPecanwood

IfafiIfafi

MeerhofMeerhof

XanaduXanaduXanaduXanaduXanaduXanaduXanaduXanaduXanadu

DamsigDamsigDamsigDamsigDamsigDamsigDamsigDamsigDamsig

Hartbeespoort Area PrecinctPlan

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N

Precinct Plan

Legend

Precinct Boundary

Precinct Plan

Protected and Conservation Areas

Rural Residential

Residential Development

Public Resorts

Tourism, Low to Medium Density Residential

Tourism

Eco-Tourism and Conservation

Hartbeespoort Village

K16/R514 Development Corridor

Commercial and Light Industrial

NECSA

Mixed Use

Cradle of Humankind

Medium Density Residential

Rietfontein Community Nodes

Environmentally Sensitive Areas

Proposed Environmental Training Centre

Cableway

Water

Perennial Rivers

Roads and Transportation

Regional Roads

Local Roads

Proposed Freeway

Proposed Regional Roads

Proposed Local Roads

Railway Line

Stations

Waste Water Treatment Works

WWTW Buffer 600m

NECSA 2km-5km Minimum and Maximum Alert Zones

Figure 22: Precinct Plan

2014 Hartbeespoort Area Precinct Plan

58 Chapter 5: Precinct Plan

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SunwaySunway

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MelodieMelodie



PecanwoodPecanwood

IfafiIfafi

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Zone 1Zone 1Zone 1Zone 1Zone 1Zone 1Zone 1Zone 1Zone 1












0 0.5 1 2 3 4 5 km

NDevelopment Zones

Legend

Precinct Boundary


Regional Roads

Local Roads

Proposed Freeway


Railway Line

Stations

Development Zones

Zone 1

Zone 2

Zone 3

Zone 4

Zone 5

Zone 6

Zone 7

Zone 8

Zone 9

Figure 23: Development Zones



cancaterforavarietyofhousingtypologiesandincomegroupsandwhicharesupportedbysufficientsocialandcommunityfacilities;and

7. Theprotectionandmanagementofruralresidentialopportunities.

5.4 Development Restriction Zones

DevelopmentRestrictionZonesarethoseareaswheredevelopmentshouldbelimitedbecauseofapotentialnegativeimpactassociatedwithacertaintypeofdevelopment.TheDevelopmentRestrictionAreasthereforeessentiallyrefertobufferzonesaroundspecific developments. In the case of the HartbeespoortArea, there are two mainDevelopmentRestrictionZones,namely(refertoFigure22):

• AnareaaroundtheWasteWaterTreatmentWorks;and

• AnareaaroundNECSA.

Anareaofroughly600maroundtheWasteWaterTreatmentPlant(WWTP)havebeenindicatedasaDevelopmentRestrictionZoneduetothenuisancefactorsassociatedwiththesefacilities.TheexactbufferaroundaWWTPshouldhoweverbedeterminedthroughaspecialiststudythatwillinter alialookatwinddirection.

In terms of the Madibeng Spatial Development Framework, 2009, an area of 5kmaround NECSA was indicated as a Development Restriction Zone: “In terms of the National Nuclear Regulator and the Nuclear Licence for the NECSA facility at Pelindaba, an emergency planning area must be demarcated around a nuclear facility. In the case of the Pelindaba facility, this emergency planning area must comprise a 5km radius around the nuclear facility. In addition, the Pelindaba complex also contains a hazardous chemical installation, and in terms of legislation development is also not permitted in the vicinity of such an installation.”

IntermsoftheMadibengEnvironmentalManagementFramework,theDesiredStatefortheConstraintZonearoundthenuclearfacilityis“to ensure that the risks of catastrophic accidents associated with this nuclear facility are prevented.”

“According to GDACE (2002), nuclear facilities produce a number of radioactive waste products, which are categorised according to their degree of radioactivity. The preferred exclusion zone as identified by the Atomic Energy Cooperation (AEC) model of radiological dose in the most prominent wind direction is 2km. Development applications should therefore be evaluated in terms of their distance from the potential pollution source or in terms of the proposed industry’s potential pollution emissions and its proximity to residential areas.”1

Table 13: Development Constraint Zones Around NECSA

Very High Devel-opment Con-straint Zone

High Develop-ment Constraint

Zone

Medium Devel-opment Con-straint Zone

Low Develop-ment Constraint

Zone

Areasthatfallbetweenthenuclearfacilityfootprint and the2kmworst-casebufferzone(minimumalertzone).

Areasthatfallbetweenthe2kmworstcasebufferzoneandthe5kmbest-case(maximumalertzone).

N/A Areasbeyondthe5kmalertzone.

DevelopmentZones4and5fallwithin thesealertzones,anddevelopment in theseareasshouldbedealtwithaccordingly.

5.5 Guidelines for Development Zones

ThePrecinctPlanhasdividedtheareaintospecificdevelopmentzoneswithspecificcharacteristics that should either be protected or exploited for particular reasons.Rather than allowing development to take place anywhere, themunicipality shouldaimtoestablishandentrenchthesedifferentenvironmentsthroughfocussedlandusemanagementandinfrastructureinvestment.

1 Source: Madibeng Environmental Management Framework



Figure 24: Indicative Boundaries of Damdoryn Node



5.5.1 Development Zone 1

Table 14: Development Guidelines for Development Zone 1

Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopment Zone 1 is located to thenorthof theMagaliesbergandwestof theHartbeespoortDam,andmainlycomprisestheareasalongtheR104.

