Ikwezi Station Precinct Plan 2008
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Table 7: SWOT Analysis
SWOT ANALYSISSWOT ANALYSISSWOT ANALYSISSWOT ANALYSIS
STR
ENG
THS
STR
ENG
THS
STR
ENG
THS
STR
ENG
THS
SOCIOSOCIOSOCIOSOCIO----ECONOMICECONOMICECONOMICECONOMIC MOVEMENTMOVEMENTMOVEMENTMOVEMENT ENVIRENVIRENVIRENVIRONMENTONMENTONMENTONMENT INFRASTRUCTUREINFRASTRUCTUREINFRASTRUCTUREINFRASTRUCTURE TOWN PLANNINGTOWN PLANNINGTOWN PLANNINGTOWN PLANNING
� HIGH COMMUTER POPULATION
DENSITY � MAJORITY OF POPULATION
BETWEEN AGE OF 15 & 34 � LARGE AVAILABLE WORK FORCE � STRONG PRESENCE OF LOCAL
MARKET � RESIDENTS SUPPORT EACH
OTHER � GOOD PRESENCE OF EDUCATION
FACILITIES � 2 COMMUNITY CENTRES � REGULAR POLICE PATROLS &
CCTV SURVEILLANCE IN
STATION AREA.
� IKWEZI STATION AS PUBLIC
TRANSPORT FACILITY WITH
RAIL & TAXIS � GOOD LOCATION I.T.O
REGIONAL ACCESS AND
MOBILITY (ROODEPOORT &
KOMA STREET) � LARGE AMOUNTS OF
PEDESTRIAN MOVEMENT
DURING PEAK HOURS � EASY PEDESTRIAN ACCESS
� MODERATE
CLIMATE
THROUGHOUT THE
YEAR � HIGH ANNUAL
RAINFALL � SURROUNDED BY
ECOLOGICAL
SENSITIVE AND
SENSITIVE AREAS � ACCESS TO
REGIONAL OPEN
SPACE NETWORK
� ALL SEWERS IN
THIS STUDY
AREA HAVE A >
45% RELATIVE
SPARE
CAPACITY
� WELL
ESTABLISHED
RESIDENTIAL
COMPONENT � RISING
NUMBER OF
BUSINESS
LAND USES � MIXED LAND
USES
AROUND THE
STATION
WE
AK
NE
SS
ES
SOCIO-ECONOMIC MOVEMENT ENVIRONMENT INFRASTRUCTURE TOWN PLANNING
� FAILURE OF EDUCATION SYSTEM � INCOME DISTRIBUTION VERY LOW
EVEN IN MIDDLE INCOME GROUP � RESIDENTS ARE ABSENT FROM
IKWEZI FOR MOST OF THE DAY � HUGE OUTFLOW OF EXPENDITURE
TO OTHER EMPLOYMENT NODES � LACK OF QUALITY SOCIAL
FACILITIES � NO PUBLIC HEALTH FACILITIES � NO SPORTS OR RECREATION
FACILITIES � NO PUBLIC OPEN SPACES
� VEHICLE PEDESTRIAN
CONFLICT � LACK OF AND POOR
MAINTENANCE OF
SIDEWALKS � ACCESS PROBLEMS IN
IKWEZI ROAD – THE TAXIS
STOP AT THE INTERSECTION
OF IKWEZI DRIVE AND
MMILA � TAXI RANK IS NOT WELL
DESIGNED TO
ACCOMMODATE THE FLEET
OF TAXIS OPERATING FROM
IT
� AIR, WATER, AND NOISE
POLLUTION � LACK OF QUALITY
PUBLIC OPEN SPACE � POOR MAINTENANCE
OF OPEN SPACE
� NO UPGRADES
HAVE BEEN
RECOMMENDED
FOR THE PRESENT, FIVE YEAR AND
ULTIMATE
HORIZONS. � WITHIN THE
MEADOWLANDS
RESERVOIR WATER
DISTRICT. THIS
WATER DISTRICT
HAS NOT BEEN
MODELED YET
� ZONING
COMPLICATIONS � UNREGISTERED
INFORMAL
TRADERS
Ikwezi Station Precinct Plan 2008
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OP
PO
RT
UN
ITIE
S
SOCIO-ECONOMIC � MOVEMENT � ENVIRONMENT � INFRASTRUCTURE
� TOWN
PLANNING
� POTENTIAL WORKFORCE THAT
CAN BE GENERATED FROM
DEVELOPMENT IN IKWEZI � IMPROVED EDUCATION LEADS TO
BETTER LIVING STANDARDS � UNTAPPED MARKET POTENTIAL
RESULTING IN OUTFLOW � BETTER LIVING STANDARDS FOR
RESIDENTS THROUGH SOCIAL
HOUSING � ESTABLISHING A UNIQUE SEMI-
FORMAL MARKET � RECAPTURE THE VIBRANT STREET
LIFE OF OLD THROUGH DESIGN � PROVIDING BETTER SOCIAL
FACILITIES � PROVIDING SPORTS &
RECREATION FACILITIES
� MACHABA STREET
POSSIBLE PEDESTRIAN
BOULEVARD � REDESIGNING IKWEZI
ROAD FOR BETTER
ACCESSIBILITY � IKWEZI STATION AS
TRANSPORTATION HUB AND
RETAIL NODE
� SEVERAL POCKETS OF
VACANT LAND NEXT TO
IKWEZI STATION � ENORMOUS RAILWAY
SERVITUDE THAT CAN
BE USED FOR PUBLIC
OPEN SPACE � CLEANING UP THE
