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Modderfontein Regeneration Final Workshop July 2015
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NModderfontein Regeneration Final Workshop Report July 28th and 29th, 2015
Modderfontein Regeneration Final Workshop July 2015
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N ATTENDEES
Modderfontein Regeneration Final Workshop July 2015
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DEVELOPER
Zendai
TECHNICAL TEAM
Atkins:
Environment, Masterplanning, Socioeconomics,
Public Engagement, Planning, Transport and
Infrastructure overview, Cost Consulting
Colliers:
Commercial Assessment
Arup:
Transport and Infrastructure
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1. Method
2. Option selection workshop summary
3. What has happened since
4. Context
5. Framework – Big ideas
6. Environment
7. Transport
8. Infrastructure
PRESENTATION – Day One
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1. Urban Design Guidelines
2. Economics – Commercial
3. Socio-economics
PRESENTATION – Day Two
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DAY ONE
Modderfontein Regeneration Final Workshop July 2015
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METHOD
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Economics
Design +
Planning
Architecture
Engineering
Programme +
Construction
Management
Team
REVIEW
VISION
PLAN
DELIVER
SELL
Civil Infrastructure
Funding OptionsSite ConditionsMarket Study & Programme
Concept Masterplan
Preliminary Infrastructure
Cost EstimatesP3 Opportunities
Investment & Financial Plan
Infrastructure Planning
Phasing & Delivery Plan
Developer Packages
Infrastructure Mobilisation
Developer Agreements
Completion of Land Sales
Developer Evaluation
Building Design
Typical delivery process:
We are here
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Modderfontein Regeneration Final Workshop July 2015
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OPTION
SELECTION
WORKSHOP
SUMMARY
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ENVIRONMENT• Conserve water resources & biodiversity• Sustainable urban drainage• Best practice/sustainable approach
DEVELOPMENT PLANNING• Social integration• Quality public realm• Development delivered as promised• Positively transform the city• Urban efficiency: job density, modal density,
people density.
ECONOMICS• Job creation• Foreign direct investment• A place of opportunity• Financial sustainability for region• GDP/GVA• Ensuring key levers exist to attract FDI (e.g.
services, infrastructure and incentives for investment).
• Unique value proposition to avoid cannibalising biz from one area to another.
INFRASTRUCTURE• Resilient supply• Demand reduction• Affordable
TRANSPORT• Catalytic• Affordable• Connected• Integrated • Internally and externally linked –
When? For whom? Linking what/where to what where (hub to hub approach).
• Look at bike store systems for non-motorised transport with the development. Also look at the feasibility of the umbrella organisation operating a car share system.
ALL• Productive
OBJECTIVESWe agreed objectives.
(updated from the Vision Workshop)
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N DESIGN PRINCIPLES – consistent in all options
Principles from the Vision Workshop:• Environmental areas of importance are integrated into the
development and maintained and/or improved.• Our site is fully integrated into the fabric of the city• The Gautrain station area will be designed as a mixed use hub.• Each part of the development will be designed as a fully functional
neighbourhood, with access to amenities and community faciliteis.• Green linkages define the neighbourhoods and provide urban access
to nature.• Green corridors and high quality public realm are integrated into the
neighbourhoods for increased access.• Cycles routs and pedestrian routes are integrated into the scheme to
ensure walkability.• Founder’s Hill is preserved as a cultural and academic area.• Development plans are flexible and allow for a mix of uses and
incomes.• A significant amount of public spaces and amenities are maintained
to promote social integration.
New Principles from Option Selection Workshop:• Vibrant indoor stations – retail, biz etc. (mixed) where passengers
walk thru retail area. Example: Penn Station and Washington DC.• Decentralised water and electricity supply for development given the
electricity crisis and potential water crisis SA is facing.• Improve eco-efficiency = reduce waste and other outputs by
development.• Energy efficiency measures to be implemented in the buildings.• Reduce ecological footprint.• Types of education? Public? Private? Tertiary? Technical?
We confirmed
design
principles.
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N OPTION SELECTION WORKSHOPWe worked together.
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1 – Up, Not Out 2 – Distinct
Neighbourhoods3 – Linear Cores
We evaluated the options.
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N KEY COMMENTSDEVELOPMENT PLANNING“On what basis was the deprivation assessment completed?” Liana Strydom(Development Planning)Action: Atkins to arrange video conference with Socio Economics team to discuss in detail.
OPTION 1:“Option 1 works because density in the form of economic opportnties, people and buildings makes public transport work. It is also in line with the Transformation agenda that CoJ is moving towards.” Ayanda Masuku (Development Planning)“It’s better when the M60 avoids the wetlands.”“Could be very vibrant.”“Shortest water bulk line, cheapest infrastructure and good/easier for demand reduction.”“Best Option.”“Most density, best economic outputs and best connectivity.”“Inclusionary housing works best in Option 1.” Ayanda Masuku (Development Planning)“More links to surrounding areas are needed.”“Be weary about the Eskom power line running through the site. Option 1 is the only one that avoids it.”
OPTION 2:“Strong sense of community in neighbourhoods.”“Option 2 is not viable as the distance travelled should be short.” Mohini“Communities are fragmented and hard to travel between.”
OPTION 3:“It is private car oriented and not sustainable due to lower densities.”“Development is too spread out.”“More green!”“Routes through site are too long.”“Very car oriented with a very low density. Option 3 encroaches to much on the green spaces.” (Note from Atkins: The density is lower in Option 3 than 1&2 but still much higher than the average residential neighbourhood in Joburg.)
(This is an example slide. Please see Option Selection Workshop Report for the full slide deck.)
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N KEY COMMENTSENVIRONMENT“Are the flood lines certified and the wetlands delineated?”Lebo Molefe (EISD)Answer: Yes.
“We need to review the reports that were used to complete the sensitivity maps.” Jane Eagle (EISD)Action: Zendai to issue reports
Other comments:• How do we code public space?• How can we regulate regeneration over such a long time span?• We need to use policy mechanisms to ensure funding goes to the right
place. (land trust)• Leticia Potts (Zendai) explained that all the open space will be
managed by an Umbrella Organisation. It has already been established. Any business that operates a business or lives in Modderfontein will pay a contribution to the Umbrella Organisation. The Modderfontein Reserve is already under the ownership of the Umbrella Organisation and is being funded by tenants. The Umbrella Organisation will have charge for design for individual sites as they are developed.
• In projects of this scale, you can’t code all of the environmental areas. What can we do instead to ensure future delivery team engage and deliver to the principles we have established?
(This is an example slide. Please see Option Selection Workshop Report for the full slide deck.)
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N KEY COMMENTSINFRASTRUCTURE“There are limits on existing capacity and no expansion plans until 2025. Cogeneration and a proactive plan are both critical.” Hein Schuld (Plantech Associates).
ECONOMICS“How do we manage to ensure that we don’t repeat the same mistakes that happen when Sandton was developed?” Herman Pienaar (Development Planning)
.
(This is an example slide. Please see
Option Selection Workshop Report
for the full slide deck.)
TRANSPORT“Public transit can help avoid what happened in Sandton.” Gugu Mbambo(Transportation)
“Public transport should be linked to areas of development that investment sectors are likely to target. This could lead to a requirement for 24 hour service.” Beatrice Abil(Economic Development)
“We have not looked at rail specifically in the SDF process yet but this discussion might help incorporate it.” Herman Pienaar (Development Planning)
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Most important elements for
inclusion in the masterplan
Potential obstacles that might hinder implementation
What we might do to mitigate the obstacle
Order of
importance
Maintaining environmental performance& functionalityMapping of environmental potential and status – need to identify where we can make it better as well as where is already goodIdentifying and respond to impacts – don’t try to pretend there aren’t anyHeritage and visual impacts need to be includedUnderstand geohydrology
Lack of stakeholder involvement (including Zendai, CoJ, plot developers)Lack of and/or poor quality of existing and new information;Information VerificationDefining Ecological PotentialHabitat Restoration costsTransport corridors have to cross the siteCompetitive demand for land usesBudget constraints upfront
Economic analysis of value addedFunding models (c.f. umbrella body)Education and awarenessTo all stakeholdersDeveloping high quality environment;Maintaining and managing access
1
Design principles and codesSUDSIntegration of ecological and hydrological environment (blue and green) with the built environmentPermeability and accessibility for peopleand ecologyInclusivityInclusion of all sensitive elementsBuilding and maintaining resilient and robust ecosystemsLinkages and synergies
Lack of coding – or lack of respect of codesMisinterpretation/misapplication of principal codes at all scalesLack of institutional memory as staff move onBenchmarks – what is good?;Competency of professional team and authority’s staffLimited experience of projects of this scalePoor investigation, lack of multidisciplinary approachTime and budget constrainsLack of ownership and sense of place;Lack of awarenessLandscape architecture need to be core(nearly as important as geohydrology);
Umbrella Body (Independent of Zendai)Management plansCompliance to FrameworkEnforcementPermits and LicencesMaintenanceDevelopment of robust codesReview process – what is working and what isn’t?Inclusive of built and unbuilt environment (not just green space)Prioritisation of implementation of amenitiesEducation for all
2
BREAK OUT SESSIONS - EnvironmentWe understood how to deal with potential obstacles.
(This is an example slide. Please see Option Selection Workshop Report for the full slide deck.)
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Most important elements for
inclusion in the masterplan
Potential obstacles that might hinder implementation
What we might do to mitigate the obstacle
Order of
importance
Sustainability:Food securityProtectionRehabilitation/habitat creation;TransportOpen space management;Shared resourcesWater securityDynamic and constant reviewSafe workable spacesLiveability
ExclusivityPerceptionsSafety and security concernsSensitivityLack of access to public transport (phasing)Poorly designed spaceLack of choice/variety of spaces;Linkage to amenity/natureTransaction of issuesResilient thinking/flexibility
Climate ProofingRobustnessResilient InfrastructuresOpen Space/Greening carbon offsetRoof top solarRecycleSUDS and flood risk management
3
Oversight and audit:Getting the right peopleBuilding the right team
Budget constraints upfront;Valuing of open space
SocialEconomyEnvironment
Inter geo-environmental dependencies (financial contributions used elsewhere )Business case not strong enough
Interdisciplinary sensitivity (team)Legal controls and agreements;Core part of design and land use planning from initiation Now)Throughout process (resource management, compatible activities’ and land use of planning)Appropriate composition of team
4
Green economy opportunities and integration with hard infrastructure
Commitment (developer, residents & city)Open attitudeBudget constraintsSkills and expertiseDefinition of “Green Economy”
Micro enterprises – adding value and usability of the spacesStreet trading – strategy from the start to manage appropriatelySkills development programme 5
Environment
(This is an example slide. Please see Option Selection Workshop Report for the full slide deck.)
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WHAT HAS
HAPPENED
SINCE
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N YOUR COMMENTS AND FEEDBACK
We received quite a lot of feedback at the
workshop and this was recorded in the
Option Selection Workshop Report.
Thank you!
We have not received any further
comments.
We presume the workshop report was
considered to be a complete and accurate
record of any comments and we have
developed the final framework plan on this
basis.
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1. Individual workshops with CoJ:
Socioeconomics (July 30th), Housing (July 30th), Next Steps with
Development Planning (29th July), Environment CoJ (July 30th) and GDARD
(July 31st) (see appendix)
2. Environmental principles written
3. Social Housing workshop JOSHCO (June 2015)
4. Preferred Framework developed
5. Trigger points for CoJ support identified for preferred framework
6. Delivery strategy identified
7. Commercial Assessment for the preferred framework developed
8. Framework tested in terms of:
Environmental sensitivities
Job creation
Transport and infrastructure capacity
Socio economic impacts
Value
Cost
9. Public Engagement Exhibition (July 24th and 25th, 2015)
10. Updated Structure for Modderfontein Communication and
Engagement Strategy (based on completed public engagement)
PROJECT PROGRESS
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N Public Engagement
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N Public Engagement
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CONTEXT
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N ALIGNS WITH THE COMPACT CITY
• Link with the Corridors of Freedom
• Develop around transit
• Mix of appropriate densities
• Provide access to services and amenities
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N SPATIAL DEVELOPMENT FRAMEWORKWhere does Modderfontein fit in?
SDF Goals: • City-wide modal shift towards
public transit
• Development follows transit
• Create multi-modal hubs
• Zoning around hubs enforces higher density and mixed use development
• Support regeneration and new build within the ‘Strategic Development Zone’
• Support new jobs where connectivity is improved and land value increases
East/West corridor identified at SDF Workshop 3“Airport Corridor”
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N CONTEXT
Isando
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During this stage of work, we will create one singular and agreed plan to use as a framework for future development.
Approved framework plan Submitted framework plan (not approved)
2015
The final framework plan (approval coming later this year)
“Modderfontein does not just effect Johannesburg. It is also a critical component in the wider region, including Gauteng Province and Ekurhuleni Municipality.” -- Martin Bekker, Ekurhuleni
“We must think strategically and that includes Gauteng Province. We can benefit from each other, if we work together.” -- Estee Campher, Gauteng Office of the Premier: Planning Division
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N THINGS HAVE CHANGED
• Environmental sensitives are better
understood
• The market has started to demand new
typologies of development
• Attitudes toward public transit have improved
• The site footprint has reduced/ ownership
changed
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Approved development applications in place:
• Longlake• Westlake• Founders Hill• Pinelands• Highlands• K113 New Road• Marlboro Road
Extension• Centenary Road
Extension
EXISTING RIGHTSWhat is already in place?
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N INDICATIVE OPEN SPACE
Our spatial design is informed by the environment:ON THE GROUND AND BELOW
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VISION
SOCIAL
CONTEXT ECONOMY
“A clear need to maintain a balance”
Balance
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Summary version
(please see Vision
Workshop Report for
full set of slides)
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Environmental sustainability leads to successful development.
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Sustainable Urban Drainage can be beautiful, provide amenity and link into city wide plan.
Make the most of tourism opportunities.
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Modderfontein Regeneration Final Workshop July 2015
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N TODHow do you make the most of the station?
Rosebank, Johannesburg
We can do better.
Kings Cross, London
(shops, restaurants, post office, bar, hotel)
Increasing activity is a good way to increase safety.
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Inclusionary housing means integrating social housing with market rate housing.
Social housing is only 4-5 years old in South Africa. This is our chance to provide something really innovative that caters to what people really need and want.
Parking rates can be reduced in social housing schemes.
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FRAMEWORK
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N Objective Themes:
Social integration
Job creation
Protection of environmental
sensitivities
Quality public places
Resilient resources
Efficient transportation
Safe places to live, work and
play
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The preferred option (1) delivers best for:
1: Up, Not Out 2: Distinct Neighbourhoods 3: Linear Cores
Options were tested against the agreed objectives.
Social integration
Job creation
Protection of environmental
sensitivities
Resilient resources
Safe places to live, work and
play
Efficient transportatio
n
Quality public places
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DELIVERY STRATEGY
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N DELIVERY
Phasing will change as key influencers become clear.
Delivery plan must respond to:
• Environment
• Socio-economics
• Infrastructure (on-site and off-site needs)
• Market Demand (including other planned
projects such as Corridors of Freedom)
As these elements change over time, our
plan will adapt.
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MOVEMENT1. Deliver major north/south connection K1132. Maximise connections to the airport and
adjacent land3. Begin design of the Gautrain Station4. Complete Centenary Road extension5. Build major east/west road connection
CONNECTING TO THE ENVIRONMENT1. Deliver pedestrian and cycle connections2. Continue Modderfontein Reserve
management3. Prepare full site Open Space Strategy
including habitat & wetland restoration, landscape design and phasing
4. Provide green cushion between housing and reserve
5. Deliver public parks
LIVING AND WORKING1. Start Pinelands, Founders Hill, Longlake +
bulk electrical substation, town centre planning
2. Deliver hospital3. Continue Westlake delivery4. Light industrial jobs5. Family style residential
5,300 new homes7,000 new jobs
First 5 years
1.
1.
2.
3.
2.
1.
1.
1.
4.
5.
5.
2.
3.
4.
5.
3.
4. 5.
5.
Modderfontein Regeneration Final Workshop July 2015
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N By 2030 14,000 new homes35,000 new jobs2 new schools
CONNECTING TO THE ENVIRONMENT1. Deliver public parks (designed to support
SUDS)2. Expand pedestrian and cycle connections3. Wetland restoration programme continues –
part of SUDS4. Modderfontein River Corridor Restoration
starts
VIABILITY1. Check the market: Plots could be either
residential or light industrial depending on demand
2. New neighbourhoods are delivered when the market confirms the need
LIVING AND WORKING1. Begin delivering first phase of the town centre2. Begin delivering mixed use neighbourhoods
MOVEMENT1. Build second major east/west connecting
road2. Gautrain station and associated development
opens (station may be operational earlier)3. Kempton Park Road is completed4. High capacity transit station sites are
safeguarded 5. Extension of Marlboro Road is built
1.
1.
2.
1.
2.
2. 2.
3.
4.
4.
4.
4. 4.
5.3.
4.
1.
1.
1.
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N By 2040
1.
1.
1.
2.
14,500 new homes37,000 new jobs2 new schools
2.
3.
2.
2.
2.
2.
CONNECTING TO THE ENVIRONMENT1. Deliver major Central Park (designed to
support SUDS)2. Connect pedestrians & cycles to south
sites
VIABILITY1. Check market viability for:
• Landbridge• type of high capacity public transit
(ridership projections and available technology)
• Office space requirements• Additional mixed use neighbourhoods
MOVEMENT1. Build first north/south connecting road2. Build high capacity public transit line
and stations where development is present
LIVING AND WORKING1. Begin second part of the town centre2. Build landbridge to connect the north and
south parts of the town centre3. Begin delivering the next mixed use
neighbourhood
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N By 2050 17,000 new homes35,000 new jobs2 new schools
1.
1.
1.
1.
2.
2.
2.
CONNECTING TO THE ENVIRONMENT1. Complete Central Park2. Complete pedestrian and cycle
connections
MOVEMENT1. Build additional high capacity public
transit stations2. If required, build a supporting
north/south road
VIABILITY1. Check public transit usage rates at
time of delivery in order to assess necessity of additional north/south road
2. Check market viability before starting next mixed use neighbourhood
LIVING AND WORKING1. Begin last phase of town centre2. Begin delivering additional mixed use
neighbourhood
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N By 2060 17,000 new homes35,000 new jobs2 new schools
1.1.
2.1.1.
2.
CONNECTING TO THE ENVIRONMENT1. Provide green cushion between
housing and reserve
VIABILITY1. Investigate the possibility of
increasing capacity of alternative east/west connection in lieu of completing Marlboro Road.