The envisaged character of Precinct 1 isthatofalargelyruralresidentialarea,withastrongfocusonthecreationofalowintensityrural tourism corridor along the R104.Visually and functionally, developmentsshouldnotcompromise the ruralcharacterof the area and should have a restricted developmentfootprint.

Two business nodes are proposed alongthe R104, the first being the Damdorynnode and the second at the intersection of theR104andR512.

The node at the intersection of the R104and R512 is intended to be a local rural servicenodethatonlyprovidesopportunityfor a local business centre and any othercommunity services that are to develop inthe area.

TheDamdorynNode already comprises abusiness centre, and should be roundedoffandconsolidatedwith thedevelopmentof limited residential development directlysurroundingthecentreandtheintersection,social services and facilities and tourismdevelopments.TheproposedboundariesofthenodeisindicatedonFigure24).

RuralResidentialandTourismCorridor:

• Adventuretourism

• Agriculture

• NatureConservationandNa-tureReservesasdefinedbytheMadibengEMF

• Lodges,guesthouses,campingsites

• Restaurants

• ArtGalleries

• Hiking,cyclingandhorsetrails

• Wildlife rehabilitation centres

• HomeEnterprisesasperthe‘MagaliesbergProtectedEnviron-mentEnvironmentalManagementFrameworkandPlan’

• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWest Guidelines for the Establish-mentofCountryEstates,PrivateResortsandPublicResorts’

AllDevelopment:

Alldevelopmentsshouldbeenvironmentallyresponsibleandmustensure the protection and conservation of theMagaliesbergProtectedEnvironment.TheguidelinesoftheMagaliesbergEnvironmentalManagementFrameworkmustbestrictlyadheredto.

PropertiessituatedinthemostwesternpartoftheDevelopmentZoneshouldinparticulartakecognizanceofthesensitiveflorahabitatandconductextensivetreeauditsaspartofanydevelopmentproposal.

AccessmanagementmeasuresmustbeincorporatedintoalldevelopmentsadjacenttotheR104.

Importantvistasmustbeprotectedfromintrusiveorobstructivedevelopments

Ridgeswithslopesgreaterthan5degreesshould be protected as per the Madibeng EMF



Location EnvisagedCharacter Land Uses DevelopmentControlsRuralResidentialandTourismContinued:

• Subdivisions:

• WestofR512:Minimumsizeof20Ha

• EastofR512:MinimumSize3Ha,providedthatinareasthatfallwithintheMagalies-bergProtectedEnvironmentssubdivisions shall not be smallerthan5Ha.

LargepartsofthiszoneareindicatedasVeryHighandHighDevelopmentControlZonesintermsoftheMadibengEMF,andshouldbedealtwithaccordingly.

DamdorynNode:

• Businesses(shops,serviceindus-tries)

• Boutiquehotelsandguesthouses

• Lowtomediumdensityresidentialdevelopment

• Restaurants

• Socialandcommunityfacilities(school,religiousbuildings,medicalcentre,libraries,communitycentresetc.)

• ArtGalleries

DamdorynNode:

Thevisualqualityofdevelopmentwithinthenode(withtheexceptionoftheintersection)shouldstrivetomaintainalowintensityandlowimpactfacadealongtheR104andR560,withthepreservationofnatural vegetation as far as possible.





Location EnvisagedCharacter Land UsesDevelopment Zone 2 comprises the areas to the north-west,westandsouthoftheHartbeespoortDam(extendingfromKosmosuptoVilled’Afrique).

Thisareaislargelydevelopedforprivateresidentialestates,and themajorityof land thathasnotyetbeendevelopedis subject to either approved township rights or pendingtownshipapplications.Interventionsinthisareainclude:

• ThedevelopmentoftheKommandonekandOber-onpropertiesasPublicResorts(aspertheNorthWestGuidelinesfortheEstablishmentofCountryEstates,PrivateResortsandPublicResorts);

• Theidentificationofsuitablelandforthedevelop-mentofaffordablehousinginthisarea(thelandtothesouthoftheOberonpropertywhichisthesubjectoflandclaimsmaybesuitableforthispurpose);

• Atleastthree(3)businesscentreshavebeenap-proved along the R512 to the south of the Pecan-woodEstatearea(i.e.inrelativecloseproximitytoeachother).Whereopportunityexist,thisareacanbeconsolidatedintoalocalactivitycorridorthatmakesprovisionforretail,serviceindustriesandcommunityservicesandfacilities;

• AnopportunityfortheestablishmentofanEnviron-mentalTrainingCentrelinkedtotheobservatory(onlandbelongingtotheTshwaneUniversityofTechnology).

• Residential

• Businessdevelopmentlimitedtotheproposedactivitycorridor

• SocialandCommunityServicesandFacilities

• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWestGuidelinesfortheEstablishmentofCountryEstates,PrivateResortsand Public Resorts





Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone3islocatedtothesouthoftheprecinctboundaryandtothewestoftheR512,oneithersideoftherailwayline.Althoughthisareahasnotbeenincludedaspartoftheprecinctinitially,thereissufficientdevelopmentpressureinthisareatowarrantdevelopmentguidelines.

Large sections of the eastern part of this Zonearealready thesubjectof residentialtownship applications, and it is thereforeproposed that thisdevelopmentpatternbesupported up to the boundary of the farmScheerpoort477JQ.

To the west of this, the area shouldbe predominantly agriculture and ruralresidential in nature.