ENVIRONMENT
THROUGH BETTER
DESIGN � CREATING A GREENER
ENVIRONMENT AROUND
THE STATION AND
STUDY AREA
� JOHANNESBURG
WATER WILL BE
DEVELOPING A
NETWORK ANALYSIS
OF THE WATER
DISTRICT IN THE
FUTURE. �
� UNDERUTILISED
BUSINESS ZONED
PROPERTIES � DEVELOPING
RETAIL &
BUSINESS NODE � COMMERCIAL
DEVELOPMENT
POTENTIAL � INCREASE IN
HOME
UNDERTAKINGS � MIXED USE
DEVELOPMENTS
AROUND STATION
ON VACANT LAND
PARCELS � SOCIAL HOUSING � CREATING A
VIBRANT ACTIVITY
NODE THROUGH
BETTER DESIGN
AND SDPS
TH
RE
AT
S
SOCIO-ECONOMIC � MOVEMENT � ENVIRONMENT � INFRASTRUCTURE
� TOWN
PLANNING
� UNEMPLOYMENT � EDUCATION GAPS AMONGST
POPULATION � REGIONAL ECONOMIC
COMPETITION � JHB CBD AS EMPLOYMENT HUB
ATTRACTING WORK FORCE � NEW RETAIL DEVELOPMENT IN
SURROUNDING AREAS � LACK OF RETAIL SERVICES � LACK OF PUBLIC HEALTH
FACILITIES IN THE STUDY AREA
CLOSE TO PUBLIC TRANSPORT � NO LIBRARIES, POLICE AND FIRE
STATION IN STUDY AREA
� TRAFFIC CONGESTION AT
IKWEZI ROAD AND
ENTRANCE INTO TAXI RANK � HOSTILE PEDESTRIAN
ENVIRONMENT �
� POLLUTION � ILLEGAL DUMPING � LACK OF VEGETATION,
TREES, ETC. � NO PUBLIC OPEN
SPACE, RECREATIONAL
FACILITIES
� NO UPGRADES
HAVE BEEN
RECOMMENDED
FOR THE PRESENT, FIVE YEAR AND
ULTIMATE
HORIZONS. � WITHIN THE
MEADOWLANDS
RESERVOIR WATER
DISTRICT. THIS
WATER DISTRICT
HAS NOT BEEN
MODELED YET
� ILLEGAL LAND
USE � VACANT LAND
NEXT TO THE
STATION � POOR
MAINTENANCE OF
STATION
BUILDINGS
Ikwezi Station Precinct Plan 2008
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5. DEVELOPMENT INTENT
In reaction on the status quo and key findings, section 5 proposes the development intent (Vision) and a number of objectives that is supported by specific
development principles.
Ikwezi Station Precinct long term vision is “to develop an integrated and sustainable transportation node that promotes a quality public realm,
pedestrian and vehicle friendly movement and economic growth catering for both the first and second economies combined’”.
In order to achieve the vision of Ikwezi Precinct the following are objectives that we have to address to realize the Vision:
• Improve pedestrian and vehicular movement within the node
• Stimulate economic growth through land use planning and create long term sustainable jobs
• Provide appropriate infrastructure to support the node
• Create appropriate densities to support the node
• Improve and enhance the environment through proper environmental management practices.
• Create a quality public realm through appropriate open space planning initiatives
• Improve legibility and identity of the precinct area
• Embrace the unique character Ikwezi has as a small scale urban node
The development principles supporting the above objective are:
• Provide employment,
• Increase income levels of people hence they will be in a better position to support and develop themselves
• Harnessing the creative potential of communities to be more entrepreneurial
Ikwezi Station Precinct Plan 2008
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• Appropriate infrastructure and services provision
• Transportation will be one of the key mechanisms to ensure that goods and people can be transported and that communities have access to
opportunities and amenities.