LIVING AND WORKING1. Begin the remaining mixed use
neighbourhood
MOVEMENT1. If required, completed Marlboro Road.2. Build additional high capacity public
transit stations
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N Modderfontein is NOT business as usual.
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Modderfontein provides a genuine opportunity to provide place people want to live, work and play
TODAY.
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N COMMUNITY
Our spatial design is informed by the environment and linked by community
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N OPEN SPACE
Conservation area that is accessible by the public.
Conservation edge meets urban area.
Flood control that is also public space.
Urban agriculture.
Primarily a conservation area that is punctuated with soft leisure features that do not interfere with conservation.
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Area may be too contaminated to warrant landscape regeneration. Might only be feasible as development.
Additional buffer added to protect Modderfontein Reserve.
Likely to be too steep for effective development.
Placement of additional green has been selected to promote sustainable urban drainage.
Missing the Egoli granite grassland.
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N DENSITYDensity needs functional components to be liveable:• Parks• Public Transit• Reliable
Infrastructure• Community Facilities
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Density allows privacy and stunning views
Source: Superdensity -- Design for London
Greenwich Millennium Village, scale and density kick-start regeneration
Density saves money
DENSITY
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At the average Johannesburg density, it would take almost
4 times the amount of space to support the same number of people.
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N LOW TO MEDIUM DENSITY
96 dwellings per hectare
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N MEDIUM DENSITY
200 dwellings per hectare
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N HIGH DENSITY
293 dwellings per hectare
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N PUBLIC TRANSIT
Potential rail connection
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N PUBLIC TRANSIT: example
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N ROAD HIERARCHY
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N LAND USES
Active centres increase off-peak demand on public transit
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N OFFICE – Town Centre
1,468,000
sqm
office
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
21,792 units
27% mid/low density
40% medium
33% high
RESIDENTIAL – Town Centre
High density examples.
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N RESIDENTIAL – Mdf North
33,388 units6% low density
37% mid/low
35% medium
22% high
Medium density examples.
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N CHARACTER
1
2
3
2
1
3
1
2
798 Beijing
2
2
2
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
SIGNIFICANT
BENEFITS
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
ENVIRONMENT
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Plan (Vision/
Framework)
Data Gathering &
Mapping
Conceptual Model
Implications & scoping
Mitigation & Design
Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Modderfontein Reserve:• Forms core of the site
(even though outside ownership)
• Education• Recreation • Conservation
Evidence of previous use:• Dams and abstractions• Channel modifications• Bunkers
Environmental Conditions Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Modderfontein Reserve:• Forms core of the site
(even though outside ownership)
• Education• Recreation • Conservation
Current uses:• Walking• Bird watching• Picnics and barbeques• Bee keeping• Mountain biking • Functions e.g. Weddings• Environmental education
Environmental Conditions Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Zendai Land
Environmental Conditions Environment Protection and Enhancement
Pasture Granite outcrops Invasive species
Extensive Green Space
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Zendai Land:• Exotic (but valuable)
trees• Reed-dominated valley
bottom wetlands
Oryx (2007) Environmental Sensitivity Report - Plants• 215 plant species
recorded• 89% of the area
transformed• natural areas still
contained a significant number of species
• proposals made to amend the Conservation Area boundary to capture additional “sensitive” vegetation
• invasive plant community at the site represents a substantial threat to its ecology
Environmental Conditions Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Oryx (2007) Environmental Sensitivity Report - Fauna• Natural communities,
dams, wetlands and riparian areas most “sensitive”
• Open areas important for bird life
• 259 bird species recorded of which c. 183 “regular”
• (at Klipriviersberg >215 bird species , but no wetlands)
• Raptors of special interest e.g. Long-crested Eagle
• Blue Cranes breed• Best birding site in greater
Johannesburg
Plant Nursery• Includes native species• Composting being
investigated
Environmental Conditions Environment Protection and Enhancement
Amur Falcon
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Zendai LandPrevious and current uses:• Dumps• Bunkers • Channel modifications
Environmental Conditions Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Bioregional Planfor the City of Johannesburg (October 2011)Land Cover Map
Wetland Consulting Services (Pty.) Ltd, 2009. Wetland and Riparian Protection and Management Plan for the City of Johannesburg
Holness, S. And Skowno, A., 2010. Draft Bioregional Plan for the Gauteng Metropolitan Municipalities (City of Johannesburg, City of Tshwane and Ekurhuleni Metropolitan Municipality)
Environment Protection and Enhancement
Part of Wetlands in WMZ-1
Overall site categorised as
Class E/F
Wetland management zones and
broad vegetation types (2009) City of Johannesburg (2010) State of the Rivers
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Summarises main opportunities and constraints :• Wetlands +30m• Watercourses +32m• 100–year Floodlines• Granite outcrops• Contaminated Land &
Dumps• Modderfontein
Reserve
Environmental Sensitivity Map Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
NVegetation Map – Zendai and Adjoining Land
Key Features• Large areas of built up
land• Large areas of pasture
and “old fields”• Egoli Granite
Grassland is degraded and in the Mdf Reserve
• Areas with “Exotic” species and landscaped
• Transformed Areas = Dumps
• Smaller patches of other vegetation may have some ecological value
Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
NIndicative Open Space
Key areas where• Development would
not be permitted• Unless essential for
infrastructure connections
• Wetlands would be restored and enhanced
• Conservation would be the priority
• Public access would be managed
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Conceptual Site model:• Variable soil profile• Ferricrete supporting
multiple perched water tables
• Wetter areas where water table intersects surface
• Limited fracture flow in the bedrock
• Valley bottom wetlands collect soils washed from wider area – supports extensive reed growth
Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Conceptual Site model:• Variable soil profile• Ferricrete supporting
multiple perched water tables
• Wetter areas where water table intersects surface
• Limited fracture flow in the bedrock
• Valley bottom wetlands collect soils washed from wider area – supports extensive reed growth
Environment Protection and Enhancement
WETLAND AND RIPARIAN PROTECTION AND MANAGEMENT PLAN
FOR THE CITY OF JOHANNESBURG
December 2009
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
North side:• Elevated Platforms and
Bridge• High embankments • Drainage/culverts need
managing• Modderfontein Spruit and
valley “woodland” in poor ecological condition
• Special approach to planning and design required to incorporate the watercourses, biodiversity and access to the station into a unique, attractive and functioning ecosystem for people and nature
Town Centre and Gautrain StationEnvironment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
• Wetland incorporated into flood management system• Minimally invasive – lots of habitat undisturbed • Spillways provided• Properties raised to minimise impact on shallow water
table• Providing bacteriological and nutrient treatment on
incoming storm waters• Building within 32m wetland buffer permitted
Local Best Practice
Cedar Lofts – Johannesburg
Environment Protection and Enhancement
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
An urban oasis for wildlife and people• Only 1 hectare• Provides access to nature in a densely populated area• Plays a role in providing a habitat and nursery for wildlife• Plays a role in the property market• Plays a role in reducing noise• Adjacent houses and commercial properties more likely to command higher sale prices • The total ecosystem services value is £2.8 million per annum
Camley Street Natural Park – Kings Cross, London
Environment Protection and Enhancement
1950s TODAY
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Placemaking and the Environment
‘Placemaking’ is paramount in regeneration schemes
Our research has shown that the
features homeowners value most
about their home are not necessarily
associated with the building itself,
but more with the environment in
which it is located
http://www.savills.co.uk/research_articles/186866/181237-0
• A recent report by Savills has highlighted that
redevelopment at Kings Cross and Stratford (the
2012 Olympic Park) are already creating vibrant new
communities, whilst redevelopment in Paddington
worked less well thanks to “little early investment in
the wider environment”
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Placemaking and the Environment
‘Placemaking’ is paramount in regeneration schemes
These must be created by focussing
on the relationship between individual
developments and the wider area or in
other words ‘placemaking’
Factors such as neighbourhood,
safety, greenery and access to
amenities are cited as more
important than simply building
attractive buildings”
http://www.savills.co.uk/research_articles/186866/181237-0
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Placemaking and the Environment
‘Placemaking’ is paramount in regeneration schemes
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Framework Report (EFR)
• Sets out overall Environmental Principles to guide
further development and implementation of the Zendai
Modderfontein Masterplan
• Report provides evidence-base for these
Environmental Principles
• Opportunities and constraints have helped to shape
the Masterplan – to be understood and taken into
account in detailed planning and design
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Vision
• Zendai initiative to invest in Modderfontein is resulting
in some important changes to the Vision for the
development of the site.
• An opportunity to consider how environmental factors
(and sustainability) are to be incorporated into the new
Vision and Masterplan
• Complex environmental situation on the site• Environmental legacy from past uses
• Geohydrology
• Sensitivities where there are features of value (especially
wetlands and grassland habitats)
“The environment is integral to the
development of Zendai
Modderfontein”
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles
• The Environment Principles recognise that:
• In many cities there is a growing disconnect
between people and nature
• Ecosystem services provide a foundation for
human well-being
• The Environment Principles are:
• A means to ensure that environmental factors are
incorporated into the new Masterplan
• Grouped according to two broad stages of the
project cycle – “Strategic Planning” and “Design
and Management”
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles - Strategic
• The natural environment (natural and semi-natural
habitats, including rivers, wetlands, grasslands and
other environmental features) will be treated as a core
theme of the development.
• High biodiversity areas will be identified &
safeguarded
• Open space will be planned, designed and
managed to maximise its value
• Blue and green infrastructure will be given the
same importance as more traditional infrastructure
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles - Strategic
• Ecological connectivity will be maintained and
enhanced wherever reasonably possible
• Within Zendai Modderfontein - especially to the
Modderfontein Reserve
• Regionally - especially along river corridors
• Across roads public transportation routes and
associated infrastructure
• Where there are proposals for essential infrastructure
that impacts on environmentally sensitive receptors
and satisfactory alternative solutions cannot be found
then consideration will be given to offsetting measures
that compensate for the impact.
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles - Strategic
• The use of indigenous plants will be promoted in both
the public realm and on private property
• Wetland systems will be properly investigated to the
level needed for each design stage
• Watercourses and wetlands, and their associated
vegetation, will be integrated into the overall landscape
and restored/ enhanced where possible, to improve
their hydrological and ecological function
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles - Strategic
• Water management on the site will apply the principles
of Sustainable Drainage Systems (SuDS) and Water
Sensitive Design Systems (WSUD).
• The project is focused on the reclamation of degraded
land which is considered more sustainable than
expanding Johannesburg onto pristine greenfield sites.
Development sites will be appropriately investigated
and remediated to protect both human health and the
environment prior to development.
• To reduce environmental impacts there will be a
commitment to the adoption of sustainable
infrastructure wherever practical and at an early stage.
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles - Strategic
• To ensure that the these environmental policies and
other opportunities and constraints are recognised and
incorporated within ongoing plans and designs:
• An “Open Space” Strategy and Plan will be
prepared, taking into account the Masterplan’s
requirements for urban/infrastructure development
• Implementation mechanisms, including
environmental and design guidelines, will be put in
place
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles – Design and
Management
• Landscaping guidelines and plant palettes will be
prepared for the Zendai Modderfontein area that are
supportive of water conservation measures and the
provision of food sources for foraging birds and
insects.
• Gautrain Station and the Town Centre provide an
opportunity for integration of the built environment with
blue-green infrastructure, including the Modderfontein
Spruit, the floodplain and the reserve. The design of
the Centre will adopt a creative design response which
provides for the restoration of the wetland system and
its linkages to the systems beyond and an attractive
public realm in an urban setting.
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environmental Principles – Design and
Management
• Wildlife Conservation/Management Plans will be
prepared for the Modderfontein Reserve and areas of
Open Space (on the Zendai property) and these will be
monitored and updated on a regular basis (at least
every 5 years) as a tool for implementing the above
policies/principles.
• Urban design guidelines will be prepared that seek to
maximise the connectivity of residential areas and their
communities to the planned areas of open space and
will incorporate “safe by design” principles so that
open space is used, valued and protected by residents
and visitors.
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Mitigation – Geo-hydrology
• Complete avoidance of wetlands and watercourses
isn’t possible
• Connections needed for NMT, public transit and
even roads
• Valley bottom wetlands and streams are linear
features which often extend outside the site – we
can’t just go round them.
• Design standards (gradients etc) mean that not all
hill slope wetlands can be completely avoided
• Mitigation approach:
• Identify – high level surveys have been done,
ongoing programme
• Avoid - where possible
• Sensitive design approach - next slide
• Mitigation - next slide
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Mitigation – Geo-hydrology• Zendai can maximise the value of the
environmental assets of its landholding (sensitive design approach)• Work with topography, avoid cut-and-fill where
possible • Piling in sensitive areas to reduce excavations
• Mitigation• Preserve flow paths – permeable sub-base for
roads• Provide alternative flow paths – gravel/pipes to
carry water around foundations to prevent flooding and “groundwater shadows”
• SuDS/WSUD to enhance wetland function • Compensation
• SuDS/WSUD used to provide additional wetland habitat where loss is unavoidable
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Environment – Way Forward/Next Steps
Key Objectives
• Zendai to maximise the value of the environmental
assets of its landholding
Way Forward (post Framework Plan approval)
• An Open Space Strategy and Plan will be prepared
including:
• Ecological Grading of Open Space
• Integration of the Modderfontein open space
network with Regional Open Space
• Environmental principles to be incorporated into the
next level of planning – Township Establishment Plans
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
TRANSPORT
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Agenda
• Introduction
• Transport Masterplanning principles
• Accessibility of the node
• Transport demand
• Public Transport Network
• Roads Master Plan
• Transport Modelling
• Findings and recommendations
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Framework Masterplan Concept: Land Use
N3
K58
R25
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Transport planning principles
• Capitalise on existing transport assets and planning:
• Gautrain and future station – opportunity for TOD development
• BRT planning by COJ and EMM
• National, Provincial and Local Road Network Planning
• Railway extension opportunities
• Focus on:
• Establishing connections to major transport infrastructure & nodes surrounding Modderfontein
• Improving the permeability of the area – HCT link
• Enhanced interchanges between all modes
• Interweaved pedestrian and cycle movements and access
• Create logical road and public transport hierarchies
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Accessibility to key nodes in the vicinity
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
2
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Access to ORTIA/Aerotropolis
OR Tambo Intnl/ Aerotropolis
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
3
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Access to Joburg CBD
Sandton
To Joburg CBD
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
4
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Marlboro Stn
Access to Marlboro Gautrain Station
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
5
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Alexandra
Access to Wynberg and Alexandra
Wynberg
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
6
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Sandton
Access to Sandton
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
7
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60 Waterfall
Access to Waterfall
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
8
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Midrand
Access to Midrand and beyond
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
1
9
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
ThembisaAccess to Thembisa& Ivory and Ebony Park
Ivory Park
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
2
0
K60
Kempton Park
Access to Kempton Park
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
1
2
1
ACCESIBILITY LEGEND:
Existing major roads
Proposed major roads
Gautrain
K60
Access to Germiston & Boksburg
To BoksburgGermiston
Isando
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Transport demand
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Land-use: key attractors & generators during PM peak
Low Density Res units 0 2,500 2,500
Low-Medium Density Res units 6,000 13,500 19,500
Medium Density Res units 10,000 12,000 22,000
High Density Res units 10,000 7,500 17,500
Resi - CoJ developed affordable 1,000 1,000 2,000
Total residential units 27,000 36,500 63,500
Land use South North Total
Town Centre Retail m2 GLA 92,000 58,000 150,000
Neigbourhood Retail m2 GLA 15,000 6,000 21,000
Office m2 GLA 1,468,000 - 1,468,000
Warehouse/ Light Industrial m2 GLA 0 808,000 808,000
School pupils 3,200 7,300 10,500
University 3,000 - 3,000
PM
trip attracto
rsP
M trip
generato
rs
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Person trip generation by land-use type
-
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
50,000
PER
SON
TR
IPS
PER
HO
UR
PEAK HOUR PERSON TRIPS
INBOUND OUTBOUND
AM PEAK
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
-
5,000
10,000
15,000
20,000
25,000
30,000
35,000
40,000
45,000
50,000
PER
SON
TR
IPS
PER
HO
UR
PEAK HOUR PERSON TRIPS
INBOUND OUTBOUND
PM PEAK
Person trip generation by land-use type
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Walk & cycle16%
Private Car 33%
Public Transport
51%
Modderfontein Framework: modal split
Walk6%
Private Car 24%
Public Transport
70%
Sustainable Modal Split Target Joburg Inner City
Transport modal splitAM peak hour
Internal Trips (35-45%)
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N Car Parking Provision
Land Use Current Minimum Parking Standards
Proposed Minimum Parking Standards
Retail 6 bays per 100sqm 3 bays per 100sqm
Office 4 bays per 100sqm 2 bays per 100sqm
Warehouse 2 bays per 100sqm 1 bays per 100sqm
Residential 1 bay per unit 1 bay per unit
• Revise the Modderfontein Town Planning Scheme• Reduction of minimum parking standards • Motivate in consideration of expected future mode
share
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
114,019 120,519
234,538
0
50,000
100,000
150,000
200,000
250,000
PER
SON
TR
IPS
/ H
OU
R
TOTAL PERSON TRIPS - AM PEAK Town Centre & SE Zones
North Zones
Total (North & South)
• Peak hour person trips
Total transport demand
Existing development rights (Longlake,
Westlake, Foundershilland Pinelands
Modderfontein Regeneration Final Workshop July 2015
MO
DD
ERFO
NTE
IN R
EGEN
ERA
TIO
N
Public transport demandAM peak hour person trips
43,844 43,404
87,247
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
90,000
100,000
PER
SON
TR
IPS
/ H
OU
R
PUBLIC TRANSPORT TRIPSTown Centre & SE Zones
North Zones
Total (North & South)
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Walking and cycling demandAM peak hour person trips
12,210 14,847
27,057
0
10,000
20,000
30,000
40,000
50,000
60,000
PER
SON
TR
IPS
/ H
OU
R
NON-MOTORISED TRANSPORT TRIPSTown Centre & SE Zones
North Zones
Total (North & South)
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Private vehicle demandAM peak hour Peak hour person trips in private cars
28,775 28,667
57,443
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
PER
SON
TR
IPS
/ H
OU
R
PRIVATE VEHICLE TRIPS Town Centre & SEZones
North Zones
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Private vehicle demandAM peak hour Peak hour vehicle trips in private cars
20,554 17,917
38,471
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
80,000
VEH
ICLE
TR
IPS
/ H
OU
R
PRIVATE VEHICLE TRIPSTown Centre & SE Zones
North Zones
Total (North & South)
Modderfontein Regeneration Final Workshop July 2015
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N Residential densities proposed in support of public transit technology
0
50
100
150
200
250
300
350
400
450
RES
IDEN
TIA
L P
OP
ULA
TIO
N (
PER
SON
S/H
A)
RESIDENTIAL POPULATION DENSITIES VS MOST VIABLE PUBLIC TRANSPORT MODE Town Centre & SE Zones
North Zones
Average for the area
Heavy
LRT
BRT
Modderfontein Regeneration Final Workshop July 2015
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Public Transport
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External Public Transport Planning
LerallaKaalfontein
Van Riebeeck Park
Kempton Park
Germiston
Knights
Park Station
BRT Planning
Possible BRT Extensions
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Planned BRT Routes
(COJ, Gautrans &
Ekurhuleni BRT
Potential high capacity transit around development
Potential Rail Station
Potential HCT extensions
Existing Rail Station
Gautrain
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Planned BRT Routes
(COJ, Gautrans &
Ekurhuleni BRT
Potential high capacity transport linkage within development
Potential Rail Station
Potential HCT extensions
Existing Rail Station
Gautrain
Modderfontein HCT
Services & Stations
Option 1
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Planned BRT Routes
(COJ, Gautrans &
Ekurhuleni BRT
Potential high capacity transport linkage within development
Potential Rail Station
Potential HCT extensions
Existing Rail Station
Gautrain
Modderfontein HCT
Services & Stations
Option 2
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Planned BRT Routes
(COJ, Gautrans &
Ekurhuleni BRT
Medium capacity transport linkages within development
Potential Rail Station
Potential HCT extensions
Existing Rail Station
Gautrain
Modderfontein HCT
Services & Stations
Feeder bus routes
and stops
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Potential rail extension – to Joburg CBD & Soweto
LerallaKaalfontein
Van Riebeeck Park
Kempton Park
Germiston
Knights
Park Station
Rail Extension route Internal High Capacity PTBRT Planning
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N
Roads Masterplan
Modderfontein Regeneration Final Workshop July 2015
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N Roads masterplan
Class 2 roads
Class 3 roads proposed
Class 3 possible links
Class 4 roads
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Transport Modelling
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N Transport Modelling
• Transport modelling assisted in determining
– Where do people come from?