• Residentialdevelopment

• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWest Guidelines for the Establish-mentofCountryEstates,PrivateResorts and Public Resorts

• Subdivisions:

• PortionsofthefarmDeRust478JQ:Minimumsizeof5Ha

• PortionsofthefarmScheer-poort477JQ:3Ha,providedthatinareasthatfallwithinthe Magaliesberg Protected Environmentssubdivisionsshallnotbesmallerthan5Ha.

Ridgeswithslopesgreaterthan5degreesshould be protected as per the Madibeng EMF.

LargepartsofthiszoneareindicatedasVeryHighandHighDevelopmentControlZonesintermsoftheMadibengEMF,andshouldbedealtwithaccordingly.

TheenvironmentalintegrityoftheWitwatersbergmustbeprotectedandconserved.





Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopment Zone 4 is located to thesouthoftheWitwatersbergandnorthoftheproposedN4(NECSA)extension.

This area should in the short term remainlargely rural in character with a focus onagriculture,agriculturalprocessingandruralliving.

In the longer term, when the Rietfonteinareas have developed completely, thisareamaybereconsideredasasubsequentarea for development, but in the short tomediumtermanyinvestmentinthisareaintermsof infrastructurewilldetract fromthedevelopment potential of the Rietfonteinarea.

Thiszonealsofallswithinthe2kmand5kmalert zone saround NECSA as indicatedin the Madibeng EMF, and significantresidential development is not consideredappropriate. Any development within this2kmzoneshouldbeverifiedbyNECSA intermsofthesafetyofthedevelopment.

• AdventureTourism

• Agriculture

• Processing and packaging of pro-ducefarmedon-site.

• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWest Guidelines for the Establish-mentofCountryEstates,PrivateResortsandPublicResorts’

• Subdivisions:

• Althoughtheminimumsub-divisionsizeintheMadibengSDF,2009isindicatedas20Ha,therealityisthatthemajorityofpropertiesinthisareahavealreadybeensubdividedtomuchsmallerportions.Aminimumsubdivi-sionsizeof5Haisthereforeproposed.


LargepartsofthiszoneareindicatedasVeryHighDevelopmentControlZonesintermsoftheMadibengEMF,andshouldbedealtwithaccordingly.

TheenvironmentalintegrityoftheWitwatersbergmustbeprotectedandconserved.





Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone5comprisestheNECSApropertyandthelandbetweenNECSAandtheproposedN4(NECSA)extension.

The area between the proposed N4(NECSA)-extension and the NECSAproperty could be developed as acommercial and light industrial zonealongtheproposedfreeway.

SimilarlytoDevelopmentZone4,asectionof this zone falls within the 2km and 5kmalertzonesaroundNECSAas indicated intheMadibengEMF.AnydevelopmentwithinthesezonesshouldbeverifiedbyNECSAintermsofthesafetyofthedevelopment.

• DistributionCentres

• Warehouses

• TransportationDepots

• Serviceindustries

• High-techdevelopmentindustries(e.g.pharmaceuticallaboratories)


LargepartsofthiszoneareindicatedasVeryHighDevelopmentControlZonesintermsoftheMadibengEMF,andshouldbedealtwithaccordingly.



Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopment Zone 6 comprisesthe established residential areas of Schoemansville,Melodie,Ifafi,MeerhofandXanaduEco-Park.

These areas are establishedneighbourhoods where no change tothe status quo are proposed. The onlysignificant proposal is the development ofa small scale activity street alongTielmanStreet inSchoemansville, as an extensionoftheproposedTourismAvenueinZone

As per the Hartbeespoort Dan TownPlanning Scheme, 1993 and the ScottStreetLocalDevelopmentPlan

TielmanStreet:AsperDevelopmentZone8(TourismAvenue)

AspertheHartbeespoortDamTownPlanningScheme,1993andtheScottStreetLocalDevelopmentPlan.

TielmanStreet:AsperDevelopmentZone8(TourismAvenue)





Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone7representstheR511ActivityCorridor between therailwaylineandSchoemansville

As the major entrance into thehistoric Hartbeespoort Damneighbourhoods and one of the main access routes to the damfrom Tshwane and Johannesburg,it is proposed that the section of the road between the railway lineand the Village Mall businesscentre be developed as an urban activity corridor with high qualitydevelopment to promote this areaas a gateway into the area. Thecorridorshould thereforemainlybeaimed at high profile or corporatebusinesses.

The establishment of an urbanactivity corridor will entail theupgrading of the road and the setting of clear urban design standards to ensure both functional and visual qualitiesofdevelopment.

The successful development ofthis corridor is also subject to the construction of the K27 and thescalingdownofa largepartof theR511 in terms of its function andaccessmanagementrequirements.

• Businesses

• Offices

• MedicalCentres

• Motorshowrooms

• Furnitureshowrooms

• Highdensityresidentialdevelopments

• Tertiaryeducationfacilities

Service industries (suchas vehiclerepair centres) should be locatedwithin the corridor, but preferablywithinasecondaryzonetothebackof high profile developments alongthe road.

The municipality should identify asuitable location for the construction of a taxi-rank in this areawhich iscentrally located with maximumaccessibility.

• RecommendedFloorAreaRatio:1.5

• MaximumHeight:4storeys

• Maximumdensity:80dwellingunits/Ha

• Atleast60%ofthestreetfrontageofapropertyalongthestreetboundaryshallcomprisebuildings.

• Propertiessituatedadjacenttoanintersectionshallcom-prise buildings for at least 25% of the side street frontage closest to the arterial.