• Open spaces are protected and conserved
• Enhance the residential components by allowing non residential land uses along major routes
• Develop boulevards on existing pedestrian routes
• Provide appropriate hawkers facilities in appropriate locations
• Facilitate easy movement of taxis along Mmila road
• Provide public space that will link the boulevards to other major land marks in the Precinct
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6. DESIGN CONCEPT
In order for the City to achieve its urban development vision and objectives, and to ultimately observe the expected outcomes, it needs to guide and direct
the development of the Ikwezi Station Precinct. This Urban Design Framework will assist the City in creating the environment needed to ensure that the
Ikwezi Precinct will, over the next few years, develop into a vibrant, efficient and sustainable place – a place that works. The framework consists of a set of
proposals that systematically include the following elements:
The Ikwezi Station Precinct Design Concept aims to basically articulate spaces for the community to perhaps ignite and encourage undertakings of self
worth and development. In this respect, the concept offers opportunities for the youth, adults and other sections of society. The following have been
specifically identified:
• Spaces for informal sector trading activities
• Spaces for social, cultural and religious pursuits
• Articulated spaces that connect community areas
• A smoother flow of pedestrian and vehicular (taxi) traffic
• An infusion of inviting aesthetic landscapes
To realise the above, the planning of the Precinct Design entails the assembly of institutions including Government, Metropolitan local authority, the private
sector and the community to work in partnerships. The concept is essentially a marriage of the above social-economic and cultural needs with the spatial
attributes already identified in the earlier part of the report.
6.1 THE DESIGN CONCEPT
The principles followed in the framework of the Ikwezi Station Precinct Plan are depicted on Figure 8 overleaf. The concept are described and illustrated
as follows:
Ikwezi Station Precinct Plan 2008
31
• The Ikwezi Railway Station is the centerpiece of the design as it is the link between the divided residential areas to the north-west and the south-
east. The Railway Station is also the centre of the little commercial area of the communities.
• There are two inverse ‘bows’ that connect schools, community centres, open spaces and parks.
• The Metro Rail Reserves are areas that present opportunity in terms of
• The extension of the bottom bow through using the reserves as linear parks that lead pedestrian movement towards the station. However, for this
strategy to work, negotiations have to be entered into with the Metro Rail authority and other potential development partners.
• The opportunities for formal sector trade and permanent cultural facilities in plots that is currently vacant.
• Generally improved circulation for pedestrians, vehicles and the provision of proper parking spaces.
Ikwezi Station Precinct Plan 2008
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Figure 9: Design Concept
Ikwezi Station Precinct Plan 2008
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7. URBAN DEVELOPMENT FRAMEWORK
Figure 9 shows the Ikwezi Station Precinct Urban Development Framework as discussed in development concept in section 6. The Urban Development
Framework indicates the following:
• Medical Precinct
• High Density housing
• Taxi holding
• Zondi koppies
• Soft open space
• Pedestrian high street
• Traffic lights
• Pedestrian crossing
• Informal trading precinct
• Public square
• Light service industrial
• Mixed use development
• Retail precinct
• Public parking
Each precinct will be discussed in detail
Ikwezi Station Precinct Plan 2008
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Figure 10: Urban Development Framework
Ikwezi Station Precinct Plan 2008
Objective Proposal Stimulate economic growth through land use planning and create long term sustainable jobs
• Retain the medical precinct and extend two erven deep towards the north western side
• Two storeys maximum
• Provide adequate public lighting and trees along Mmila Road
• Parking to be provided on the front of the stand and private parking at the back- second erf deep.
Cross section: Mmila Road_ Medical Precinct
Front stand Rear stand
Portion of the front yard along Mmila
Rd. used as Parking for clientsMedical consulting room or pharmacy
MEDICAL
Rationale Retain the medical precinct and extend two erven deep towards the
Provide adequate public lighting and trees along Mmila Road
Parking to be provided on the front of the stand and private parking second erf deep.
• The medical precinct developed organically
• The medical precinct is easily accessible by public transportthe extension of Koma Street
• The medical precinct is seen as ‘offices’ as suchconflict with the proposed development south east of Mmila road and Koma roads
• The height will coincide with the existing resid
• Parking remains a concern- of portions of both the front and back erf is proposed
• The provision of public lighting will provide safety and a sense of belonging
Portion of the front yard along Mmila
Rd. used as Parking for clients Mmila Rd. with functional street
lights for a safer public realm
Pedestrian walkway flanked
by trees, to control the
micro-climate.
To enhance cohesive functionality, the medical precinct should have
one building that is structurally and architecturally sound with enough
parking in front. This building will incorporate in it one reception area,
various forms of surgery rooms within the building, and a pharmacy.
35
The medical precinct developed organically hence a need to retain the position
easily accessible by public transport along Mmila Road the extension of Koma Street
The medical precinct is seen as ‘offices’ as such the current location will not conflict with the proposed development south east of Mmila road and Koma
will coincide with the existing residential area to the north west
public transport is widely used – hence the usage of portions of both the front and back erf is proposed
The provision of public lighting will provide safety and a sense of belonging