– Which routes do they take ?
– Number of internal roads required
– Lane requirements on roads
– Appropriate intersection layout
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Cross-sections proposedin masterplan
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Cross sections – Class 4 road
• 25% of space –private vehicle
• 30% of space –walking and cycling
• 26% of space – Public transport
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Cross sections – Class 3 road
• 30% of space –private vehicle
• 18% of space –walking and cycling
• 16% of space – Public transport
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Transport masterplan conclusions
• Space for the provision of transportation infrastructure is limited requiring optimising public transit modes and the combination thereof
• The transport network requires roads for public transit as well• A public transport hierarchy caters for both short and long distance travel
needs • The number of transfers from one mode to another and passenger travel
time kept to a minimum – through one transfer any destination can be reached
• The transport Masterplan proposes some high capacity transit systemsand the technology will be finalised as development and public transport demand grows
• Initial choice of public transit technology along each corridor considers the required frequency and capacity of modes
• Technology choice will be based on future technology availability• Pedestrian and cycle paths to be provided on all roads & segregated cycle
lanes on Class 3 and 4 roads
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Transport masterplan conclusions
• The Modderfontein development is ideal for creating a sustainable transit liveable city high density housing, employment, educational & shopping opportunities and social interaction
• The above activities will generate new trips within the area but will generate a significant proportion of internal trips
• The land-uses were aimed at balancing supply and demand and optimal all day use of infrastructure i.e. directional flow of people to be balanced and with significant in off-peakdemands
• Transport use and modal shares depend on the type and quantity of transportation infrastructure that is provided
• The success and attractiveness of the development depends on the level of accessibility that can be maintained within and around the area
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INFRASTRUCTURE
AGENDA
CIVILS
• INTRODUCTION
• AREAS WITH EXISTING RIGHTS
• MASTERPLAN AREA
DEMOGRAPHICS
WATER
SEWER
STORMWATER
ROADS
ICT
SOLID WASTE
ENERGY
CIVILS
Modderfontein Regeneration Final Workshop July 2015
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AREAS WITH EXISTING RIGHTS
Introduction
MASTERPLAN AREA
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WATER
SEWER
ICT
SOLID WASTE
Format of Presentation
SEWER
WATER
EXISTING AREAS MASTERPLAN AREAS
DEMAND ANALYSIS/
REDUCTION
OBJECTIVES/STRATEGY
STATUS QUO
PHASING
STORMWATER
ROADS
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Areas with Existing Rights-Context
Longlake
Westlake
Pinelands
Founders Hill
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Areas with Existing Rights-GFA by Land Use
-
100k
200k
300k
400k
500k
600k
700k
800k
900k
GFA
(m
2)
Founders Hill Longlake Westlake Pinelands
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Areas with Existing Rights-GFA by Area
227k
1,542k
57k 303k
GFA (m2)Total 2,129,000 m2
Founders Hill Longlake
Westlake Pinelands
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Areas with Existing Rights-Water/Sewer Demands
Area Peak Flow (l/s)
Longlake 79.3
Westlake 4.2
Pinelands 13.8
Founders Hill 24.2
Total 121.5
Water Sewer
Area AADD (L/day)
Longlake 2,110,847.4
Westlake 114,400.0
Pinelands 373,600.0
Founders Hill 645,634.0
Total 3,244,481.4
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LEGEND
Sewer Discharge
Water Supply
Areas with Existing Rights-Connections
Longlake
Pinelands
Founders Hill
Westlake
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Area Water Source Sewer Discharge
Longlake To be supplied from existingLinbro Park Reservoir
** Discharges to ModderfonteinOutfall Sewer
Westlake To be supplied from existingLinbro Park Reservoir
** Discharges to ModderfonteinOutfall Sewer
Pinelands *Supplied from Modderhill/ Kempton Park West Reservoir
** Discharges to ModderfonteinOutfall Sewer
Founders Hill *Supplied from Modderhill/ Kempton Park West Reservoir
** Discharges to ModderfonteinOutfall Sewer
* Could potentially be supplied off new reservoir – would add additional 1.02 ML/day** Assumed these flows are already assigned to SEWSAN sewer model
Areas with Existing Rights-Summary
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Masterplan Area-Context
North
South
MASTERPLAN AREAResidential Population: 196,004Residential Units: 63,403Business Population: 81,980Offices:
1,468,000 m2
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Masterplan Area-Base Data (Colliers)
Modderfontein Regeneration Masterplan Workshop July 2015
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Masterplan Area-Population
81,980
196,004
-
50,000
100,000
150,000
200,000
250,000
Nr.
of
Peo
ple
Business Population Residential Population
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Masterplan Area-Population by Region
67,767
14,214
75,754
120,250
-
20,000
40,000
60,000
80,000
100,000
120,000
140,000
South North
Nr.
of
Peo
ple
Employees Total Residents Total
Modderfontein Regeneration Masterplan Workshop July 2015
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Masterplan Area-Residential Spread
14,625
-2,723
17,497
40,910
9,386
- -
110,864
-
20,000
40,000
60,000
80,000
100,000
120,000
MdfSouth
PinelandsFringe
TownCentreSouth
TownCentre
TownCentreNorth
MdfCentral
Mdf East Highlands MdfNorth
Nr.
of
Peo
ple
Modderfontein Regeneration Final Workshop July 2015
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Masterplan Area-Business Spread
850 1,830
17,827
23,703 23,557
457
2,307
6,293
5,157
-
5,000
10,000
15,000
20,000
25,000
MdfSouth
PinelandsFringe
TownCentreSouth
TownCentre
TownCentreNorth
MdfCentral
Mdf East Highlands MdfNorth
Nr.
of
Peo
ple
Modderfontein Regeneration Final Workshop July 2015
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Masterplan Area-Summary
67,767
14,214
75,754
120,250
-
20,000
40,000
60,000
80,000
100,000
120,000
140,000
160,000
South North
Axi
s Ti
tle
Employees Total Residents Total
Total Pop. 134,464Total Pop. 143,521
Modderfontein Regeneration Final Workshop July 2015
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Water-Existing Supply
ChloorkopReservoir
Rand Water Bulk supply
KlipfonteinReservoirs
Kempton Park West Reservoir
Kempton Park West Reservoir
Kempton Park West Reservoir
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Water-Strategy
• Robust Supply• Demand Reduction• Capture and Reuse• Possibility of TSE for irrigation
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Water Demand Calculations-Per Area
Supply Zone Location AADD (l/day) AADD (l/day)36 Hours Storage
(l/day)
North
Highlands 629,349
20,917,131 31,375,697 Mdf East 230,698
Mdf North 18,457,565
Mdf Central 1,599,519
South
Town Centre North 8,314,484
17,091,973 25,637,959
Town Centre 4,636,621
Town Centre South 1,422,505
Pinelands Fringe 157,560
Mdf South 2,560,802
Total 38,009,104 38,009,104 57,013,656
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-
2,000,000
4,000,000
6,000,000
8,000,000
10,000,000
12,000,000
14,000,000
16,000,000
18,000,000
20,000,000
Highlands Mdf East MdfNorth
MdfCentral
TownCentreNorth
TownCentre
TownCentreSouth
PinelandsFringe
MdfSouth
AA
DD
(l/
day
)
Area
Water Demand Calculations-Per Area
South Supply ZoneNorth Supply Zone
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Water Demand Calculations-Per Land Use
Land Use AADD (L/day)
Town Centre Retail 300,000
Neighbourhood Retail 42,000
Office 2,935,674
Town Centre Leisure 184,000
Neighbourhood Leisure 75,000
Market Residential 32,588,733
Live/Work 90,000
Community Facilities 187,500
Warehouse/Light Industrial 808,047
Hotels 316,000
Education Campus 132,150
Education Primary/secondary 350,000
Total 38,009,104
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Water Demand Calculations-Per Land Use
-
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
AA
DD
(l/
day
)
Land Use
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Water Spatial Demand Distribution
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Water Network Layout
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Water Network Phasing
Phase YearsDuration of
phase (years)Area Developed
Water Demand
(AADD) l/d
Cumulative Demand
(AADD) l/d
1 2015-2016 2Longlake, Westlake, Pinelands, Founders Hill, City Centre Planning, K113
655,799 655,799
2 2017 1Highlands and Mdf East Light Industrial, Mdf North and South Residential
327,900 983,699
2b 2018-2020 3Highlands and Mdf East Light Industrial, Mdf North and South Residential
1,296,000 2,279,698
3 2021-2025 5First Phase Town Centre, Mdf North Mixed Use Neighbourhood
3,260,762 5,540,460
4 2026-2030 5 Mdf North Mixed Use Neighbourhood 3,754,454 9,294,914
5 2031-2035 5 Town Centre North, Landbridge 4,486,991 13,781,906
6 2036-2040 5Town Centre South, Mdf North Mixed Use Neighbourhood
4,486,991 18,268,897
7 2041-2045 5 Mdf North Mixed Use Neighbourhood 4,935,052 23,203,948
8 2046-2055 10 Balance of Town Centre North 9,870,104 33,074,052
9 2056-2060 5 Final Mixed Use Neighbourhoods 4,935,052 38,009,104
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N Water Network –Phase 2 (2017)
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N Water Network –Phase 2b (2018-2020)
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N Water Network –Phase 3 (2021-2025)
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N Water Network –Phase 4 (2026-2030)
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N Water Network –Phase 5 (2031-2035)
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N Water Network –Phase 6 (2036-2040)
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N Water Network –Phase 7 (2041-2045)
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N Water Network –Phase 8 (2046-2055)
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N Water Network –Phase 9 (2056-2060)
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0
5000000
10000000
15000000
20000000
25000000
30000000
35000000
40000000
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 2065
TOTA
L A
AD
D (
L/d
ay)
Year
Masterplan Areas Existing Areas JW Maximum Capacity
Phase
Trigger
Water – Trigger Points (versus JW Masterplan)
3
2
1
4
1
5
6
7
8
9
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38.0132.43
24.98 24.28 20.88
10.89
3.40
3.40
9.99
0.00
5.00
10.00
15.00
20.00
25.00
30.00
35.00
40.00
45.00
Baseline +Education andSmart
Meetering
+Efficientfixtures and
fittings
+Xeroscape TSE forXeroscape
TSE For Xero +Cooling +
Flushing Toilets
Potential Demand Reduction (ML/day)
Potable TE for Irrigation TE for Cooling and flushing toilets
Water-Demand Reduction Strategies
*15% *34% *36% *45% *71%
* % Reduction in Potable Water
Aspirational Medium to Long Term. MORE DIFFICULT TO IMPLEMENT
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0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 2065
Masterplan Areas Education and smart metering
Efficient Fixtures and Fittings JW Maximum Capacity
15% red.
34% red.
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Water – Meeting with Johannesburg Water
Existing Masterplan for Modderfontein
WADISO Model of Network
Masterplan Allowance for Modderfontein is below current demand estimation
Robust Rand Water Supply to the area
JW can review Masterplan for chosen option
JW has no funding for immediate review and update of WADISO Model
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Sewer – Existing InfrastructurePHASE 1 OUTFALL DESIGNED FOR PEAK FLOWS OF (Knutton, 2006):a) Capacity at 80% full: 1,100 l/sb) Pump Station elimination: 130 l/sc) Areas with existing rights: 122 l/sd) Contingency:
98 l/se) Spare Capacity for future
development: 750 l/s
MODDERFONTEIN OUTFALL SEWER
CONNECTION TO BRUMA OUTFALL
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Sewer-Strategy
• Conventional gravity system
• Make use of existing Modderfontein Outfall Sewer
• Alternative peripheral connections for early phases
• Discharge reduced as water demand reduces
• Investigate existing Treated Sewage Effluent (TSE) pipeline to east of site
• Possibility of TSE for irrigation in medium to long term
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Sewer Demands
Calculated as a percentage of water consumption, returned to sewer
Market Residential- Low density – 70% returned- Low/medium density – 80% returned- Medium density – 85% returned- High density – 90% returned
Other – 80% returned[includes Town Centre Retail; Neighbourhood Retail; Office; Town Centre Leisure; Neighbourhood Leisure; Live/Work; Community Facilities; Warehouse/Light Industrial; Hotels; Education Campus; Education Primary/secondary]
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Sewer Demand (AADD)
Supply Zone Location AADD (l/day)
North
Highlands 957,358
Mdf East 369,117
Mdf North 15,038,749
Mdf Central 1,302,590
South
Town Centre North 6,832,488
Town Centre 3,871,675
Town Centre South 1,129,692
Pinelands Fringe 83,760
Mdf South 2,164,343
Total 31,749,773
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Sewer Demand (Peak Flow)
Supply Zone Location Peak Flow (l/s)
North
Highlands 44.3
Mdf East 17.1
Mdf North 696.2
Mdf Central 60.3
South
Town Centre North 316.3
Town Centre 179.2
Town Centre South 52.3
Pinelands Fringe 3.9
Mdf South 100.2
Total 1,469.9
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Sewer Network Layout
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0
200
400
600
800
1000
1200
1400
1600
1800
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 2065
AA
DD
(l/
s)
Year
Masterplan Areas Existing Areas Outfall Sewer Spare Capacity Masterplan+Existing
Sewer – Trigger Points (Outfall)
3
2
1
4
5 6
7
8
9
1 Phase Trigger
Modderfontein Regeneration Final Workshop July 2015
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Sewer – Trigger Points (Northern WWTW)
0
5,000,000
10,000,000
15,000,000
20,000,000
25,000,000
30,000,000
35,000,000
40,000,000
2010 2015 2020 2025 2030 2035 2040 2045 2050 2055 2060 2065
AA
DD
(L/
day
)
Year
Masterplan Areas Existing Areas NWTW Spare Capacity Masterplan+Existing
3
2
1
4
5
6 7
8
9
1 Phase Trigger
Modderfontein Regeneration Final Workshop July 2015
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Sewer – Meeting with Johannesburg Water
Construction on Modderfontein Outfall Sewer Ongoing
SEWSAN Model of existing system
Impact of proposed demands on downstream system to be evaluated in SEWSAN Model
Northern Wastewater Treatment Works currently has 25ML/day spare capacity
Upgrades to NWTW every 5 years
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N
Stormwater – Strategy
Minimise/Mitigate Flood Risk on site and elsewhere
• No increase in runoff• No interruption of flood plain conveyance• No reduction in floodplain storage• Reduce the causes and impacts of flooding across the area
Promote the use of SUDS
• Mimic the way existing groundwater and wetlands are supplied with water
• Manage runoff close to source• Integrate stormwater control into landscape design• Aim for greenfield runoff rates
Modderfontein Regeneration Final Workshop July 2015
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N
Stormwater – Existing Masterplan
Modderfontein Regeneration Final Workshop July 2015
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N
Stormwater – Model 2 Pre-development
Modderfontein Regeneration Final Workshop July 2015
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N
Stormwater – Model 2 Post-development
Modderfontein Regeneration Final Workshop July 2015
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Stormwater – Model 2 Discharges
Pre-development
Post-development
Modderfontein Regeneration Final Workshop July 2015
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Stormwater – Model 2 Pond Volumes
Modderfontein Regeneration Final Workshop July 2015
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Stormwater – Model 2 Pond Characteristics
Catchment 2 highlights:• 58,350m2 (5.8 ha) footprint for attenuation• Smallest pond 590m2 i.e. 14m x 42m• Largest pond 9,000m2 i.e. 54m x 164m
Modderfontein Regeneration Final Workshop July 2015
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Stormwater – Storage Footprint
Plot area 721.9 ha
Developable area 505.3 ha (70%)
Public Realm 303.1 ha (42%)
New green areas 50 ha
Total public realm/new green areas 353.1 ha
Required Stormwater Footprint 69.2 ha
20% of total public realm/new green areas available for stormwater storage
Modderfontein Regeneration Final Workshop July 2015
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Roads-Hierarchy and Layout
Modderfontein Regeneration Final Workshop July 2015
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N
Road Sections – Class 4A (2-lane, shared bus)
Modderfontein Regeneration Final Workshop July 2015
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N
Road Sections – Class 3A (2-lane + HCT)
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ICT-Primary InfrastructureNumber of ducts by type
of Network:
• Primary: 8
• Secondary: 6
• Tertiary: 4
Integrated Mobile + Wifi
Towers: 5/6 number
POP (Point of Presence):
2 Buildings (10x10m +
15m diam service area)
Satellite Farm: 2 number
Mobile + WiFi Towers
POP (Point of Presence)
Satellite Farm
Modderfontein Regeneration Final Workshop July 2015
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Solid Waste-Volumes
0
25,000
50,000
75,000
100,000
125,000
150,000
175,000
200,000
225,000
Estimated Waste Generation (tonnes/annum)
Organic Waste Dry mixed recyclabes
Residual Waste
TYPE OF WASTEESTIMATED WASTE
GENERATION (tonnes/annum)
Organic Waste 33,268
Dry mixed recyclabes 117,292
Residual Waste 60,149
TOTAL (tonnes/annum) 210,709
Proportional Waste
Organic Waste Dry mixed recyclabesResidual Waste
Modderfontein Regeneration Final Workshop July 2015
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Solid Waste-Plant RequirementsTYPE OF
WASTE
ESTIMATED
LAND TAKE
(m2)
Materials
recovery
facility
32,255
Anaerobic
digestion12,476
Gasification 6,917
TOTAL (m2)51,648
Material recovery facility
Anaerobic digestion
Gasification
ENERGY
Modderfontein Regeneration Masterplan Workshop July 2015
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N Data – Building breakdown per area and Demand
Town Centre Retail Neighbourhood Retail Office
Town Centre Leisure Neighbourhood Leisure Resi - Market
Resi - Affordable Live/Work Community Facilities
Warehouse/ Light Industrial Hotel / Conference Centre/ Resort Education - Campus
Education - Primary/Secondary
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Peak Demand by Zone
0
10000
20000
30000
40000
50000
60000