• Nosolidboundarywallsarepermitted.Amaximumofone-quarterofthelengthofthestreetboundarybarriermaybesolid,withthebalancebeingapalisadefenceand/orlandscaping.Theheightmaynotexceed1.8m.

• Buildingsmusthaveactivefacades(i.e.windows).

• Notmorethan10%on-siteparkingareasshouldpreferablybelocatedalongthemainroad.Parkingshouldpreferablybeprovidedinbasements,atthesideortothebackofthebuilding or as part of the building.

• Allpartsofapropertythatliebetweenthebuildingsandtheroadandarevisiblefromroadshallbelandscaped.

• Outdoorstorageareasorworkareasshallbescreenedfromthepublicviewbyasolidwall,subjecttothecondi-tionsforsolidboundarywalls.Storagemaynotexceedtheheightofthewall.

• Abuilt-to-lineof6mshouldbeutilisedtodeterminetheplacementofbuildingsalongthemainroad.

• AlldevelopmentswillbesubjecttoaLandscape-andSiteDevelopmentPlan



Figure 25: R511 Activity Corridor



High quality development should be promoted along the R511 Activity Corridor

Table 21: Configuration of R511 Activity Corridor

R511ActivityCorridorE

ssen

tial

• pavedsidewalkswithraisedandpatternedpedestriancrossings

• trees

• carriagewaylights

• sidewalk(pedestrianscale)lights

• litter bins

• decorative or advertising banners





Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone8comprisestheroughlytriangular precinct between the R511 andTielmanStreet,tothesouthofthecableway.

This precinct, together with the R511activity corridor should be considered asthe future flagship developments of thearea.Thisparticulararea,referredtoasthe‘Hartbeespoort Village’ for the purpose ofthisprecinctplan,hasastrategiclocationintermsofproximitytothedam,thecableway,the proposed R511 activity corridor andthe established neighbourhoods along the eastern shoreline of the dam. In addition,thelargestpartoftheareahasunimpededviewsofthedam,withtheMagaliesbergasabackdrop.Itisenvisagedthatthisareawillhave a different development morphologythan the isolated estates that have been developed to date, and should rather bedeveloped as a well-integrated settlementwith finer grained residential andbusinessdevelopments.

Theroadnetworkthroughthearea(althoughthedesignthereofisconstrictedbyexistingorapproveddevelopment)shouldbeopenand connected to surrounding areas.

• Businesses

• Smalloffices

• Guest houses

• BoutiqueHotel

• Restaurants

• PublicOpenSpace

• MediumtoHighDensityResidentialDevelopment

TourismAvenue:

• RecommendedFloorAreaRatio:0.8

• MaximumHeight:3storeys

• Buildings should not be located fur-therthan5mfromthestreetbound-ary.Ideally,atleast50%ofbuildings(inparticularretail)shouldbeplacedona0mstreetbuilt-to-line

• Atleast60%ofthestreetfrontageofapropertyalongthestreetbound-aryshallcomprisebuildings.

• Properties situated adjacent to an intersectionshallcomprisebuildingsfor at least 25% of the side street frontage closest to the arterial.

• Notmorethan10%ofparkingmaybeprovidedbetweenthebuildingandthestreetboundary.Additionalparkingshouldpreferablybepro-videdinbasements,atthesideortothe back of the building or as part of the building.



Location EnvisagedCharacter Land Uses DevelopmentControlsTourismAvenue:

At the heart of the village is a proposedtourism activity street, which is intendedto link the cableway with the dam (linkingwith Tielman Street in Schoemansville)and comprise small tourism relateddevelopments such as small shops,restaurants, guest houses and boutiquehotels. This street should be developedas a lower order activity street (preferablya shared street) with slow moving traffic,on-street parking and sufficient room forpedestrianmovement.

ResidentialDevelopment:

Theremainderofthevillageshouldcomprisea mixture of medium to higher residentialdevelopments,with sufficientplanninganddesign for associated community facilitiesand public open spaces. Because of the largenumberofsmallerlandparcelsinthearea, the envisaged characterwill not beachieved ifevery landparcel isdevelopedindividually.Theacquisitionoflargergroupsof land parcels by precinct developerswilltherefore be the ideal way of developingthearea.To thiseffect, it is proposed thata detailed Urban Design Framework bedrafted for the area.

Figure 26 indicates a conceptual notionof how this area should be designed anddeveloped.

TourismAvenue(continued):

• Nosolidboundarywallsarepermit-ted.Amaximumofone-quarterofthelengthofthestreetboundarybarriermaybesolid,withthebal-ancebeingapalisadefenceand/orlandscaping.Theheightmaynotexceed1.8m.

• Buildingsmusthaveactivefacades(i.e.windows).

• Allpartsofapropertythatliebetweenthebuildingsandtheroadandarevisiblefromroadshallbelandscaped.

ResidentialDevelopment:

• Maximumdensity:60dwellingunits/Ha

• MinimumDensity:20dwellingunitsper hectare

All development shall be subject to aLandscape-andSiteDevelopmentPlan



Figure 26: Hartbeespoort Village



Figure 27: Hartbeespoort Village Tourism Avenue



Table 23: Configuration of Tourism Avenue

TourismActivityAvenueE

ssen

tial

• pavedsidewalks

• carriagewaylights

• sidewalk(pedestrianscale)lights

• litter bins

• street trees

• on-streetparking

• cyclingpaths





Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone9 comprises the largerRietfontein area to the east of the R511 up tothemunicipalboundary.

RefertoFigure28.