70000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein South Pinelands Fringe Town Centre South Town Centre Town Centre North
Modderfontein Centre Modderfontein East Highlands Modderfontein North
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Peak Demand by Zone and Total Demand
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein South Pinelands Fringe Town Centre South Town Centre Town Centre North
Modderfontein Centre Modderfontein East Highlands Modderfontein North Total Peak
Modderfontein Regeneration Masterplan Workshop July 2015
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0
20000
40000
60000
80000
100000
120000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Town Centre Retail Neighbourhood Retail Office Town Centre Leisure
Neighbourhood Leisure Resi - Market Resi Affordable Live/Work
Community Facilities Warehouse / Light Industrial Hotel / Conference Centre / Resort Education Campus
Education - Primary / Secondary
Results – Peak Demand by Building Type
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Summer
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Summer
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Summer
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Summer
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Summer
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Summer Peak Demand 100% Installed PV 75% Installed PV 50% Installed PV 25% Installed PV
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Winter
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Winter
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Winter
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Winter
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Installed PV vs Peak Demand in Winter
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Winter Demand 100% Installed PV 75% Installed PV 50% Installed PV 25% Installed PV
Modderfontein Regeneration Masterplan Workshop July 2015
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0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Summer Peak Demand Efficient Lights SWH - 50% SWH - 75% SWH - 100% HVAC
Results – Energy Efficiency Measures in Summer
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Energy Efficiency Measures in Winter
0
20000
40000
60000
80000
100000
120000
140000
160000
180000
200000
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24
Winter Peak Demand Efficient Lights SWH - 50% SWH - 75% SWH - 100% HVAC
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – Phasing Peak Demand
0
50,000
100,000
150,000
200,000
250,000
300,000
20
15
20
16
20
17
20
18
20
19
20
20
20
21
20
22
20
23
20
24
20
25
20
26
20
27
20
28
20
29
20
30
20
31
20
32
20
33
20
34
20
35
20
36
20
37
20
38
20
39
20
40
20
41
20
42
20
43
20
44
20
45
20
46
20
47
20
48
20
49
20
50
20
51
20
52
20
53
20
54
20
55
20
56
20
57
20
58
20
59
20
60
Ph
ase
1
Ph
ase
2 a
nd
2b
Ph
ase
3 Ph
ase
4
Ph
ase
5
Ph
ase
6
Ph
ase
7
Ph
ase
8
Ph
ase
9
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 1
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 2
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 2b
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 3
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 4
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 5
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 6
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 7
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 8
Modderfontein Regeneration Masterplan Workshop July 2015
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N Results – External Electrical Reticulation – Phase 9
Modderfontein Regeneration Masterplan Workshop July 2015
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N
Primary Substation Satellite Substation (end state year 2060)
Areas Supplied
Existing Westfield SS 90MVA 132/11kV (37MVA) Spare
PS4 – 20MVA 11kV J,H
S1 – 10MVA 11kV Westlake , M, K
Longlake SS 135MVA 132/11kV (2016)
S23 – 20MVA 11kV Longlake
PS1– 20MVA 11kV Longlake
S26– 20MVA 11kV X,Y,W
PS5– 20MVA 11kV W,V,Z
Klipfontein SS 90MVA 132/11kV (2018)
S28– 20MVA 11kV AA
S34– 20MVA 11kV T,U
PS6– 20MVA 11kV U,Z
CBD Substation 90MVA 132/11kV (2018)
S20– 20MVA 11kV P,L
PS2– 20MVA 11kV K
S36– 20MVA 11kV Q,R
S18– 20MVA 11kV S, N ,H ,Pinelands
Founders Substation 90MVA 132/11kV (2020) S17– 20MVA 11kV Pinelands, Founders, D,E,F,G
Existing Esther Park SS 150MVA 132/11kV?? S5 – 10MVA 11kV A,B,C
Total Capacity 280MVA (Installed Capacity) ≈ 273MVA (Estimated Demand)
**Note: The capacity indicated for the Primary SS is the safe capacity
Results – Substation Areas and Capacity
Modderfontein Regeneration Masterplan Workshop July 2015
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N Conclusions
• Electrical infrastructure to be developed in parallel with the phasing of the
development;
• No demand trigger points anticipated to happen. Any delay in the primary substation
development might cause a trigger point which will need to be addressed;
• The electrical infrastructure is going to be built but the capacity on this infrastructure is
dependent on the transmission lines supplying Sebenza Substation;
• Rooftop PV to be installed in parallel with the phasing on the development;
• Rooftop PV to offset the daily demand from the grid;
• Ground mounted PV could be built in the AECI land. Conversations already happening
and the installed capacity could be round around 60MWp;
• For 50% water supply from solar we would require 11% of the total roofs to have Solar
Water heating systems installed;
• Waste to energy is an option for the energy production mix which can potentially add
17MW to the generation side.
Modderfontein Regeneration Masterplan Workshop July 2015
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N Next Steps
• Discuss further energy efficiency options that could be implemented in the project;
• Investigate further the proposed transmission lines to supply the development;
• Guidelines for the Energy Efficiency as well as PV installation for the developers
building in the Modderfontein land;
Modderfontein Regeneration Final Workshop July 2015
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DAY TWO
Modderfontein Regeneration Final Workshop July 2015
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URBAN DESIGN
GUIDELINES
Modderfontein Regeneration Final Workshop July 2015
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1. Guidelines for Developers
2. Guidelines for a Public Audience
3. Parcel Guidelines
4. Heritage Guidelines
Modderfontein Regeneration Final Workshop July 2015
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N
Modderfontein Regeneration Final Workshop July 2015
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N Guidelines for Developers
42 ha site
Defined• Building Heights• GFA• Land Use• Frontage• Access• Setbacks
Guidelines used for developer packages.
Modderfontein Regeneration Final Workshop July 2015
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N
Land Uses
Building Heights
Modderfontein Regeneration Final Workshop July 2015
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N Required Frontage
Modderfontein Regeneration Final Workshop July 2015
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N Required Access
Modderfontein Regeneration Final Workshop July 2015
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N Required Setback
Modderfontein Regeneration Final Workshop July 2015
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N Encouraged
Building Frontage Hierarchy Primary frontageSecondary frontage
Façade StandardsRhythmGround floor treatmentCharacter and materials
Primary Frontages Secondary Frontages
‘Required’ changes to ‘Encouraged’.
Modderfontein Regeneration Final Workshop July 2015
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N Encouraged Passive Design
Modderfontein Regeneration Final Workshop July 2015
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N Encourage variety(Similar project in Middle East)
Modderfontein Regeneration Final Workshop July 2015
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N Guidelines for Public Audience
Modderfontein Regeneration Final Workshop July 2015
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N Guidelines for Public Audience
Greenwich Millennium Village
12 ha site
Encouraged:• Character• Massing• General uses
Guidelines used for design team alignment and public engagement. Not used for Planning Permissions.
Modderfontein Regeneration Final Workshop July 2015
MO
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N The Guidelines
Movement
Land Uses
Building Heights
Character
Indicative Layout
Modderfontein Regeneration Final Workshop July 2015
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N The Guidelines
Indicative Building Layout
Modderfontein Regeneration Final Workshop July 2015
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N Parcel Guidelines
Guidelines used for Outline Planning Application (successful) and public engagement.
Modderfontein Regeneration Final Workshop July 2015
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N Parcel Guidelines
Modderfontein Regeneration Final Workshop July 2015
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N
Modderfontein Regeneration Final Workshop July 2015
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N
26 ha site
Defined• Plots (development and open space)• Public Transit• Roads • Infrastructure
Modderfontein Regeneration Final Workshop July 2015
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N Selected Area
Modderfontein Regeneration Final Workshop July 2015
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N
Extent of maximum potential overhang
Extent of plot boundaryExtent of building footprint
The Guidelines
Parcel Setbacks (fixed)
Frontage and Access (fixed)
Indicative Section
Land Uses (Ground and Typical Upper Floor)
Indicative Layout, Building Height Limits Confirmed
Modderfontein Regeneration Final Workshop July 2015
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N
Nova Luz, Sao Paulo
Guidelines used for future consultant alignment and was approved by the local authority.
Modderfontein Regeneration Final Workshop July 2015
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N Heritage Guidelines
50 ha site
Modderfontein Regeneration Final Workshop July 2015
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N
ECONOMICS
Commercial
Modderfontein Regeneration Final Workshop July 2015
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N
Our RoleWhat type, form and scale of property use should be
planned for Modderfontein?
Modderfontein Regeneration Final Workshop July 2015
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N
An Uncertain World
Modderfontein Regeneration Final Workshop July 2015
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N
Optimal Approach
FACTOR 1
Physical Conditions
FACTOR 2
Market Conditions
FACTOR 3
Deliverability Conditions
Our Philosophy
Modderfontein Regeneration Final Workshop July 2015
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N
What we have done
Commercial Appraisal of Options
Market Assessment Report
Commercial Development
Framework
Modderfontein Regeneration Final Workshop July 2015
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N
A huge development site in a strategic location, close to major
employment nodes and the Airport
Overall Strategy
M
TOWN CENTRE
Mixed-use hub around the station with
apartments, retail, leisure and offices
NORTH
Family-orientated mixed income housing,
especially for people who work nearby,
plus light industrial / distribution
A different style of development to any existing area of Johannesburg
Modderfontein Regeneration Final Workshop July 2015
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N
Mix of UsesPlot Name
Plot Area
(m ²)
Developable
Space
Gross Floor
Area Main Uses
A Mdf South 1 153k 107k 161k House orientated residential
B Mdf South 2 304k 213k 319k House orientated residential
C Mdf South 3 12k 9k 13k House orientated residential
D Mdf South 4 14k 10k 23k House orientated residential
E Mdf South 5 10k 7k 16k House orientated residential
F Pineland Fringe 1 189k 132k 40k Education campus
G Pineland Fringe 2 4k 3k 13k Offices
H Town Centre South 1 108k 76k 370k Office-led mixed use
J Town Centre South 2 52k 37k 179k Office district
K Town Centre 369k 258k 1,285k Mixed office, apartments, retail & leisure
P Town Centre North 1 406k 284k 838k Residential-led mixed use
Q Town Centre North 2 539k 377k 998k Residential-led mixed use
R Town Centre North 3 21k 15k 34k Apartment oriented residential
L Town Centre North 4 29k 20k 46k Office district
M Town Centre North 5 11k 8k 18k Office district
N Town Centre North 6 47k 33k 82k Office-led mixed use
Sub-total South Zone 2,266k 1,587k 4,434k
S Mdf Central 278k 194k 345k Family residential neighbourhoods
T Mdf East 471k 330k 231k Warehouses & light industrial with offices
AA Highlands 1,140k 798k 598k Warehouses & light industrial with offices
U Mdf North 1 760k 532k 1,063k Family residential neighbourhoods
V Mdf North 2 195k 136k 204k Family residential neighbourhoods
W Mdf North 3 818k 573k 1,145k Family residential neighbourhoods
X Mdf North 4 233k 163k 294k Family residential neighbourhoods
Y Mdf North 5 525k 367k 540k Family residential neighbourhoods
Z Mdf North 6 534k 374k 748k Family residential neighbourhoods
Sub-total North Zone 4,953k 3,467k 5,169k
TOTAL 7,219k 5,053k 9,603k
No
rth
Zo
ne
So
uth
Zo
ne
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Strategy for Residential
WaterfallCosmo CityMain focus on
providing housing
for middle income
couples and
families that work
in the nearby
employment
nodes
A more dense and sustainable arrangement than the norm in South Africa
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Residential MixSouth North Total South North Total
Land allocated for residential development (ha): 156 373 529 30% 70% 100%
Residential units: 27k 36k 63k 43% 57% 100%
Residential units per ha of land (inc roads etc) allocated to residential: 174 97 120
Residents (including resident domestic workers): 64k 97k 161k
No. of Residential Units - by Density Category
Low Density - detached houses - 2k 2k 0% 7% 4%
Low/Medium Density - attached houses 6k 14k 20k 23% 37% 31%
Medium Density - low rise apartments 11k 12k 23k 39% 34% 36%
High Density - high rise apartments 10k 8k 18k 39% 21% 29%
Total 27k 36k 63k 100% 100% 100%
Resident Population (inc. resident domestic workers) - by Density Category
Low Density - detached houses - 10k 10k 0% 10% 6%
Low/Medium Density - attached houses 19k 43k 62k 30% 44% 38%
Medium Density - low rise apartments 25k 30k 55k 39% 31% 34%
High Density - high rise apartments 20k 15k 35k 31% 15% 21%
Total 64k 97k 161k 100% 100% 100%
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Residential Phasing
South North Total South North Total
Phase 1 - - - 0% 0% 0%
Phase 2 4k - 4k 15% 0% 6%
Phase 3 3k 2k 5k 10% 6% 8%
Phase 4 3k 3k 6k 9% 9% 9%
Phase 5 3k 5k 7k 10% 12% 11%
Phase 6 3k 5k 7k 10% 12% 11%
Phase 7 3k 5k 9k 12% 15% 13%
Phase 8 6k 11k 17k 23% 30% 27%
Phase 9 3k 5k 9k 12% 15% 13%
Total 27k 36k 63k 100% 100% 100%
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Strategy for Offices
SPINNINGFIELDS 450,000 m² Past 10 Years
MEDIA CITY UK 50,000 m² offices phase 1
AIRPORT CITY 500,000 m² Next 10 Years
A major office hub in
the long term,
focused on users
that find value in
proximity to the
Airport
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Office Development Trends
Office space planned and completed in Gauteng (sq m)Building Permits / Statistics South Africa
• About 200,000 m² of office space completed each year
over the past 5 years in Gauteng
• New supply peaked at 600,000 m² in 2008
• Development at Sandton is constrained. In the long-
term, new space will be needed in other locations
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Strategy for Offices
c.1.5 million m² GFA at Modderfontein Town Centre
c.15% of current total stock in
Johannesburg / Centurioni.e. adding about 0.5% per annum over 30 years
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Total
(4 years
2017 - 2020)
(5 years
2021-25)
(5 years
2026-2030)
(10 years
2031-2040)
(20 years
2041-2060)
Offices 6k 108k 168k 538k 648k 1,468k
% 0.4% 7% 11% 37% 44% 100%
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Warehouse & Light Industrial
800,000 sq metres of space in
the North, offering proximity to
the N1 Corridor and Airport
Phase 1 Phase 2 Phase 3 Phase 4 Phase 5 Total
(4 years
2017 - 2020)
(5 years
2021-25)
(5 years
2026-2030)
(10 years
2031-2040)
(20 years
2041-2060)
Warehouse / Office &
Light Industrial202k 404k 202k - - 808k
% 25% 50% 25% 0% 0% 100%
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Retail & Commercial Leisure
Retail / leisure offer mainly to support
residents, given the substantial
existing and planned shopping mall
provision in the area
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Destination Leisure
Surf LagoonOutlet Village
Opportunities to create a regional-
scale destination e.g. a retail outlet
village and/or an outdoor attraction
using the natural features of the site
Downhill Sports Centre
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SummarySouth North Total South North Total
Allocation of Space (m²)
Open Space Between Development 8.6m 54%
Plots Area 2.3m 5.0m 7.2m 46%
Roads & Open Space Within Development 0.7m 1.5m 2.2m 14%
Net Developable Area 1.6m 3.5m 5.1m 32%
Total Site (Red Line Area) 15.8m 100%
Gross Floor Area - by Use Type (m²)
Town Centre Retail 92k 58k 150k 2% 1% 2%
Neighbourhood Retail 15k 6k 21k 0% 0% 0%
Offices 1,468k - 1,468k 33% 0% 15%
Town Centre Leisure 46k - 46k 1% 0% 0%
Neighbourhood Leisure 8k 22k 30k 0% 0% 0%
Market Residential 2,622k 4,124k 6,745k 59% 80% 70%
Subsidised Residential - - - 0% 0% 0%
Live Work 13k 23k 36k 0% 0% 0%
Community Facilities 36k 39k 75k 1% 1% 1%
Warehouse/ Office & Light Industrial - 808k 808k 0% 16% 8%
Hotel/ Conference Centre/ Resort 63k 16k 79k 1% 0% 1%
Education - Campus 40k - 40k 1% 0% 0%
Education - Primary/Secondary 32k 73k 105k 1% 1% 1%
Total 4,434k 5,169k 9,603k 100% 100% 100%
Employees (full time equivalent) 68k 14k 82k 83% 17% 100%
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PhasingPhase
1
Phase
2
Phase
3
Phase
4
Phase
5
Phase
6
Phase
7
Phase
8
Phase
9 Total
- - 17k 27k 24k 24k 14k 29k 14k 150k
- 12k 4k 0k - - 1k 3k 1k 21k
- 6k 108k 168k 269k 269k 162k 324k 162k 1,468k
- - 6k 6k 6k 6k 6k 11k 6k 46k
- 6k 2k 3k 5k 5k 2k 5k 2k 30k
- 384k 497k 624k 776k 776k 922k 1,844k 922k 6,745k
- - - - - - - - - -
- 5k 10k 7k 3k 3k 2k 4k 2k 36k
- 11k 8k 10k 9k 9k 7k 15k 7k 75k
- 202k 404k 202k - - - - - 808k
- - 5k 11k 13k 13k 9k 19k 9k 79k
- 20k 20k - - - - - - 40k
- - 6k 10k 13k 13k 16k 32k 16k 105k
- 645k 1,087k 1,066k 1,118k 1,118k 1,142k 2,284k 1,142k 9,603k
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SOCIO-
ECONOMICS
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Outline of Presentation
1. Baseline assessment: socio-economic drivers, constraints and opportunities –
implications for Modderfontein.
2. Policy drivers.
3. Socio-economic impacts.
4. Conclusions – Implications of the development
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0-4
5. - 9.
10 - 14.
15-19
20-24
25-29
30-34
35-39
40-44
45-49
50-54
55-59
60-64
65-69
70-74
75-79
80-84
85+
Male Female
SOCIOECONOMICSWhat is the socioeconomic profile of area?
Population
• Gauteng has consistently increased its share
of national population
• 19% in 1996 to 24% in 2011.
• Currently 12.9 million people
• Modderfontein site is at the geographical
heart of this growth.
• Young Population
• Approx. 20% youth labour
• Two-thirds under age of 34
• Substantial youth bulge – plentiful labour
supply BUT – skills and education?
Age Pyramid, City of Johannesburg, 2011
Source: 2011 Census, Statistics South Africa
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N SOCIOECONOMICSWhat is the socioeconomic profile of area?
Population - Migration
• Gauteng grew faster than any other province between 2006 and 2011 (2.9% pa)
• Growth driven by net-migration
• Gauteng is the largest net-gainer of inter-provincial migrants (approx. 1.5m net-migrants since 2011)
• If rate continues – Gauteng’s population will double by 2035
(400,000)
(200,000)
0
200,000
400,000
600,000
800,000
1,000,000
1,200,000
1,400,000
1,600,000
Eastern Cape Gauteng Limpopo Northern Cape Western Cape
2001-2006 2006-2011 2011-2016
• Approx. 22% of Gauteng’s migrants are international
• International migration led by other African nations
• Gauteng successful in attracted highly educated individuals -
less skills-constrained than other provincial economies.
• Advantage: “The Demographic Dividend”• Existing demographic and health profile has favourable
dependency ratios
• However, rapid rate of population growth is not sustainable
• Likely to lead to higher levels of congestions and increased
pressure on services
Source: Mid-Year Population Estimates, Statistics South Africa, “Internal Migration to Gauten Province”, Uni of Cape Town 2004
Domestic Provincial Net Migration, 2001 – 2016
International Migration Patterns into South Africa
African Asian White
2001-2005 769,000 23,300 -133,800
2006-2010 922,900 34,700 -112,00
2011-2015 1,100,000 41,000 -95,200
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N SOCIOECONOMICSWhat is the socioeconomic profile of area?
Economy
• Gauteng is the launching pad for many domestic and international businesses looking to expand
into Africa
• Africa's financial services capital: >70 foreign banks' head offices, several domestic banks,
stockbrokers and large insurance firms; JSE Securities Exchange.
• Dominates the South African economy in every major sector except Agriculture, Mining and
Quarrying
• Provincial Economy leading sectors:
• Financial, Real Estate & Business;
• Manufacturing;
• Government Services; and
• Trade & Accommodation
Source: Gauteng Online, Statistics South Africa
• Response to building a Smart Province;
Expanded Tertiary Sector which now
contributes 60+% to growth.
• Major Shopping attraction in Africa
• Currently low labour demand in formal
sectors
0%
5%
10%
15%
20%
25%
Fin
ance
, re
al e
stat
e an
db
usi
nes
s se
rvic
es
Man
ufa
ctu
rin
g
Ge
ner
al g
ove
rnm
en
tse
rvic
es
Wh
ole
sale
, ret
ail,
mo
tor
trad
e an
d a
cco
mm
od
atio
n
Taxe
s le
ss s
ub
sid
ies
on
pro
du
cts
Tran
spo
rt, s
tora
ge a
nd
com
mu
nic
atio
n
Co
nst
ruct
ion
Per
son
al s
ervi
ces
Min
ing
and
qu
arry
ing
Elec
tric
ity,
Gas
an
d W
ater
Agr
icu
ltu
re, f
ore
stry
an
dfi
shin
g
Oth
er
% of GDP (Gauteng)
% of GDP (South Africa)
Contribution to GDP per Sector; Gauteng Provincial & National Level
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N SOCIOECONOMICSWhat is the socioeconomic profile of area?
Employment & Occupational Structure
• Gauteng has highest level of Labour Market Participation
• Largest amount of employees within all sectors (except Agri.)
• Contains 33%-45% of SA’s employees in:
• Financial sector;
• Transport sector;
• Trade & Accommodation sector; and
• Manufacturing sector
• In Gauteng, employment focuses mainly in Finance, Trade and Community & Social Services
• Manufacturing and Construction still strong, despite recent contraction (due to reduced credit access)
0%
10%
20%
30%
40%
50%
Agri
culture
Min
ing
Man
ufa
ctu
ring
Utilit
ies
Co
nstr
uction
Tra
de
Tra
nsp
ort
Fin
ance
Co
mm
un
ity a
nd
Socia
l S
erv
ices
Priva
te H
ou
seh
old
s
Proportion of National Employment in Gauteng’s Economic Sectors
Level Labour
Participation
Rate
South Africa 64.4%
Gauteng 76.7%
CoJ 70%
Labour Participation Rates; SA, Gauteng & CoJ
Proportion of Gauteng’s Labour Force per Economic Sectors
Source: Quarterly Labour Force Survey, 2015, Statistics South Africa
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0%
5%
10%
15%
20%
25%
30%
35%
40%
No
rth
ern
Cap
e
Free
Sta
te
East
ern
Cap
e
Mp
um
alan
ga
No
rth
We
st
Gau
ten
g
Kw
aZu
lu-N
atal
Wes
tern
Cap
e
Lim
po
po
Unemployment Rate per Province
South African - Unemployment Rate
Unemployment & Economic Inactivity
• Moderate unemployment rate - in line with
National rate
• Unemployment rates in CoJ and Tshwane below
the Provincial level and on par with SA
• Unemployment in Ekurhuleni and Non-
metropolitan municipalities exceed both Provincial
and National levels
• Since 2008 crisis, Gauteng experiencing
continued increase in unemployment
• Challenges of Province’s labour market - creating
employment opportunities, specifically for youth
labour
24%
25%
26%
27%
28%
29%
30%
31%
CoJ Ekurhuleni City of Tshwane Non-metro
Unemployment Rate per Municipality South African - Unemployment Rate
Gauteng Unemployment Rate
Source: Quarterly Labour Force Survey, 2015, Statistics South Africa
Provincial Unemployment Rate against National Unemployment Rate
Gauteng’s Municipality Unemployment Rates against Provincial and
National Rates
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N SOCIOECONOMICSWhat is the socioeconomic profile of area?
The Informal Economy
Source: Quarterly Labour Force Survey, 2015, Statistics South Africa
0%
25%
50%
75%
100%
Min
ing
Man
ufa
ctu
rin
g
Uti
litie
s
Co
nst
ruct
ion
Trad
e
Tran
spo
rt
Fin
ance
Co
mm
un
ity
and
so
cial
serv
ices
Oth
er
Informal %
Formal %
Formal & Informal Labour per Economic Industry
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0
25,000
50,000
75,000
100,000
125,000
150,000
175,000
Gauteng Western Cape Northern Cape KwaZulu-Natal Mpumalanga Free State North West Eastern Cape Limpopo
2001
2011
SOCIOECONOMICSWhat is the socioeconomic profile of area?
0%2%4%6%8%
10%12%14%16%18%
No
ne
inco
me
R1
- R
4,8
00
R4
,80
1 -
R9
,60
0
R9
,60
1 -
R1
9,6
00
R1
9,6
01
- R
38
,20
0
R3
8,2
01
- R
76
,40
0
R7
6,4
01
- R
15
3,8
00
R1
53
,80
1 -
R3
07
,60
0
R3
07
,60
1 -
R6
14
,40
0
R6
14
,00
1 -
R1
,22
8,8
00
R1
,22
8,8
01
-R
2,4
57
,60
0
R2
,45
7,6
01
+
Income Levels
• Average annual incomes across SA have doubled since 2001
• Gauteng’s av. annual income considerably higher than other Provinces - grew at 7% per annum
• Av. Household income in CoJ amongst the highest in SA
• Although incomes concentrated in Middle
Range – approx. 17% reported having
“No Income”
• Income disparities highest in Gauteng’s
major cities (CoJ, Ekurhuleni, Tshwane)
• Ranking amongst the most unequal
societies globally
Source: 2011 Census, Statistics South Africa
Average Annual Incomes per Province (ZAR), 2001 – 2011
Average Annual Household Income Distribution, 2011
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Source: 2011 Census, Statistics South Africa, CASASP, 2005
Deprivation
• Still challenges facing racially skewed ownership, employment
opportunities and structural imbalances
• UNHabitat & GCRO Quality of Life Survey: CoJ Gini-coefficient
of 0.75
• In Gauteng, proportion of population under the Poverty-Line
(R305/ month) at 10% (increase from 7% in 2005)
• Given by largely urban character, CoJ has problem with urban
poverty - driven by migration.
• Poverty concentrated in defined pockets - most located on outer
edges of Johannesburg conurbation
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Housing
-
500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
1996 2001 2011
Formal Dwelling Informal Dwelling Other
• Demand for affordable (and desired) housing outstripping supply
• Challenge for bringing about the right balance of affordable formal housing remains large
and pressing.
Source: 2011 Census, Statistics South Africa
Dwelling Types in Gauteng; 1996, 2001, 2011
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Housing
• Residential ownership dramatically decreased since 1996
• Rental units and dwellings occupied rent-free have increased
• Population densities continue to exert pressures on the housing stock (esp. in CoJ)
• Private developers and Government (Joshco) need to collaborate to ensure demands are adequately
met
• Promoting socio-economic growth and empowerment in safe, well-managed and well-serviced
neighbourhoods
Source: 2011 Census, Statistics South Africa
Tenure Status 1996 2001 2011
Rented26% 45%
41%
Occupied rent free 16%
Owned and fully paid off72% 53%
24%
Owned but not yet paid off 17%
Other 2% 3% 3%
Household Tenure in Gauteng; 1996, 2001, 2011
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Strategic Economic Prospects & Drivers
• Economic growth is slowly recovering reflecting stronger world trade and past depreciation of the
Rand
• However, infrastructure insufficiencies (mostly electricity shortages) are slowing the economy.
• Exports will rely on manufacturing goods, as commodities remain depressed by low international
prices.
• Infrastructure investment will contribute to growth - providing demand and alleviating bottlenecks.
• As incomes increase & confidence slowly improves - private domestic demand is projected to pick
up.
• Fiscal policy will remain mildly restrictive, as the government seek to stabilise public debt and
contain inflation pressures
• High levels of inactivity and unemployment add to high inequality - require structural reforms to
boost employment creation and make growth more inclusive.
Source: OECD, June 2015
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N SOCIOECONOMICSStrategic Economic Prospects & Drivers
• While SA is forecast to grow at 4.5% by 2030, Gauteng is forecast to grow by 5.2%
• Currently, Gauteng contributes approx. 35% of GDP – set to grow to 38% in 2030, 40% by 2050
Gauteng’s economy will be driven by the:
• Wholesale, retail & motor trade sector – growing at 5.2%;
• Catering & accommodation sector – growing at 5.2%;
• General government services – growing at 5%;
• Financial, real estate & business services – growing at 4.9%; and
• Manufacturing sector – growing at 4.6%.
Source: ASSA, 2011; OECD, June 2015; World Bank Databank, 2015; Trading Economics Forecast, 2015; Statistics South Africa
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NPopulation Projections
-
100
200
300
400
500
600
700
800
900
20
09
20
11
20
13
20
15
20
17
20
19
20
21
20
23
20
25
20
27
20
29
20
31
20
33
20
35
20
37
20
39
20
41
20
43
20
45
20
47
20
49
National Population Projections, 2010-2030 (World Bank)
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N SOCIOECONOMICSInward Investment Activity & Major Projects
• Major Infrastructure and Development Projects planned for Gauteng.
• Supported by increased government spending in Residential, Infrastructural and Commercial
projects
Source: CIC Construction in South Africa, Sept 2014
Sector Name Description Value
Rail GauTrain Rail System ExtensionA link to the High speed Rail from Johannesburg and Durban
and a rapid rail link to allow high mobility corridors-
Retail Midrand Mall of Africa
Two-story, 130,000.0m2 shopping mall. It includes the
construction of 300 stores, a VIP lounge, a spa, a baby
nursery, a children’s park, a two-level basement parking
garage and related facilities.
US$350 million
RetailMogale City Mall Development
A shopping mall consisting of a 53,000 sqm of retail space,
leisure units, parking facilities, as well as the installation of
security systems. US$168 million
Industrial PET-P Plant Polyethylene Terephthalate recycling plant -
Light Industrial600,000 sqm Manufacturing Plant
-
Institutional
CHB Academic Hospital
Revitalisation
Upgrading the existing hospital, incl. construction of a new
hospital, an OPD center, a parking facility, other related
infrastructure facilities, and the installation of safety systems. -
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N SOCIOECONOMICSPolicy Context
National Development Plan 2030
• 3 priorities for economic future:
• Raising employment through faster economic growth
• Improving quality of education and skills development
• Building capability of the state to play transformative role
Industrial Policy Action Plan (IPAP)
• Highlights need for adequate job creation
• Promote Labour-absorbing industrialisation
• Raise competitiveness
• Focus on the Manufacturing sector due to its high multiplier benefits to GDP and employment
Gauteng Employment Growth and Development Strategy (GEGDS)
• Initiate programmes that can maximise employment creation in the medium term.
• Address inequality through the investment in people and the progressive realisation of decent jobs.
• Support social cohesion through interventions that directly contribute towards employment creation
and a healthy, well nourished and safe labour force.
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N SOCIOECONOMICSPolicy Context
Corridors of Freedom
• Alleviate deprivation and guide accessible and sustainable development
• Well-planned transport arteries
• Linked mixed-use compact development
• Adequate provision of commercial (retail & office) uses
• Good access to sufficient provision of community services (education, leisure & recreation)
• Addresses sustainability of access and movement of residents – social cohesion
“a larger proportion of the population living closer to places of work, and the transport they use to
commute should be safe, reliable and energy efficient”
Black Economic Empowerment
• Gauteng Provincial Government (GPG) launched Broad Based Black Economic Empowerment
Strategy.
• Aim to address inequalities & bring about significant increases in the number of black people that
manage, own and control the economy.
• Recognises SMEs as major lever for BEE - providing opportunities to increase black participation in
economic activities
“GPG will support for micro enterprise in general, small business development in high-growth
sectors and the growth of SMEs owned and managed by black people and black women in
particular, the youth, the disabled and cooperatives.”
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N SOCIOECONOMICSPolicy Context
Policy PlanPolicy Drivers
Modderfontein Adherence
National Development Plan 2030 • Raising employment through faster
economic growth
• Improving quality of education and skills
development
• Building capability of the state to play
transformative role
• Creation of new work premises for growing economy
(and labour demand)
• Provision of new health and educational facilities to
upskill and enhance life quality of increasing population
• Major infrastructure investment provides opportunities
for involvement of state to play transformative role
(e.g. through PPP)
IPAP • Promote Labour-absorbing
industrialisation
• Raise competitiveness
• Focus on the Manufacturing sector
• Provision of capacity for manufacturing and light
industrial operations
• Further strengthening key provincial and national
sectors
• Providing path to upskilling of labour through vocational
industrial experience
Corridors of Freedom • Alleviate deprivation
• Well-planned transport arteries
• Linked mixed-use compact development
• Good access to sufficient provision of
community services (education, leisure &
recreation)
• Addresses sustainability and social
cohesion
• TOD opportunity at GauTrain Hub
• Provision of transport “will enable fast, safe and
affordable mobility along the transport corridors”
• Located adjacent to targeted Corridors of Freedom
[Sandton/ Randburg- Diepsloot]
• Move away from previous sprawling low-density
areas without viable public transport systems
• The Master Plan centres the population towards
areas of economic activity, educational
opportunities and enhanced mobility
BEE • Significant increases in the number of black
people that manage, own and control the
economy.
• Recognises SMEs as major lever for BEE -
providing opportunities to increase black
participation in economic activities
• Integration of BEE & SME in line with Modderfontein’s
community-level businesses
• Support and investment provided from local authorities
generate greater economic activity and higher value
through high-density development (“Clustering Effect”)
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N SOCIOECONOMICSDrivers of Guateng’s Employment Growth and Development Strategy
GEGDS Drivers Objective Modderfontein Adherence
Developmental Green Economy
• Deliver better returns on natural, human and
economic capital investment
• Reducing greenhouse emissions, using fewer
natural resources & reducing social disparities
• Providing compact business districts with provincially
supportive economic activity provides real efficiency
gains
• Corridors of Freedom and provision of good public
transport delivers enhanced mobility to opportunities
across all groups
Economic, Socio-economic and bulk-
Infrastructure
• Uplift society; creating an inclusive economy
through infrastructure enhancement
• Spending on infrastructure is leveraged to
stimulate economy and address job creation over
short-medium term (esp. in Construction sector)
• Positioning province for growth in long term
• Centre will be developed around major rail
infrastructure provision
• High density development will align the main transport
corridors; benefitting several residents
• Phased construction will feed into local and Provincial
construction sector (Priority Sector)
• Connecting local economy to CBD and Sandton, to
support and benefit from economic activity
Community-led Economic Development
(CLED)
• Sustainable economic growth that brings economic
benefits and quality of life improvements in the
community
• Community participation with various public works
programmes to stimulate entrepreneurial spirit in
communities
• Develop infrastructure networks in local
communities so they can access markets
• Employment in high density mixed-use development
promotes local community engagement
• BEE Strategy objectives to enable community
entrepreneurialism
• Planned investment in local and inter-provincial
infrastructure will reduce transaction costs, attract
job seekers, and promote employment.
Quality Education, Skills Development &
Capacity Building
• Address poverty and inequality by focusing on
skills development, vocational training, capacity
building and re-skilling
• Emphasis placed on quality early childhood
development
• Reduce unemployment in the long-term
• Provision of 40,000 sqm Tertiary Education Campus
• Provision of 105,000 sqm Primary & Secondary
Educational facilities
• SME employment will promote on-the-job training &
knowledge transfers
• Modderfontein’s TOD & CLED enhances social mobility
and produces a more inclusive an productive economy
Youth Employment Initiative
• Focus on youth labour participation by intervening
more directly
• Proactively focus on young school leavers
• Opportunity to migrate unemployed youth to tertiary
education
• Promote youth entrepreneurship through BEE
• Incorporate GEGDS to leverage partnerships with
placement agencies and connect school leavers to jobs
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N SOCIOECONOMICSStrengths • Located in economic centre of the nation
• Located along Rail investment corridor
• Housing offer to meet variety of needs
• Establish residential-led communities that have
community services at their heart for all residents.