The area already comprises a number ofeitherapprovedorproposedtownshipsthathavealreadyfragmentedtheareatoalargeextent.Thenumber of small farmportionsalsomake theholistic developmentof thisareaproblematic.Theremaininglandinthisarea should be developed according to a clear spatial structure that focuses land use typologies and densities around transportand access to social and communityservices.Thisareawillpotentiallycomprisea large population, and should thereforebe developed as a complete sustainablehuman settlement rather than isolatedresidentialdevelopments.

The two main structuring elements in thisareaare:

• apublictransportmovementnet-work;and

• asystemoflocalcommunitynodesthatarespacedatamaximum1kmwalkingdistancealongthepublictransport route.

The area along the K16/R514 can bedeveloped as a service industry corridorthatfocusesonsmallscalemanufacturing,domestic storage and small serviceindustries.

• Singleresidentialdevelopments

• Mediumdensityresidentialdevel-opments(duplexresidentialandwalk-ups)

• Communityandsocialservicesandfacilities(schools,clinics,commu-nitycentresetc.)

• Parks,sportsfieldsandopenspaces

• Smalllocalbusinesses

• Smalllightandserviceindustries(e.g.furnituremanufacturing)alongR514

CommunityNodes

Communitynodesshouldbedevelopedaslocal nodes that can service in the needs of the community situated within a radiusof 1km of that node. Businesses shouldtherefore only focus on daily conveniencegoods and other uses in these nodes should be restricted to community facilities andopen spaces.

Community nodes, as the focal point ofpublic transport, should also compriseappropriate public transport facilities that include well-designed and developedwaitingandholdingareas.

LowDensityResidential

Height:Maximum2storeys

• DensityperDevelopment:Maximum20dwellingunitsperhectare

• Nosingleresidentialdevelopmentshouldbepermittedwithin500mfromacommunitynode



Location EnvisagedCharacter Land Uses DevelopmentControlsMediumDensityResidential

• Must be restricted to an area situatedwithin500mofacommu-nitynodeoralongpublictransportroutes

• Height:Maximum3storeys

• DensityperDevelopment:Maximum40dwellingunitsperhectare

SubdivisionofFarmPortions:

As per Madibeng Spatial DevelopmentFramework, 2008 : Minimum Size of 5Hectares



R514R514R514R514R514R514R514R514R514

R511R511R511R511R511R511R511R511R511 SunwaySunway


Phase 2Phase 2

Phase 1Phase 1


0 0.15 0.3 0.6 0.9 1.2 1.5 km

NRietfontein DevelopmentProposals

Legend

Precinct Boundary

Water

Perennial Rivers

Non-Perennial Rivers


Road Reserve

Local Roads

Proposed Freeway



Regional Roads

Rietfontein Development Proposals

Phases

Public Transport Route

Low Density Residential

K16/R514 Development Corridor

Medium Density Residential

Environmentally Sensitive Areas

Rietfontein Community Nodes

1km radius

Figure 28: Rietfontein Development Proposals

Chapter 6:Implementation

Framework


80 Chapter 6: Implementation Framework

Chapter 6: Implementation Framework

6.1 Introduction

The Implementation Framework deals with the actions, projects and programmesrequired to (i) give effect to the Precinct Plan and (ii) to ensure the sustainabledevelopmentoftheareaoverthelongterm.TheImplementationFrameworkdealswiththefollowingaspects:

• Liveability

• EconomicDevelopment

• Infrastructure

• LandUseManagement

6.2 Liveability

Liveabilityreferstothecreationofsettlementsinwhichpeoplelivetheirlivesinawaythatisworthyofhumanbeings,thatenablescontentment,personalgrowthandhealthysocialinteraction.Thequalityoflifeofallpeopledepends,amongotheroneconomic,social, environmental and cultural factors, on the physical conditions and spatialcharacteristicsofthesettlements.

Table25setsoutthedifferentproposedinterventionsrelatedtoliveability:

Table 25: Liveability Interventions

Issue Interventions

Informalsettlementsandfarmworkers

• Informalsettlementsmustbeprovidedwithbasicser-vicessuchaswaterandsanitation

• Theexpansionofinformalsettlementsintheareamustbecontained.Themunicipalitymustactagainstfurtherland invasion in the area

• Themunicipalitymustconductasurveyofallresidentsofinformalsettlementsaswellasfarmworkers,wheretheyareliving,inwhatconditionstheyarelivingandhowbesttosupportthefuturehousingneedsoftheseresidents

• Investigatethepossibilityofestablishingagri-villagesintheareatopromoteself-sufficiencyamongstunem-ployedorpoorresidents.Areassubjecttolandclaimsshouldbetargetareasforsustainableruralsettlementdevelopment

AffordableHousing • Apotentiallocationfornewaffordablehousingdevel-opmentthatshouldbeinvestigatedistothesouthofOberononthelandthatformspartoflandclaims.

SocialandCommunityFacilities

• Table27clearlyindicatestheextensiverequirementsforsocialandcommunityfacilitieswhichwillresultfromthelong-termdevelopmentofthearea.Alreadythereisaseverebacklogintermsoftheprovisionofthesefacilities.

• Themunicipalitywillhavetodevelopastrategywheredeveloperswilleitherhavetoprovidelandforsocialandcommunityfacilitieswithintheirdevelopments,orwillhavetoacquirelandurgentlytosetasideforthedevelopmentofacommunitynode,inparticularintheRietfonteinand‘HartbeespoortVillage’area.