• Plan focuses on safe and good access to jobs and
services
• High-density sustainable development
• Promoting a move away from sprawled inaccessible
areas
• Focus of enhancing QoL for residents
Weaknesses• Informal employment
• Uncertainty of affordable housing provision
• Isolation of southern residential community
• Implementation will take considerable length of time
• Sluggish recovery from recession
• Value of the Rand
Opportunities• Feed into Provincial key economic sectors, in supportive
capacity – economic diversification
• Become Johannesburg’s 3rd Economic Hub
• Connect to wider region through Gautrain
• Reduce QoL disparities and inequalities through
community-led development
• Support SME’s to achieve BEE
• Increasing house prices promising for absorption of units
• National employment and residential demand and entice
FDI
• Construction of site will spike labour demand within
sector
• Phasing of educational/ vocational facilities can be
frontloaded to help upskill labour & prepare for the
economic activity envisioned for the area.
• Phasing of residential development can be in line with
increase in mortgage advances
• Development of high-quality housing & infrastructure
Threats• Demand uncertainty
• Competitiveness threats from other countries,
particularly in manufacturing
• Potential skills-gap
• Energy gap
• Challenges creating employment opportunities with the
ability to absorb labour, specifically youth labour
• Steady increases in informal sector
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N SOCIOECONOMICSEconomic Impact – Construction Jobs
CAPEX (USD) 17,120,000,000
Attributable to Labour 20%
Labour Cost (USD) 3,424,000,000
Person years of employment 285,333
FTEs (USD) 28,533
GDP per worker 7,000
GDP from construction (USD) 199,733,333
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N SOCIOECONOMICSEconomic Impact - Jobs
Sector Direct Jobs
Profile
GDP per worker
2015(USD)
Displacement &
Deadweight
Net Direct
Jobs
Regional Type II
Multiplier
Indirect &
Induced Jobs
Total Net
Jobs
Manufacturing 15580 17,260 0.2 12,464 2 12464 24,928
Utilities 820 38,384 0.1 738 1.7 516.6 1,255
Construction 1640 6,333 0.1 1,476 3 2952 4,428
Trade 20500 10,932 0.15 17,425 1.4 6970 24,395
Transport 12300 22,764 0.2 9,840 1.6 5904 15,744
Finance & business services 16400 21,810 0.15 13,940 2 13940 27,880
Government services 4920 10,915 0.05 4,674 1.5 2337 7,011
Personal services 9840 10,088 0 9,840 1.5 4920 14,760
Total 82000 70,397 50,004 120,401
148,934
Source: Atkins
Total Jobs including construction impact
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Economic Impact - GDP
Sector GDP per
worker
10 yr Productivity
Uplift
GDP per worker
uplift
Total Net
JobsGDP (USD)
Manufacturing 17,260 2.0 34,521 24,928 860,533,309
Utilities 38,384 1.4 53,738 1,255 67,419,844
Construction 6,333 1.2 7,599 4,428 33,650,112
Trade 10,932 1.3 14,211 24,395 346,680,019
Transport 22,764 1.7 38,698 15,744 609,263,547
Finance & business services 21,810 1.8 39,258 27,880 1,094,503,643
Government services 10,915 1.2 13,098 7,011 91,832,617
Personal services 10,088 1.2 12,106 14,760 178,677,927
120,401 3,282,561,018
3,482,294,351
Source: Atkins
Total
Total GDP including construction impact
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CONCLUSIONS – IMPLICATIONS FOR THE DEVELOPMENT
Economic diversification and competitiveness – capturing latent economic
growth potential
Economic additionality
Broad range of job opportunities with diverse skills needs
Opportunities for development of SME sector
Raising standards of living and improving quality of life for all
Contributing to alleviation of inequalities, unemployment, deprivation and
access to employment
Strategic policy fit – meeting NDP, IPAP and GEGDS objectives
Corridor of Freedom compliant
Investment in education and training
Enhancement of economic effect through increased spending power
Creating a bright future through substantial new opportunities
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Thank you!
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COMMENTS
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N KEY COMMENTSDEVELOPMENT PLANNING
Herman Pienaar, Development Planning, CoJ:“We are very happy with the level of detail and rigour apparent in the development of the framework plan and in these presentations.” Who attended the public engagement sessions?Key community groups and the general public. Invitations were made in newspapers and social media, as well as directly to key stakeholder groups. Full details can be found in the report. What is the breakdown of number of units for each phase?Overall numbers can be found in the Delivery Strategy and details can be found in the Colliers Commercial Report.The N/W and N/E connections seem to improve permeability on the site. Are there any more opportunities to connect to the S/W?We have linked to every available connection that borders our ownership boundary. Can the proposed public transit link in with city-wide networks?Yes, we link to all existing and proposed public transit networks that border our site. The BRT networks in the City of Johannesburg and Ekurheleni are both included.
Have we conducted an EIA as part of this process?Response: No new EIA’s are needed at this stage. Further EIA’s will be required when precinct plans are produced.
What is the breakdown of the lower income housing provided on-site?We are in negotiations with CoJ Housing and can provide details of our agreements when consensus has been reached.
What level of detail is being prepared for this planning submission? Is it a township establishment for the entire 1,600 ha?No, this is only the framework masterplan. Further detail will be submitted at the stage of future planning phases for individual neighbourhoods within the 1600 ha. Township establishments are yet to come and we understand they will require a higher level of detail.
Development sites within the overall 1600 ha should only be released with careful urban design guidelines, so the vision is sure to be maintained.
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Emannuel Sotomi, Housing, CoJ:What are the functional socio-economic linkages of this project?The socio-economic links created by the regeneration of Modderfontein are improved public transit, new pedestrian and cycle connections, more jobs and better access to public realm/parks.
Herman Joubert, Transport:How are we ensuring that the traffic impact on the city is manageable? Busses won’t be enough. We have developed a traffic model to indicate the level of traffic increase at each stage of this regeneration project. Public transit plays a role in decreasing demand and new roads are introduced when the model indicates that they are needed. We agree that it is unlikely that busses will provide enough capacity to support the level of density preferred by CoJ.
Have you considered the Gauteng Environmental Framework?We have considered key connections to the wider environmental network that surrounds our site. Most of the connections within our site boundary are made via river corridors. It is likely that these link to the new Gauteng Environmental Framework.
Constand Van Deventer, Urban Dynamics:What is the phasing strategy for social housing?The framework provides a location for lower income housing in each of the mixed use neighbourhoods and it is therefore phased in throughout the full delivery of the scheme, along with the required community amenities. What is the difference between the level of detail needed now and later for the environmental work?The level of detail is consistent with what is needed for a framework plan at this stage. Later when individual sites/neighbourhoods are put forward for further planning approvals, EIA’s will be required.
Even though an EIA is not needed now, please keep the key stakeholders in the loop, so when an EIA is needed, we already understand the context. This will lead to quicker approvals.
KEY COMMENTSDEVELOPMENT PLANNING
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N KEY COMMENTSENVIRONMENT - Summary
Herman Joubert, Transport:What is the environmental impact of the landbridge? We know that the town centre needs a connection between the north and south sites. The landbridgeoffers the most environmentally friendly intervention as it is not at grade and allows ecological crossings. The height of the bridge will determine the quality of the space under it, so we are investigating the maximum viable height.
Jane Eagle (EISD):“The detailed design stage, that comes after the framework plan, is really important. We need to ensure that the next round of design work incorporates the ideas and principles from the framework plan appropriately.”Building on the wetlands is not the norm. This must only be allowed when appropriate justification is given. The normal wetland buffer is 32 meters. This can be increased or decreased depending on the site and the design of the scheme. The actual buffer width for each site should be determined by a detailed study, at the next level of planning approval. Rehabilitation of non-pristine areas is as important as conserving pristine areas. We have an opportunity to do some rehabilitation on this site. These areas should be highlighted in the a more detailed study after the framework is approved. In the next stage of work, detailed design will be needed for the landbridge. Ensure the landbridge allows visual and ecological connections. It must also allow natural light and be scaled appropriately. Make the most of the stormwater and get a team on-board, at the next stage, that can deliver innovative and efficient systems and solutions.
How do we reduce our carbon footprint?How do we minimize the lose of wildlife?What is the most important environmental asset?
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Province/GDARD: Question: It is important that environmental issues are incorporated into the plan – as per the
presentations - but at what level of detail does the Framework Plan stop and the EIA process start.
Answer: The Framework Plan is strategic and will be subject to modification due to changing circumstances, especially in the longer term. The Framework Plan does not have sufficient detail to provide the basis for one or more EIAs which it is suggested are best carried out at precinct level. The Framework Plan recognises environmental issues and establishes principles and key next steps for addressing the issues.
Response: It will be important to have a good working relationship with GDARD on environmental matters e.g. establish a pre-application process for EIA, with consultation/involvement of Gauteng Province.
Statement (GDARD): A new Environmental Management Framework (EMF) for Gauteng Province was gazetted in June which will be applicable to Zendai Modderfontein.
Answer: Zendai would appreciate a copy of this EMF and will take this into account going forward, especially at the precinct level. (Post-meeting Note – a copy of the EMF was provided by GDARD to Atkins/Zendai on 31 July 2015).
Herman Joubert, Transport: Question: Town Centre and the connection across the Modderfontein Spruit – is this
achievable? The project should not head towards the side of an (immovable) mountain. Response: Subject to sound environmental (water, ecology, landscape) and engineering
studies an elevated connection should be possible in which a restored watercourse and riparian vegetation in the river corridor are valuable (visual and functional) assets to the Town Centre. The water course would be designed and managed to accommodate flooding but public access would be facilitated and ecological connectivity along the river and to the reserve would be retained.
KEY COMMENTSENVIRONMENT – Detailed notes
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CoJ (Jane Eagle) – seven precautionary points: Point 1: Cedar Loft at Fourways – the main lesson/principle learned was to avoid Wetlands, they should not be
built on. Nevertheless, where there is a compelling case to develop close to Wetlands (<30m), applications will be considered but given careful scrutiny with respect to design details and their approach to restoration of degraded wetlands.
Point 2: Though wetlands have been delineated and sub-catchment studies done, the source of all the ground/surface water on the site and the flow paths are not fully understood (“where does all the water come from and go?”). A geo-hydrological study for the whole site is still required.
Answer: Zendai recognise this, and that the results of the study may affect the details of development for some precincts and infrastructure, and proposes that such a study is done post-approval of the Framework Plan to inform the more detailed development plans.
Point 3: Wetland Buffers. It is suggested that a standard buffer (30m) should be applied to all wetlands, recognising that this can be increased (e.g. to 60m) or decreased subject to detailed requirements and studies.
Answer: Atkins/Zendai understand this and will state this in their Framework Plan, but prefer to show the delineated wetlands as the absolute “no go” zone and then to explore appropriate buffers (e.g. 10m to 30m or 60m) as a part of the Open Space Planning and Precinct Plans. Some of the medium to long term developments are so far in the future and will need review/revision anyway so the exact buffer is not critical at this stage.
Point 4: The principle that much of the site is degraded (from an ecological perspective) is understood. This is typical of Johannesburg and Gauteng Province where most land is degraded, but does not necessarily mean that development of all such degraded areas is acceptable – and there may be areas of non-degraded land. The Bio-Regional Plan for the CoJ identifies Critical Biodiversity Areas (CBAs) and Ecological Support Areas that may still be of environmental value and factored into the Framework Plan.
Answer: Atkins/Zendai have looked more closely at the Bio-Regional Plan GIS data provided by CoJ. Though the full meta-data is not readily accessible Atkins/Zendai still believe that the mapping of the CBAs etc was done at such a scale that it cannot be applied directly to the environmental sensitivity maps that have been prepared. (Post-meeting Note: Atkins/Zendai agreed to meet CoJ Biodiversity/GIS specialists on 30/07/2015 to review the data/situation in more detail).
KEY COMMENTSENVIRONMENT – Detailed notes
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Point 5: The scale of the proposed crossing/land bridge at the future Town Centre is of some concern e.g. a large dark culvert would not be a good solution. Light, air, safety are all required to make a sustainable solution.
Answer: Atkins/Zendai agree completely that this crossing has to be designed to a very high standard; the soft and hard landscaping and ecological connectivity required mean that this is a very important piece of “Green Infrastructure”.
Point 6: Drainage. Water conservation is a big issue in South Africa. Healthy wetlands need to depend on properly functioning drainage regimes, to factor in uses/pressures from people and play a role in “water efficiency”. How can stormwater serve people and the natural environment (role in hydrological and ecological connectivity) ate the same time? A highly professional team is required to work on the SuDS for the development; there a limited number of local engineers with the necessary experience and Zendai should look at bringing in expertise to assist – including wetlands specialists (i.e. not a task for engineers alone).
Answer: Zendai appreciates the complexity of the stormwater drainage SuDS challenge and will take this point into consideration.
Point 7: Ecological connectivity. The problem of the fence with very limited passageways for animals, that was noticed on the bus trip/site visit associated with the Options Workshop, highlights the need for mechanisms to be found for environmental commitments to be carried through (in this case to maintain ecological connectivity).
Answer: Atkins/Zendai understand this point and that such details need to be addressed both by “Environmental Principles” to be adopted by Zendai and competent EIAs with mitigation for precincts and infrastructure and the active involvement of those managing the Modderfontein Reserve (currently the Endangered Wildlife Trust).
KEY COMMENTSENVIRONMENT – Detailed notes
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N KEY COMMENTSTRANSPORT
Herman Joubert, Transport:Can the landbridge help deal with off-peak storage of public transit, when extra trains/busses are not needed?Yes, there will be extra space for both car parking and pubic transit storage on either side of the park and under the place where the bridge meets the development site. Please see the report for a conceptual section, to better understand the way this will work.
Herman Pienaar, Development Planning, CoJ:We would like a meeting with the transport team and CoJ Transport to discuss the traffic modelling. We need to understand that sufficient connections are being made through the site, as well as within.
What is the impact of freight traffic on the masterplan?Light-industrial and warehouse land uses have been placed adjacent to roads that allow (and are appropriate for) freight traffic. The traffic model accounts for freight traffic and has confirmed the agreed roads are likely to handle the traffic sufficiently.
We need to ensure that ‘through routes’ don’t become highways that are only used to speed through the site.We agree. The road network has been designed with placemaking and appropriate road hierarchy in mind. Through routes and internal roads have different land use and density adjacencies. The width and number of directional changes has also been adapted to encourage or discourage speed as appropriate. Areas where large trucks and service vehicles are prevalent, has been matched with roads to link to the major roads adjacent to the site, and do not require passage through residential neighbourhoods.
We must replace ineffective transport with efficient and accessible public transport.
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N KEY COMMENTSINFRASTRUCTURE
Herman Pienaar, Development Planning, CoJ:Have we included other new development in our capacity study?Yes, we have included other new development that we are aware of.Have we met with Joburg Water to agree a strategy?Yes, Joburg Water is supportive of our approach but does not have funding to produce a new water masterplan at this time. We must confirm that we have up-to-date information on supply timelines. There are delays sometimes.
Are there additional green/renewable systems that could be considered?
We must ensure any upgrades that are required actually happen and keep pace with the delivery of new development.
Victor Chewe (Joburg Water):Upgrades to the water supply are coming and will support this masterplan.
Very little wind is available on-site for wind turbines.
Municipalities should be investing in renewable power.
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Jane Eagle (EISD):Short term tie-ins to existing sewer system do not always work well and sometimes cause overflow. We must avoid this. Has consideration been given to an onsite treatment plant?
Arup met with Johannesburg Water (JW) to discuss the sewer aspects of the development. The Modderfontein site is well served by a large diameter sewer outfall running through the valley of the catchment and sewage discharges from the site have already been incorporated into the JW sewer masterplan for the area (the masterplan does however need to be reviewed and possibly updated for the current scale of development). Considering that JW has already invested heavily in infrastructure to collect sewage produced on the site, it makes sense to use this connection. Furthermore JW stated that there is a new 150 MLD sewage treatment plant planned near Lanseria airport that would alleviate potential capacity issues at the Northern Wastewater Treatment plant. Nonetheless, onsite sewage treatment has not been ruled out and is being considered as part of the medium to long term strategy with due consideration of:• Required land take in a suitable location and of a suitable size.• The need for a critical mass of people (a plant is not viable in the short term when sewage production is
low).• Complexities around operating a high tech piece of equipment and where the responsibilities lie for
operating the plant.• The potential to recover and use treated sewage effluent for irrigation of landscaped areas.
KEY COMMENTSINFRASTRUCTURE
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N KEY COMMENTSURBAN DESIGN GUIDELINES
Herman Pienaar, Development Planning, CoJ:“Design is not about what it looks like but how it functions and this is apparent in the design guidelines you have shared with us and the examples you have used.”The city is transforming towards design that encourages public transit. Best practice and international examples can really help us shape the future Johannesburg.We must get the urban design right. Landscape design is often used to cover up poor urban design. Modderfontein is and opportunity to get both right. “We must incorporate the principles of the design guidelines now, so when the work is implemented in the future, our intentions are still clear.”
Anton Comrie, Landscape Architect:How can the environment be linked into the urban design guidelines?We often design the landscape guidelines in parallel to the urban design guidelines. This allows appropriate integration. Parking requirements often hinder the public realm – what can be done?We have proposed a lower minimum provision of parking in Modderfontein. If this is approved, we might be able to provide less parking, as supported by our public transit strategy.
How do you ensure the residential design works on the inside?We often design indicative layouts to ensure appropriate building widths for internal design. How is local culture incorporated? We often work with local design teams.
Emannuel Sotomi, Housing, CoJ:Is there a method to determine how much low value housing is supported by a certain amount of high value housing? This is a delicate balance and will be reviewed when overall quantity of housing types are agreed with CoJ. Commercial considerations will factor into this discussion.
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N KEY COMMENTSCOMMERCIAL ECONOMICS
Emannuel Sotomi, Housing, CoJ:Working from home might effect our overall office provision.Continuous engagement is needed with CoJ housing.We must establish a model for how much social housing is viable based on the overall commercial assessment. Waterfall ran past us. We want Modderfontein to take us with them (in the planning process).
Johannesburg’s CBD is disorganized and crowed. We must do better at Modderfontein.
Herman Pienaar, Development Planning, CoJ:The city wants more lower market accommodation.We want to plan for the ‘median’ income level.
Getting a mortgage is a bigger issue for most – bigger than affordability.
What makes Modderfontein special? Unique land uses? Niche market?
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N KEY COMMENTSSOCIO-ECONOMICS
Liana Strydom, Development Planning, CoJ:“We seem to have reached an agreement on the masterplan and things seem to have settled into the right locations. However, the illustration of the displacement calculations must be clear.”The Airport Corridor of Freedom was identified as part of the SDF process and it is not yet confirmed.We must illustrate how the offering at Modderfontein is different than other nodes in Johannesburg – we must diversify.