81Chapter 6: Implementation Framework

Issue Interventions

PublicTransport • ThemunicipalitymustdevelopapropertaxirankaspartoftheproposedR511corridor.Thisfacilityshouldbedevelopedasanintegratedcomponentofthecorridor(i.e.notasanafter-thought)andshouldcompriseallthenecessaryservices(e.g.ablution,informaltrading)thatareassociatedwithataxirank.

• Theplacementanddesignofthetaxi-rankshouldbedoneinconsultationwiththetaxioperatorsandcom-muterstoensurethatthetaxirankmeetswiththeirdemandsandwillbeutilised.

6.3 Economic Development

Economicdevelopment-relatedinterventionsfocusonfurtherexpandingtheinherenteconomicpotentialofthearea.Table26setsoutsomekeyinterventionsrequiredforeconomicdevelopment,focusingontourismbutalsoonthedevelopmentoftheR511ActivityCorridor.

Table 26: Economic Development Interventions

Issue Interventions

Railways • Theexistingrailwaylinetothesouthofthedam,con-nectingtheareatotheCityofTshwaneaswellastoMagaliesburgandtheCradleofHumankind,providestheareawithauniqueopportunitytodeveloparegionaltourismhublinkedbyrail.

• Therailwaylineshouldbeupgradedanddevelopedasatourismrailroute(alsoaccommodatingcommutertrainsifthereissufficientdemand).

• Xanadustationshouldberefurbishedanddevelopedastheterminalhubonthetourismrailroute.

Issue Interventions

Cycling Twokeycyclingroutesareproposedforthearea,namely:

• Tothewestandsouthofthedam,whichcanserveasbotharecreationalattractionandaformoftravellingintheareaforlocalresidents/workers

• ThroughtheHartbeespoortVillage,fromthecablewaythroughtheTourismAvenue,alongTielmanStreetandalongthedamshoreline

HartbeespoortVillage • ThedevelopmentoftheHartbeespoortVillageasproposedinthepreviouschapterwillallowfortourismdevelopmentinanintegratedmannerwithlinkagestothemaintourismfeaturesinthearea(i.e.thecablewayandthedam)

• Theopportunitytodevelopthisareainthemannerpro-posedwillhoweverrelyheavilyonthemanagementoffuturedevelopmentpatternsinthearea

• Adetailedurbandesignframeworkwillhavetobedrafted for this area

R511ActivityCorridor • TheR511ActivityCorridorwillbethemaineconomicdevelopmentareathatisnotstrictlytourism-oriented.

• Adetailedurbandesignframework,includinginteraliathetaxirankasdiscussedearlier,willhavetobedraftedtomanagetheappropriatedevelopmentofthisarea.

• TheR511willhavetobeupgradedtoaccommodatenewdevelopments



6.4 Implications of the Precinct Plan for Social and Community Facilities

Table27belowsetsoutthepotentialimplicationsoffutureresidentialdevelopmentaspertheprecinctplanontheneedforsocialandcommunityfacilitiesforDevelopmentZones2,8and9(i.e. theseare thezonesthathaveseenthemostdevelopment inrecentyearsandarealsodemarcatedastheprimarydevelopmentzonesintermsoftheprecinctplan).

In order tomanage the future need for these facilities, themunicipalitywill have tostart addressing the manner in which development is taking place, the phasing ofdevelopmentaswellasthepotentialacquisitionoflandinordertoaccommodatepubliccommunityfacilities.

Thestandards(withtheexceptionoftheretailstandard)thatwereutilisedtocalculatethesocialandcommunityfacilitiesarethosefor‘LargeTowns/RegionalServiceCentres’setout in theCSIR’spublication: “Guidelines for theProvisionofSocialFacilities inSouthAfricanSettlements,2012.”

Thelandareasutilisedforthecalculationincludeexistingdevelopments,asitcouldbereasonablyassumedthatsocialandcommunityfacilitieshavenotbeenprovidedforthesedevelopments,andtheyshouldthereforebeincludedinthedemandcalculations.The land area is a rough calculation of the total hectares in each zone, andmoredetailedanalysisofeachzonemayresult inaslightlydifferentarea,andthereforeadifferentdemandfigure.Forthepurposeofthisscale,thenumbersinTable27provideanindicationofthemagnitudeofthedemandthatexist.

Creche Primary School

Secondary School

Primary Health Clinic

Local Library

Medium Community

Hall

Police Station

Fire Station Potential Retail (m²) that can be Supported

by Potential

Population

Large Cemetery

Community Park with Play

Equipment

District Park

1/3000 population

1/7000 population

1/12,500 population

1/70,000 population 1/70,000 1/15,000

1/100,000 population

1/100,000 population

0.5m² per capita 1/100,000 1/60,000 1/100,000

Zone 2 2800.00 2100.00 10 21000 67200 22.40 9.60 5.38 0.96 0.96 4.48 0.67 0.67 33600 0.67 1.12 0.67

Zone 8 Low Density 125.00 93.75 10 938 3000

Zone 8 Medium Density 125.00 93.75 30 2813 9000

Total Zone 8 250.00 187.50 3750 12000 4.00 1.71 0.96 0.17 0.17 0.80 0.12 0.12 6000 1.20 0.20 0.12

Zone 9 Low Density 2105.00 1578.75 10 15788 50520

Zone 9 Medium Density 640.00 480.00 30 14400 46080

Total Zone 9 2745.00 2058.75 30188 96600 32.20 13.80 7.73 1.38 1.38 6.44 0.97 0.97 48300 0.97 1.61 0.97

Total 5795.00 4346.25 54938 175800 58.6 25.1 14.1 2.5 2.5 11.7 1.8 1.8 87900 2.8 2.9 1.8

Gross Residential Development Potential Provision of Social and Community Services and FacilitiesLand Area

(ha)Developable Land Area (ha) (-25%)

Gross Density

(Units/ha)

Potential Number of

Units

Potential Population Size (Avg

Household Size 3.2)

Table 27: Required Social and Community Facilities



6.5 Engineering Infrastructure

The engineering infrastructure implications for water and sanitation, based on thepotentialnumberofdwellingunitsassetoutinTable27aresetoutbelow.Itisevidentthatmajorupgradesregardingstoragecapacityandwastewatertreatmentwillhavetobecarriedoutinordertoaccommodatethenumberofunitsandlandusesproposedinthe Precinct Plan.