Emannuel Sotomi, Housing, CoJ:Expand the local study area and get more specific about areas such as Alexandra and Sandton.
Herman Pienaar, Development Planning, CoJ:Make sure the outcomes of the study are manifested in the Framework Masterplan.Can we make a direct link with SME?Define the income level and job level of the new jobs we have shown. (Who are they really for?)
Renewables offer significant impact in terms of jobs and economic uplift due to new facilities and implementation staffing.
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N MASTERPLAN COMMENTSGive us your thoughts…
Where can we find information about municipal services (health clinics, libraries, sports fields, swimming pools, rec facilities, community halls, public schooling, religious facilities and other social services)?At the stage of the framework masterplan, we have identified the neighbourhoods/locations of the community facilities and schools. Please see diagram called ‘Community’. The amount of community facilities and schools will be determined by population, which will be confirmed when the framework plan is approved and detailed design begins at the next stage.
We need the links to neighbouring areas. More than physical links – we also need socio-cultural links like agriculture and economic activity.
When urban design guideline are required, review the Energy Efficiency Guidelines, Sustainable Human Settlement Index and Building Regulations for some minimum requirements applicable to CoJ. Include green elements and sustainability elements. Align to GDS204 principles.
Integrating planning between work streams is important.
Sustainability and resilience principles in infrastructure is important.
A regional attenuation pond could be useful.
When rivers and wetlands are crossed, try to use underpasses, span bridges, other infiltration/mechanisms that enable/promote infiltration should be incorporated into the design. Pedestrian and cycle lanes, taxi ranks, and landscaping should all be done at the same time. Should be incorporated into planning upfront.
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N MASTERPLAN COMMENTSGive us your thoughts…
Zendai and CoJ should have a GIS session to check alignment of layers.
Include sustainability principles.
Offsets are not always implemented properly, so there is a negative perception towards the process.
GDARD has plans to write environmental guidelines.
At least two major parks will be needed. One in the north and one in the south. This will serve the higher density residential development.
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GROUP WORK(consultants, stakeholder and developer working together)
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ENVIRONMENTNozipho Maduse (EISD)Jane Eagle (EISD)Lebo Molefe (EISD)Tshilidzi Tshimange (EISD)Taariq Ismail (GDP-OOP Gauteng)Liziwe Ntshinga (Urban Management)Lynn Marais (Zendai, Environment)Luke (Ke Lu) (Zendai, Landscape)Ares Zhangyi (Zendai, Project Management)Mark Hanekom (Zendai, Environment)Anton Comrie (Green Inc)Ben Bradlow (Brown University)Phillip Harrison (WITS University)Yan Yang (WITS University)Temba Middelmann (WITS University)Robert Whitcombe (Atkins, Environment)*
INFRASTRUCTURERiaan Swanepoel (City Power)Tony Whattaker (City Power)Gavin Jardine (City Power)Tebogo Mokanek (City Power)Xolani Lembede (City Power)Victor Chewe (Joburg Water)Hein Schuld (Plantech Associates)Nkateko Shipalana (Development Planning)Sibu Mthembu (Urban Management)Hein Schuld (Plantech)Joy Zang (Zendai, Urban Design)Tony Lu (Zendai, Infrastructure)Ian Carradice (Arup, Infrastructure)Mahandra Rooplall (Arup, Energy)Pedro Neto (Arup, Energy)Gregg Sim (Arup, Infrastructure)*
DEVELOPMENT PLANNINGEmannuel Sotomi (Housing)Liana Strydom (Development Planning)Martin Bekker (Ekurheleni)Nells Du Toit (OOP)Mannini Makhele (GPD - OOP Gauteng)Ronald Mathe (Gauteng)Taariq Ismail (Gauteng)Istell Orton (GIBB)Richard Ballard (GCEO)Gidion Cruywagen (Urban Management)Constand Van Deventer (Urban Dynamics, Planning)Jon Busser (Urban Dynamics, Planning)Nico Barnard (Zendai, Planning)Ann Sun (Zendai, PR)Lloyd Druce (Zendai, Planning)Richard Coburn (Atkins, Socioeconomics)Guy Briggs (DHK)*
GROUPS Please see attendee list for actual participants
TRANSPORTLisa Seftel (ED: Transportation)Daisy Dwango (Transportation)Gugu Mbambo (Transportation)Ayanda Masuku (Development Planning)Mohini Chanderalou (Development Planning)Esther Smith(JRA)Theo de Jager(JRA)Phelisa Staffa (JRA)Thabo Maifo (JRA)Inneke de Villiers-Engelbrecht (Urban Management)John Nsbirwa (Zendai, Transport)Herman Joubert (Zendai, Transport)Simon van Jaarsveld (Arup, Transport)*Madeleen Engelbrecht (Arup, Transport)
* Group leader
ECONOMICSRavi Naidoo (ED: Economic Development)Herman Pienaar (Development Planning)Yondela Silimela (ED: Development Planning)Nick Theledi (Economic Development)Reginald Pholo (Economic Development)Monique Griffith (Economic Development)Beatrice Abil (Economic Development)Elliot Dubasi (Economic Development)Estee Campher (Gauteng Province)Lenette Fouche (Urban Management)Andrea Delport (Denacon)Barry StegmannGuy Briggs (DHK, Urban Design)Damane Hlalele (Arup)Leticia Potts (Zendai, Development)Michael Inglesby (Colliers, Commercial)Margot Orr (Atkins, Masterplanning)David Geddes (Colliers, Commercial)*
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Break Out
Session 1DELIVERY STRATEGY: In this session we break into groups to discuss the delivery strategy from the perspective of each group’s specialization. What are the key elements required to move the project forward? Is there a particular order in which they need to be achieved? The group’s focus should be placed on the full delivery strategy. The objective of this session is to gain a shared understanding of what is likely to be needed to take the project from start to finish.
ACTION: Record the key elements of the delivery strategy.
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First 5 years
Within 10 years
Key TasksDon’t forget to assign an order to the actions, if they need to happen in a certain sequence.
• Establish good relationships with authorities and other stakeholders• Prepare Open Space Strategy and Landscape Masterplan
o To include “Guidelines” for integration of open space with urban developmento To include “Open Space Standards” (e.g. ratio of built vs unbuilt land in accordance with population
served)o To achieve a balance between conservation and amenity useso To investigate and determine requirement for one or more “Regional Parks”o To include spatial configuration/hierarchy of open/green space i.e. grading of ecological value and
associated uses (conservation, walking, cycling, SUDS etc.)o To include broad design/development principles and management guidelineso To be integrated with infrastructure (“complete streets” etc.)o To be integrated with SUDS and Stormwater requirements and proposals
• Institutional/governance arrangements for management of “Open Space” to be establishedo Management Entity/Entitieso Funding
• Environment Masterplan (will go beyond Open Space requirements to include other environmental tasks) including:
o Setting out of priorities and phasingo Determination of Safety, Health and Environment (SHE) trigger pointso EIA taskso Preparation of Habitat Restoration and Rehabilitation Programmeo Establishment of Waste Management Principles, Strategy and Systems (e.g. reduce, re-use, re-cycle;
separate waste at source etc.)o Establishment of Water Management Principles, Strategy and Guidelines (e.g. Treated Sewage Effluent
(TSE); use of grey water for landscape irrigation for all new projects; rain water harvesting and re-use)
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Objective – Planning, Design and Management of the Environment (i.e. many environmental tasks are not about building/actions on the ground but about planning and management)
• Implementation of above i.e. put strategies, plans and guidelines into practice
Key Message – “Environment is Part of the Solution and not Part of the Problem”
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First 5 years
Within 10 years
Within 15 years
Not before 20 years
Key TasksDon’t forget to assign an order to the actions, if they need to happen in a certain sequence.
Value Management Formal Planning
Design guidelines
- Existing approved areas
- Town Centre precinct
1. D.F. must incorporate approved areas that are part of the functional area. DF targets (infra, social housing etc) broken up into clusters of sub-working groups (including political input in Sept).
Formal city comment and refinement of D.F. Final submission Sept / Oct or more likely Jan 16.
Plans for early phases (urban design framework)
2. Precinct plans for early phases (urban design framework).
3. Township establishment informed by Open Space Strategy.
- Sub phase SDP
- Building plans submission
Precinct plans for next phases
• Township establishmentPotential review
Potential review
Precinct plans for next phases
• Township establishment Potential review
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N DELIVERY STRATEGY -- TRANSPORT
First 5 years
Within 10 years
Key TasksDon’t forget to assign an order to the actions, if they need to happen in a certain sequence.
The Gautrain Station is one of the most urgent pieces of infrastructure to be provided for Modderfontein from a Transportation point of view. Not only will the station make Modderfontein more accessible, but it will lend the area more gravity as a destination. The station is expected to act as a catalyst for first development to occur and will draw pioneering tenants to establish within the area.
There is currently an undertaking with the Bombella concession to provide a station at Modderfontein. The Bombella concession expands over a 15 year period of which 5 years have expired. It is therefore imperative that the station is designed and built within a shorter timeframe rather than a longer one to avoid having to renegotiate the opportunity to provide a station with a future concession.
As a starting point the transportation strategy needs to be carefully coordinated with transport network planning by provincial and local planning and transportation authorities. This includes provincial roads planning (including K routes and PWV routes) as well as public transport planning i.e. Rea Vaya by COJ Transport and the Tembisa to Boksburg BRT on Zuurfontein Road by EMM. Modderfontein planning needs to make the most of this infrastructure, by linking into it as far as possible. COJ have appointed consultants to develop a public transport plan for the North East Johannesburg area. These consultants needs to be informed of the planning for Modderfontein so it could be incorporated into the wider area planning.
Zendai can provide infrastructure on land which they own. However this is not the case on third party land. Transport links between Modderfontein and surrounding areas such as Tembisa should be facilitated where possible with the support of local authorities;
The K113 and Centenary Road will provide access for the development of existing planning rights including Longlake, Pinelands and Westlake and is therefore required within the short term;
As the first stages of development starts to role out supporting access and internal roads will need to be provided. A link from the K113 to the first residential phase of the Modderfontein North residential development is required as well as Mastiff Road.
Pedestrian and cycle infrastructure will be developed simultaneously with the role out of the development and road network.
The success of Gautrain is dependent on supporting transport facilities such as vehicle parking, road linkages and bus services. Due to the fall of the land, limited cutting and the proximity of the Gautrain to the green area to the north, all of the supporting transport facilities cannot be provided on the southern side of the Gautrain line.
The proposed land bridge provides more space for supporting transport facilities within close proximity of the station and is therefore an opportunity to address the limited space issue. At this stage the southern town centre will be in place which will require strong public transport support.
Further role out of the internal road network will be required to serve additional phases of the development; Metro rail services will be highly beneficial to Modderfontein during its later development phases. Further / more detailed exploration of bringing Metro rail
serves into Modderfontein should be explored; At this stage Modderfontein North will require access from another direction. This can be provided by extending Marlboro Road further to the east, across the
conservancy area; Enough demand will at this stage be established to start introduce local bus services / mid capacity public transport to provide people the opportunity and to get
people into the habit of using public transport. Pedestrian and cycle infrastructure will be developed simultaneously with the role out of the development and road network.
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Within 15 years
Not before 20 years
Key TasksDon’t forget to assign an order to the actions, if they need to happen in a certain sequence.
At this stage both the town centre to the south and Modderfontein North is expected to have developed enough gravity in terms of demand that will warrant the proposed High Capacity Transport HCT system proposed. This system needs to be implemented, creating a north south link. Together with the HCT system, a road link, pedestrian and cycle link needs to be provided.
Modderfontein North will require the first full east west link to provide access options from surrounding road networks
It is expected that the warehouse and light industry uses adjacent to Zuurfontein Road will be well developed. To take advantage of the potential opportunities associated with direct linkage to the Aerotropolis area, it is proposed that the K115 is constructed;
Kempton Park road will be required to provide additional east west linkage to and from Kempton Park. This road will provide a direct link from Kempton Park to the proposed town centre;
The internal road network will be rolled out further to facilitate access to new development. Additional bus services / mid capacity transport needs to be rolled out and integrated with the HCT that have
been provided; Pedestrian and cycle infrastructure will be developed simultaneously with the role out of the development and
road network.
Within the longer term, depending on the development densities achieved, a second north south link between Modderfontein North and the town centre would be required;
A rail llink to Johannesburg City Centre should be seriously considered to tap into the extensive Metro rail network that provides vast coverage of Gauteng urban areas;
General traffic growth will require strategic linkage within Gauteng. The PWV 3 provides this linkage between the N3 and the R21 freeways addressing a critical east west demand within Gauteng.
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N DELIVERY STRATEGY -- INFRASTRUCTURE
First 5 years
Within 10 years
Within 15 years
Not before 20 years
Key TasksDon’t forget to assign an order to the actions, if they need to happen in a certain sequence.
1. Start work in areas with existing rights• Construct K113• Continue with planning of new bulk watermain to Linbro Park reservoir• Complete Longlake substation• Construct sewer system to serve Mdf North residential and Highlands/Mdf East
light industrial• Start planning new reservoir in the north
2. Finalise position of south reservoir and start design3. Construct new Klipfontein substation and lines
4. Develop concept for Gautrain station/city centre/land bridge
5. Prepare development guidelines for Energy/ Infrastructure
6. Update stormwater masterplan and submit to JRA for approval
1. Construct Lanseria 150 MLD wastewater treatment plant and link to Northern WWTP outfall
2. Construct southern and northern reservoirs3. Construct Founders substation4. Design and construct infrastructure for first phase of city centre
5. Initiate discussions with AECI regarding the potential for ground mounted PV on their lands
6. Design and construct first mixed use precinct and associated infrastructure
1. Continue to build satellite substations and additional transformers2. Continue with neighbourhoods/precincts in the north and associated infrastructure3. Construct balance of town centre
1. As per “within 15 years” above…..plus2. Strategy for waste to energy3. Investigate viability of gas to power4. Investigate options for utilising treated sewage effluent (TSE) for irrigation
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N DELIVERY STRATEGY -- ECONOMICS
Key TasksDon’t forget to assign an order to the actions, if they need to happen in a certain sequence.
After First 5 Years
• Completion of Gautrain Station and key infrastructure improvements (especially road and electricity) shortly after 5 years, with development of phase 1 of town centre in similar time frame.
• The overall Framework will need to be amended roughly every five years to take changing circumstances over time.
• Establishment of a Modderfontein Development Agency – a partnership of key public sector organisations that co-ordinates and oversees the work needed by the public sector in working with Zendai to deliver the infrastructure and facilitate planning. It needs a small staff. THIS IS AGREED TO BE A MAJOR PRIORITY
• The first development at the town centre should be planned to coincide with construction of the Gautrain station.
• It should be a landmark that anchors the development and signposts the vision and intent, with enough critical mass to make the investment in infrastructure worthwhile.
• It is envisaged as featuring a striking tower building. The idea of it being called something like World Trade Centre or Africa Trade Centre was supported. There could be a special emphasis on attracting tenants from China and other growing trading partners. It requires at least one large anchor tenant. It is also envisaged that the first phase of the town centre will include substantial residential in apartments (perhaps 5,000 units)
• The Precinct Plan for the town centre should include analysis of issues such as engineering implications of land bridge and other options, and implications for other commercial hubs such as Sandton.
• Completion of Longlake is the first development priority outside the town centre. Mixture of residential, light industrial, offices and retail. The same design guidelines should be applied there as are to be applied to the rest of the development. The opportunity should be taken to punch roads through to ensure east-west linkages across the development.
• It is envisaged that residential units across the whole development will be developed at a steady pace c.1 -1,500 units per annum.
• CoJ has aspiration for 30% of the residential to be affordable to people below median income.
• Development of the light industrial-office zone on Allandale Road will also be a next priority.
• Big support for Surf Lagoon and Downhill Sports Centre!
First 5 Years
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Break Out
Session 2HOW DO WE CONTINUE TO WORK TOWARDS OUR VISION: In this session we break out into groups and discuss what comes directly after the frame work plan. Groups are organized by area of expertise to encouraged focused and practical discussions. A focus should be placed on the next 1-5 years of the delivery strategy. The objective of these breakout groups is to understand what will be needed to implement early phases of Modderfontein.
ACTION: Record the next steps.
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N NEXT STEPS -- ENVIRONMENTFirst 5 years Start with your key tasks from yesterday. What needs to happen to ensure these actions are achieved?
Don’t forget to assign an order to the actions, if they need to happen in a certain sequence.
Objective – Planning, Design and Management of the Environment (i.e. many of the next environmental steps are not about building/actions on the ground).
Key Message – “Environment is Part of the Solution not Part of the Problem”
• Establish good working relationships with authorities and institutions – on planning and permitting matters• Review of Masterplan/Framework to consider potential environmental and heritage impacts/issues e.g. road alignments,
infrastructure proposals, development locations. (Suggest adjustments to these if required).• Prepare Open Space Strategy including:-
o standards, taking Modderfontein context into account ando accessibility/connectivityo use of a 3-D Terrain Model so that topography can factored in e.g. for pedestrian and cycle routes
• Ensure Conservation Management Plan is under preparation for Reserve with participation of Zendai• Stormwater Management Plan for Whole Site (Update/Complete)• Engagement with catchment stakeholders e.g. with respect to:
o Water quality improvements• Prepare Environmental and Sustainability Guidelines to dovetail (link) with Urban Design Guidelines• Prepare EIAs for Precinct Level Plans• Prepare Environmental Management Plans (EMPs) for both “Development/Construction” and “Operational” phases of the
Modderfontein “project”• Prepare Landscape Development Plans at Precinct Level (Green infrastructure, cycle lanes, footpaths)• Prepare Biodiversity Codes (matrices) – taking into account that there should be integration of these into the built/urban form)• Start implementing Open Space Strategy• Plan and start implementation of rehabilitation programmes e.g.
• Gypsum dump• Wetlands• Riparian zones (habitat restoration) – especially at the Gautrain Modderfontein Station where this task needs to be
undertaken in preparation for the development of an attractive Town Centre• Establish system and programme of regular audits of the project and of the site’s environmental/ecological status (self/independent
or combination?)
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N NEXT STEPS – DEVELOPMENT PLANNINGFirst 5 years Start with your key tasks from yesterday. What needs to happen to ensure these actions are achieved?
Don’t forget to assign an order to the actions, if they need to happen in a certain sequence.
Town Centre Phase 1a – Station: Planning, design, construction (opening August 2018). Including retail, office mixed-use,
piazza and park).
Pinelands Phase 1a – Planning, design and construction (including campus, High Street, Welcome Centre, Park).
Longlake Phase 1a – Guidelines, design, construction (including housing, hospital, retirement village, industry).