6.5.1 Water

6.5.1.1 Zone 2

Themainsourcesupplyingwater toZone2willbe theextensions to theH26RandWaterPipelinei.e.H26B.ThepipelineiscurrentlyconstructeduptotheMeerhoffturn-offfromRoadP249-1.ThepipelinewillbeextendeduptotheLelokoDevelopment.

Only one storage reservoir, i.e. 5Ml Kommandonek reservoir, exists within Zone 2.Nostorage facilitiesexist to thesouthofHartbeespoortDam.The followingstoragereservoirshavepreviouslybeenproposedforZone2:

Table 28: Previous Reservoir Proposals

Reservoir 24h Storage Ca-pacity

36h Storage Ca-pacity


Oberon Reservoir 4Ml 6Ml 8MlPecanwoodReservoir

6Ml 9Ml 12Ml

Westlake Reservoir 4Ml 6Ml 8MlKommandonekReservoir

8Ml 12Ml 16Ml




Total 22Ml 33Ml 44Ml

ShouldthenumberofpotentialdwellingunitsinthisZonerealise,thesereservoirswillonlybeadequatefor24-hourstorage.Should36-houror48-hourstorageberequired,additionalorlargerreservoirswillhavetobeconstructed.

6.5.1.2 Zone 8 and Zone 9

Themainsourcepresentlysupplyingwater toZone8and9 is theH26RandWaterPipeline,i.e.H26A.ThepipelineiscurrentlyconstructeduptotheMeerhofturn-offfromRoadP249-1.NodedicatedstoragefacilitiesexistforZone8and9.Previousproposalsincluded:

• Theconstructionofa10MlreservoirsouthofXanadu;and

• Theconstructionofanadditional8MlreservoirinZilkaatsnek.

Shouldthepotentialnumberofunitsforthesezoneshoweverrealise,theseproposedreservoirswillnotevenbeadequate toprovide24-hoursofstorage forZone8andZone 9.Table 29 sets out the anticipated demand for storage capacity thatwill becreatedshouldthesetwozonesdevelopinfull.

Toputthisintoperspectiveitmustbetakenintoaccountthat33MlismorethandoublethetotalstoragecapacitycurrentlyavailableintheHartbeespoortArea.

Table 29: Storage Capacity Demand for Zone 8 and 9




Zone8 3Ml 4Ml 6MlZone9 30Ml 45Ml 60MlTotal 33Ml 49Ml 66Ml



6.5.2 Sanitation

6.5.2.1 Zone 2

The private developments in Zone 2 provide package plants for the handling ofsewerageandthereisnomunicipalwastewatertreatmentplantinZone2.

Shouldacentrallylocatedwastewatertreatmentplantbeconstructed,itmustbetakenintoconsideration thatvariouspumpstationswillhave tobeconstructed inorder topumpthesewagetotheplant.

Basedonthepotentialnumberofunitsandlanduses,acentrallylocatedwastewatertreatmentplantofatleast10Mlperdaywillhavetobeconstructed.ThiscapacitywillbenearlydoublethecapacityoftheRietfonteinWasteWaterTreatmentPlanttotheeastofthedam,whichistheonlyoperationalmunicipalwastewatertreatmentplantaroundthedam.

6.5.2.2 Zone 8 and 9

RietfonteinWasteWaterTreatmentPlantislocatedwithinZone9andistheonlywastewatertreatmentplanttotheeastofthedam.SewagefromZone6ispresentlytreatedatthisplant.Thecapacityofthisplantiscurrentlyintheprocesstobeupgradedtoa5.5Mlperdayfacility.

Shouldthefulldevelopmentpotentialofthisarearealise,thecapacityofthisplantwillhavetobeincreasedtoatleast20Mlperday.

6.5.3 Electricity

WorkingfromthepossibledevelopmentpotentialsetoutinTable27,thesubstationsservicingtheproposeddevelopmentzonesdonothavesufficientcapacitytocaterforthefutureload.Approximately8MVAspreadovertheareacanstillbeaccommodated.

Thedevelopmentpotential forZones2,8and9)will requireanadditional48MVA.Table30showsthedemandforthedifferentzones.

Table 30: Future Electrical Capacity Demand

Zone Substation servic-ing area

Total fu-ture load

(MVA)

Existing load

Avail-able safe capacity

Upgrade require-

ment

Zone2 Skeerpoort(Eskom)(2x5MVAinstalled)(2x20MVAPlanned)

27 8 2 Upgrade to 2x20MVA

Leloko(Eskom)(2x10MVAinstalled)

8 2 Upgrade to 2x20MVA

Broederstroom(Tshwane/Madibeng)(3x5MVAinstalled)


Zone8 Ifafi(Tshwane/Madibeng)(2x5MVA+2x10MVAinstalled)

6 22 0 Upgrade to 3x20MVAor2x40MVA

Zone9 51HartbeespoortDam(Eskom)(2x40MVAinstalled)


6.6 Phasing of Rietfontein Development

Newdevelopment shouldbeapproved incrementally (in accordancewithaphasingapproach)fromthedamtowardsthemunicipalboundary.