Connectivity of above – planning, design and construction of roads etc:
- K113
- Centenary Way
- Town Centre loop
Parkland related to station and / or Founders Hill.
Potential need for transport shuttle between development parcels.
High level phasing assumptions:
1. Focus on existing planned areas plus town centre.
2. Linear development along Allendale Road – industrial & affordable housing?
3. Work into northern area.
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N NEXT STEPS -- TRANSPORTFirst 5 years Start with your key tasks from yesterday. What needs to happen to ensure these actions are achieved?
Don’t forget to assign an order to the actions, if they need to happen in a certain sequence.
Integration into regional transport planning- Ensure Modderfontein planning is incorporated into North East Public Transport Planning by COJ and vice versa- Follow latest planning of any BRT infrastructure within the vicinity and update planning to enhance linkage
between Modderfontein and planned routes within the surrounding area. - Engage with Prasa to develop possible opportunities to connect Modderfontein to the Metro Rail network;
As land use planning changes over time or is updated, transport demand and supply should be recalculated to ensure that the proposed infrastructure can accommodate the number of trips;
Develop a working document where the operational aspects of public transport is constantly reviewed to achieve a system designed towards the comfort and convenience of the end user. This includes:
- Operational hours of the services (also operational off peak hours)- Critical review of the number of stops / transfers proposed along a route to avoid waiting time;- Consider appropriate operational speed and distance for each service type.
Consider the strategy and role out of minibus taxi infrastructure within the short medium and long term. Provide laybyesalong strategic routes, ranking areas within town centre areas and appropriate holding areas;
Continue the design of the Gautrain Station within Modderfontein and how road linkage and secondary public transport linkage can be provided;
As new developments occur, linkage to these developments from strategic routes should be provided together with internal / access routes servicing specific properties;
Explore and agree with COJ end EMM how Modderfontein road and public transport linkages can be linked to adjacent areas such as Thembisa, Kempton Park and Linbro Park;
To ensure that tenants, residents and visitors to Modderfontein gets into the habit of using public transport from the start, temporary public transport services i.e. shuttle services should be considered;
Continue the role out of key road links including K113 and Centenary Road to open development opportunities.
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N NEXT STEPS -- INFRASTRUCTUREFirst 5 years Start with your key tasks from yesterday. What needs to happen to ensure these actions are achieved?
Don’t forget to assign an order to the actions, if they need to happen in a certain sequence.
• Update and finalise ModderfonteinPower/Energy Masterplan
• Construction of Sebenza to Westfield powerline
• Construct AEL to Klipfontein View powerline
• Construct Klipfontein View substation
• Secure servitude from Sebenza to AEL
ENERGY
• JW to finalise position of southern reservoir
• Water masterplanto be updated for new scale of development (requires funding)
• Agree direct connection to Rand Water supply for early phases of Highlands/ Modderfontein East development
• Investigate whether early phases of ModderfonteinNorth residential development can be supplied from Linbro park via Longlake (otherwise new bulk pipelines required from Rand Water supply/new northern reservoir)
WATER SEWER
• Investigate alternate discharge location for early phases of Highlands and ModderfonteinEast (otherwise design and construct bulk sewers and pump station to connect to Modderfonteinoutfall sewer)
• Update sewer masterplan and confirm spare capacity allocations for Modderfonteinnew areas
• Update stormwatermasterplan and submit to JRA for approval
• Construct K113 to unlock Longlake
• Construct Centenary Road
• Plan and construct road access for early phases of ModderfonteinNorth residential development
ROADS/ STORMWATER
GENERAL
• Finalise agreement between Zendaiand COJ regarding all bulk services connections/ planning/ funding/roll-out
• Align all planning and design with environmental constraints
• Finalise bulk services alignments and secure wayleaves/ servitudes
• Prepare development guidelines to achieve targets for energy efficiency and demand reduction
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N NEXT STEPS -- ECONOMICSFirst 5 years Start with your key tasks from yesterday. What needs to happen to ensure these actions are achieved?
Don’t forget to assign an order to the actions, if they need to happen in a certain sequence.
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N NEXT STEPS -- ECONOMICSFirst 5 years Start with your key tasks from yesterday. What needs to happen to ensure these actions are achieved?
Don’t forget to assign an order to the actions, if they need to happen in a certain sequence.
• The Precinct Plan for the town centre should include analysis of issues such as engineering implications of land bridge and other options, and implications for other commercial hubs such as Sandton.
• Completion of Longlake is the first development priority outside the town centre. Mixture of residential, light industrial, offices and retail. The same design guidelines should be applied there as are to be applied to the rest of the development. The opportunity should be taken to punch roads through to ensure east-west linkages across the development.
• It is envisaged that residential units across the whole development will be developed at a steady pace c.1 -1,500 units per annum.
• CoJ has aspiration for 30% of the residential to be affordable to people below median income.
• Development of the light industrial-office zone on Allandale Road will also be a next priority.• Big support for Surf Lagoon and Downhill Sports Centre! • Establishment of a Modderfontein Development Agency – a partnership of key public sector organisations that co-ordinates and
oversees the work needed by the public sector in working with Zendai to deliver the infrastructure and facilitate planning. It needs a small staff. THIS IS AGREED TO BE A MAJOR PRIORITY
• The first development at the town centre should be planned to coincide with construction of the Gautrain station.
• It should be a landmark that anchors the development and signposts the vision and intent, with enough critical mass to make the investment in infrastructure worthwhile.
• It is envisaged as featuring a striking tower building. The idea of it being called something like World Trade Centre or Africa Trade Centre was supported. There could be a special emphasis on attracting tenants from China and other growing trading partners.It requires at least one large anchor tenant. It is also envisaged that the first phase of the town centre will include substantial residential in apartments (perhaps 5,000 units)
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Final Report
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Next Steps:
Herman Pienaar, Development Planning, CoJ:“We have largely agreed on the masterplan and there is far more clarity in the technical elements presented in this workshop. However, there are still a few areas yet to be agreed.I want to thank Zendai for coordinating these workshops and am sure that the engagement that has come out of them has contributed positively to the outcome of a more robust masterplan. This process is an extremely useful model that we (CoJ) can use with other developments going forward.”
Atkins understanding: The housing breakdown, commercial differentiators and some socio-economic elements must be clarified.
Final Framework Workshop ReportAction: Zendai to submit to CoJ for confirmation week of 3rd August 2015.Action: CoJ comments due to Zendai within two weeks
Draft Framework Report: Last week of August, 2015Action: Zendai to submit to CoJ
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APPENDIX
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N Next Steps Meeting: July 29, 2015
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N ESID Meeting: July 30, 2015Present:Robert Whitcombe (Atkins);Sonja Venter (Zendai);Livhuwani Nevhutalu (Senior Specialist, Biodiversity and Conservation Management, Environmental Management Department);Tshilidzi Tshimange (EISD);Jane Eagle (EISD) – 2nd part of meeting (her own meeting was cancelled).
Objective:The objective of the meeting was to discuss the GIS datasets, especially those associated with the City of Jo’burg Bio-Regional Plan (Final Draft, October 2011) that CoJ had given to Zendai/Atkins. Jane Eagle had advised that Livhuwani was very familiar with these data layers and the underlying attributes that inform them. Jane had expressed her concern, at this week’s Workshop, that use should have been made of this information to inform the No Go/Open Space layer that is being proposed in the latest Mdf development framework.
Discussion:LN stated that the various layers are a decision support tool – and are indicative. In particular, they guide what should be looked at more closely during the conduct of an EIA. They tell the user, at a crude level, which are the natural, degraded and non-natural areas and whether they are Critical Biodiversity Areas or Ecological Support Areas. Efforts should be made by projects to avoid particular sites (“conflict areas”) or to study them further. The Bio-Regional Plan mapping, based on satellite imagery, was not supposed to be applicable at a site specific scale but to provide guidance as to what might be expected. The data comes from the C-Plan (Conservation Plan) of GDARD and the detailed layers/attributes have to be provided by GDARD.
The participants (CoJ/Atkins/Zendai) examined and made comparisons, on computer screens, of (i) the land cover/biodiversity mapping (Critical Biodiversity Area 1, 2 and associated layers) of various areas of the Zendai Mdf site (i.e. the GIS datasets used and provided by CoJ) and (ii) the GIS outputs of the Oryx Environmental Study (and the Specialist Report prepared by EkoInfo/W.H. de Frey), especially those used to generate the Vegetation, Sensitivity and Open Space Maps presented in the Workshops. Features such as the Gypsum Dump sites are visible on both sets of maps – i.e. “Transformed” areas.
However, the CoJ data (which come from GDARD) tended to show more Natural and CBA classification than the “Oryx” vegetation mapping; the latter showed quite large areas of pasture, old fields, exotics etc. The latter was based on fieldwork over much of the site.
LN showed some of the attribute data that are available (but it was mostly in annotated codes about fauna, plant species etc and the full information is not immediately accessible to Zendai). He explained that it was this kind of information that had informed the CoJ Bioregional Plan with its rather large areas of land zoned as Critical Biodiversity Area 1, etc.
LN advised that the key points for CoJ EISD, with respect to the Zendai Mdf site, are the Wetlands and the Koppies (granite out crops and associated vegetation). These represent the key critical habitats and should be linked wherever possible by either suitable natural and/or degraded habitats. Ecological Support Areas (ESA 1) are potential links (corridors) believed to be of natural habitat, whilst ESA 2 are links of non-natural/degraded habitat. The main effort should be on identifying the habitats of importance – in their own right and taking into account their potential as biological corridors (connectivity). CoJ EISD emphasised that the width of wetlands was critical also – if too narrow they are treated like a ditch. Similarly wetlandsand buffer zones can also be critical - the buffers must be sufficient to protect the habitat and/or the hydrology.
The mapping has been done primarily at Province Level by taxonomic specialists in various groups (plants, birds, insects) as a part of their daily job; representative habitats are targeted (in the field) by the specialists to inform the Conservation and Bio-regional Plans. More detailed GIS data should be available from GDARD, but Zendai may have to pay for it. It is worth talking to the specialists who have done some of the surveys e.g. Craig Whittington-Jones (Birds) and Lorraine Mills (Plants). They can give more information on the distribution of particular species of importance that are known to occur on the Zendai areas.
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JE recognised that the whole site was not going to be “saved” for conservation and that much would be developed but it was important to identify the critical habitats and corridors for key species – maintaining ecological connectivity is the key “compromise” for biodiversity. The process for achieving this is not well defined – at what stages are particular levels of detail dealt with? An environmental objective for the CoJ is the adoption of a Spatial Framework that can be verified/refined at precinct then detailed site plan level.
LN advised that the broad data from C-Plan is useful but more detailed knowledge from specialists and others who know the site are required to give spatial definition. Over-reliance on C-Plan at this scale may result in protecting the wrong areas.
Conclusions:Atkins/Zendai believed that the Framework Plan had identified the key ecological and hydrological areas in the (indicative) “open space” figure and this should be sufficient for the Framework Plan to be approved. However, they recognised that an important next step would be the preparation of the Open Space Strategy and Plan that (i) responded to the proposed locations of urban development and infrastructure and (ii) took in to account the more detailed biodiversity data of GDARD/C-Plan and their specialists plus records of those with detailed knowledge of the flora and fauna of the Zendai Modderfontein site i.e. the Endangered Wildlife Trust and theModderfontein Conservation Society. Together they could contribute to a Community Biodiversity Mapping exercise (using GIS) to inform the Open Space Strategy and Precinct level EIA’s.
Post-Script – Wetland Delineations:Afterwards RW, SV and TT went to meet Emma Netshululu (EISD – with GIS capability) who has been assisting with use of the data that CoJ received from Zendai in relation to CoJ’s own wetland data sets. She will be examining this on behalf of EISD to make sure that the wetland delineation exercise covers all areas of the site and that there are no critical gaps. (SV is intending to do the same exercise for Zendai). Zendai explained how the Wetland layer was comprised of the results of a number of different studies by different specialists for different parts of the site at different times. Zendai believed that they were based on more fieldwork than the Level I and Level II wetland layers used by CoJ and for this reason were used as the basis for the indicative open space layer.
ESID Meeting: July 30, 2015
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N Housing Meeting: July 30, 2015Present:Emannuel Sotomi, CoJ HousingSimon – Social housing JOSCHCO liaison, CoJMoses – Research, CoJLucy – QS, civil engineer, CoJDeputy Director – Land acquisition, CoJHerman Pienaar, CoJ Development PlanningLeticia Potts, ZendaiMr. Du, ZendaiJoy Zang, ZendaiNico Barnard, ZendaiMichael Inglesby, ColliersDavid Geddes, ColliersMargot Orr, AtkinsRichard Coburn, Atkins
Objective:Understand lower income housing objectives of the CoJ.
Discussion:• We need to fully understand the make-up of each category of those defined in SA as in ‘need’. ‘Social housing’ is
only one part of a bigger picture of need. CoJ agreed to provide us with details on the three key groups which make up need and the eligibility criteria for each supported group. They also agreed to give us information on the waiting list for these groups. (Action for Simon, CoJ)
• CoJ expect to make reasonable contribution to CAPEX for providing public housing – including build cost and infrastructure. 160,000 rand per unit subsidy was mentioned, as well as the inclusion of a ‘Shared Ownership’ type model (based on the UK model).
• Overall % of lower income housing that CoJ are targeting is 30% of new developments. 10% is envisioned as ‘social housing’ and the remaining 20% could be a combination of GAP/Flisp and Shared Ownership. Herman agreed to issue a detailed breakdown of their request. (Action for Herman, CoJ)
• Inclusion policy is the key driver (Simon, CoJ to issue 2009 version)• CoJ’s aspirations are for integrated housing and layout design including vertical mix. When asked for examples
of success in South Africa, this could not be provided. Reference made to NYC, London and Netherlands.• Despite CoJ statement of aspirations, there is an understanding from the City that the development must ‘work’
(from a viability perspective) and that negotiation and agreement is expected.• Zendai will negotiate with CoJ around quantity, tenant type and location within the Development.
Conclusion:1. Zendai to evaluate the commercial side of the lower income housing targets. 2. CoJ to supply materials discussed in the meeting to Zendai (noted above). 3. Zendai to arrange a follow up meeting to conclude the negotiation.
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N Socio-economics Meeting: July 30, 2015Present:Ravi Naidoo (ED: Economic Development)Herman Pienaar, CoJ Development PlanningLeticia Potts, ZendaiJoy Zang, ZendaiNico Barnard, ZendaiMichael Inglesby, ColliersDavid Geddes, ColliersMargot Orr, AtkinsRichard Coburn, Atkins
Objective:Present update on masterplan process (including the preferred option) and the socio-economic background of the economic discussion.
Discussion:David Geddes presented update on commercial assessment for the preferred option.
Richard Coburn presented socio-economics study completed on the preferred option.
Key questions from CoJ:• How do we factor in the vacancies in the CBD? Does this effect the commercial assessment? (20% office vacancy and 16.5% average vacancy rates)• How many new markets can we open within this project? Providing new economies might limit displacement. The educational campus is a good example of this.• How do we ensure that what we agree now is actually delivered over the life of the project?• The city needs to promote balance. We need a better understanding of the methodology around the displacement assumptions. • What happens if the economy goes flat for 5 years? How does this change our action plan and the effect on the city?(Action for technical team to incorporate comments into the final report)
Technical team would like more information regarding long term policy aspirations and how CoJ will assess diversified growth from an economic point of view. (Action for CoJ)
Key messages to technical team:1. demonstrate economic added-value2. outline method for minimal displacement3. provide high level economic impact / net value-added to JoBurg economy
Conclusion:1. CoJ to issue information noted above2. Technical team to incorporate comments into the final report
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N GDARD Meeting: July 31, 2015
Present:Robert Whitcombe (RW, Atkins - on behalf of Zendai);Anton Comrie (AC, Green Inc – on behalf of Zendai);Marc Leroy (ML, Control Environmental Officer: Grade A. Environmental Planning and Impact Assessment). Gauteng Province Agriculture and Rural Development (GDARD).
Objective:The main objective of the meeting was to learn more about and obtain a copy of the Gauteng Provincial (GPEMF) that was gazetted on 22nd May 2015 (NOTICE 1655 OF 2015).
Discussion:ML had previously met Zendai representatives from China, perhaps a year or so ago, and is aware of the project.
The approach to Environmental Assessment for Zendai Modderfontein was briefly discussed. Basic Assessments (EIA’s) are undertaken for infrastructure and may be required for precinct level approvals; EIA’s are normally undertaken for project “sites” within precincts. ML mooted whether a Strategic Environmental Assessment might be undertaken but was not clear of the legal requirement for this. RW pointed out that numerous environmental studies had been carried out on the site, some dating back to 2005. Atkins (as a part of the current Framework Plan) has been undertaking an environmental appraisal of the proposed development; this will be reported as an Environmental Management Framework). Atkins hopes that this should be sufficient for approval of the Framework Plan by CoJ and/or Gauteng Province.
The new GPEMF categorises land in Gauteng into Five Zones – the previous EMF adopted 16 zones. The GPEMF sets out what Development and land-uses s are compatible, conditionally compatible and undesirable with respect to the EMF. The Five Zones are: Zone 1 – Urban Development zone Zone 2– High Control zone (within the urban development zone2 Zone 3 – High Control zone (outside the urban development zone Zone 4 – Normal Control Zone Zone 5 - Industrial and large commercial focus zoneThere are also “Protected areas”.
ML advised that It is important to read through and understand the GPEMF and its implications for the project. There is a .pdf report covering each of the zones and GIS mapping and data illustrating the zones; the latter requires ArcReader software (note there may be compatibility issues – attributable to ESRI the software developer).
ML advised that the zone descriptions for each potential use should be considered.
The EMF is a planning and design “Decision Support Tool” – as is the latest version of Gauteng’s C-Plan for which the data was compiled by GDARD staff and other specialists. C- Plan does get updated from time-to-time, but the data layers of where plants and birds are found are not absolutely current and are not provided to the public. Nevertheless, Zendai should be able to obtain the habitat data that is available.
There are other data sets (decision support tools) that GDARD and the public may use, in particular: Zones around known dump sites (shown on GDARD GIS layers) – with accompanying restrictions regarding development; Ridges layer + 200m buffer – copy of this GIS layer provided by GDARD to Atkins/Zendai.
The Zendai Modderfontein Environmental Framework needs to factor in the policies of GDARD with respect to various features such as the Ridge Layer.
GDARD provided Atkins with publicly viewable layers including the Ridgelines plus 200m buffers – and also guidelines.
The GPEMF is only a guide for potential occurrence of sensitive habitat, fauna, flora etc. It does not replace the need for individual studies at Masterplan/precinct level.