Thisisaconsiderabledevelopmentarea,withsignificantinfrastructurechallenges.Inordertomanagethedevelopmentofthisarea,itisimportanttophasedevelopment.ItisthereforeproposedthattheareatothewestofSunwayVillagecomprisephase1,andthatphase2totheeastofSunwayVillageonlybeconsideredfordevelopmentoncethefirstphaseaswellastheHartbeespoortVillagehavebeendeveloped.Phase2should



alsoberestrictedto lowdensityresidentialdevelopment(towardstheadjoiningruralareasintheCityofTshwane).

6.7 Land Use Management

Oneofthemostimportantrequirementsforthedevelopmentoftheareainaccordancewithaparticularvisionisconsistentandresponsiblelandusemanagement.

Table 31: Land Use Management Interventions

Issue Interventions

AestheticsCommittee

Themunicipality should establish an aesthetics committeewhich will be made up of municipal officials as well asprofessionalswhoareactiveinthearea(architects,landscapearchitects,environmentalspecialists, townplannersetc.) toevaluateapplicationswithinthekeyfocusareas(e.g.R511andHartbeespoortVillage)

Subdivision ofAgriculturalLand

Application must be made by the municipality to theDepartmentofAgriculturetohavealllandparcelswithinthestudyareaexcludedfromtheprovisionsoftheSubdivisionofAgriculturalLandAct,1970(Act70of1970)

Issue Interventions

Decision SupportCriteria

Alllandusemanagementdecisionsshouldbebasedonthefollowingcriteria:

• Howthedevelopmentfitsinwiththeoverallvisionandspatial structure of the area

• Theimpactthatthedevelopmentwillhaveonenviron-mentallyorculturallysensitiveareasandwhatspecialmeasures/controlsmustbeemployedtomitigateanypotentialrisks.Inthisregard,allmanagementdeci-sionsshoulddefertotheMagaliesbergEnvironmentalManagementFramework,theMadibengEnvironmentalManagementFrameworkandtheCradleofHumankindManagementFramework

• Theintensityanddensityofdevelopmentandtheimpli-cationsthatitwillhaveonengineeringinfrastructureandcommunityservices

• Whattheappropriatebuiltformisinrelationtotheloca-tionoftheproposeddevelopment,insofarasitpertainsto inter alia:

• HeightandCoverageofbuildings

• Densityofresidentialdevelopment

• Thetreatmentoffacadesalongmajorroadsandpublic open space

• Placementofparking

• Landscaping



6.8 Planned Municipal Capital Investment

IntermsoftheMadibengIntegratedDevelopmentPlan,2013/2014,thefollowingarefundedcapitalinvestmentprojectsintheprecinct.

Table 32: Funded Projects

Prioritised Projects Total Budget 2013/2014 2014/2015 2015/2016 Funding

Source Ward

SunwayVillageBulk Water Supply

40,000,000 30,000,000 MIG 32

SunwayVillageBulkSewerLine

11,000,000 1,000,000 MIG 32

Rietfontein Waste Water TreatmentWorks

4,500,000 2,000,000 MIG 32

XanaduBulkWater Pipeline

2,423,000 EPWP

SunwayVillageElectrification,1000units

10,000,000 10,000,000 INEP 29

Refentse Electrification100units

1,500,000 1,500,000 INEP 29

Refentse Electrification

2,526,000 ESKOM

Electrification 18,500,000 18,000,000 INEP 29

SunwayDevelopmentProject Linked Housing

77,868,000 31,147,200 46,720,800 NWHS 30

Melodie&SchoemansvilleIRDP Housing

14,706,250 2,647,126 5,882,500 7,941,375 NWHS 30

Ward30InformalSettlementUpgrade

3,529,500 1,470,625 2,058,875 NWHS 30



R514R514R514R514R514R514R514R514R514

R511R511R511R511R511R511R511R511R511

R511R511R511R511R511R511R511R511R511

R511R511R511R511R511R511R511R511R511

R560R560R560R560R560R560R560R560R560

R512R512R512R512R512R512R512R512R512

R512R512R512R512R512R512R512R512R512

R512R512R512R512R512R512R512R512R512

R560R560R560R560R560R560R560R560R560

R104R104R104R104R104R104R104R104R104

R560R560R560R560R560R560R560R560R560

R104R104R104R104R104R104R104R104R104

R512R512R512R512R512R512R512R512R512

N4



NECSANECSA

SunwaySunway

KosmosKosmos








MelodieMelodie



PecanwoodPecanwood

IfafiIfafi

MeerhofMeerhof




0 0.5 1 2 3 4 5 km

NMadibeng IDP 2013/14 PrioritisedProjects

Legend

Funded Projects

Water and Sanitation

Electricity

Land and Housing

Railway Line

Stations

Proposed and Approved Townships


Regional Roads

Local Roads

Proposed Freeway



Figure 29: IDP 2013/2014 Funded Projects

Documents

Hartbeespoort Area Precinct Plan 2014...Hartbeespoort Area Precinct Plan 2014 Chapter 5: Precinct Plan 59 can cater for a variety of housing typologies and income groups and which