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JANUARY 2011

Alice Regeneration Strategy

Alice Small Town Regeneration Strategy

January 2011 ii

Compiled by ASPIRE in collaboration with:

ARG Design: Architects, Planners and Urban Designers

P.O. Box 13936, Mowbray, 7705 Tel. 021 448 2666 Fax: 021 448 2667 E-mail: [email protected]

Complan: Town Planners

P.O. Box 4155, King Williams Town, 5600 Tel. 043 642 6214 Fax. 043 642 6217 E-mail: [email protected]

BACE: Consulting Engineers

P.O. Box 172, Gonubie, 5256 Tel: 043 740 5446 Fax: 086 517 89 58 E-mail: [email protected]

Aurecon: Environmental Engineers / Environmental Management

P.O. Box 19553, Tecoma, East London 5241 Tel. 043 721 09 00 Fax: 043 721 09 02 E-mail: [email protected] GeoCom Trust: Report Writing

P.O. Box 298, Gonubie, 5256 Cell: 082 857 83 12 Fax: 0866 586 299 E-mail: [email protected]

arG DESIGN

mailto:[email protected]






January 2011 iii

Table of Contents

EXECUTIVE SUMMARY IV

1 OVERVIEW OF THE ALICE REGENERATION PROGRAMME 1

1.1 BACKGROUND 1

1.2 A BRIEF HISTORY OF ALICE 1

1.3 ECONOMIC STATUS QUO 2

2 DEVELOPING THE ALICE REGENERATION STRATEGY 4

2.1 PURPOSE 4

2.2 METHODOLOGY 4

3 STRATEGIC FRAMEWORKS GUIDING THE VISION FOR DEVELOPMENT 5

3.1 AMATHOLE REGIONAL ECONOMIC DEVELOPMENT STRATEGY (AREDS) (2007) 5

3.2 NKONKOBE MUNICIPAL IDP – VISION AND MISSION 6

3.3 NKONKOBE LOCAL MUNICIPALITY SPATIAL DEVELOPMENT PLAN (2004) 6

3.4 LOCAL SPATIAL DEVELOPMENT FRAMEWORK FOR ALICE AND ENVIRONS (2010) 6

3.5 EASTERN CAPE PROVINCIAL GROWTH & DEVELOPMENT PLAN (PGDP): 2004 – 2014 7

4 KEY OPPORTUNITIES AND CONSTRAINTS 8

5 A STRATEGY FOR THE REGENERATION OF ALICE 10

5.1 STRATEGIC VISION FOR ALICE 10

5.2 STRATEGIC OBJECTIVES 10

5.3 DESIGN PRINCIPLES FOR ALICE 13

5.4 INTERVENTIONS 14

5.5 KEY ENABLERS 18

6 IMPLEMENTATION FRAMEWORK 20

7 CONCLUSION 21


ASPIRE, December 2010 iv

EXECUTIVE SUMMARY

The Alice Regeneration Programme has its roots in the work done by local Alice stakeholders and

Alice alumni under the Alice Rejuvenation Project, in the early 2000s. This Regeneration Strategy

builds on previous reports and is supported by the High Level Feasibility Assessment and the Local

Spatial Development Framework for Alice and its environs.

Alice is a small town in the Amatole district of the Eastern Cape, with a significant history which

traces back to over 150 years. The rich heritage of this town and the contribution which it has

made and is making to the political, business and academic landscape of South Africa make it an

important national asset.

In addition to being an education and training hub, Alice is also a service town to a large rural

hinterland. Alice's economy is under-developed and has a wide divide between the unemployed

and the highly skilled; the urban and the rural. Although Alice boasts the University of Fort Hare,

Lovedale FET College, the Victoria Hospital and a number of schools, there is still a high level of

unemployment (28% of the population actively seeking work) and a correlating dependency on

government grants. Nearly two in every three persons between 15 and 65 years is not

economically active, which can be attributed to the number of academic institutions in Alice but

also to the overall lack of employment opportunities. Agriculture and heritage-based tourism are

two key sectors which could bring about some level of economic regeneration to Alice.

The purpose of the Regeneration Strategy is to develop a clear vision and implementation

strategy for the development of Alice over the next 15 to 20 years. This has been strongly

influenced by the Amathole Regional Economic Development Strategy, Nkonkokobe Integrated

Development Plan and Spatial Development Framework, as well as the Eastern Cape Provincial

Growth & Development Plan.

Section 4 summarises the key opportunities and constraints to regenerating Alice as it moves

forward towards the vision of being an economically and socially viable university town.

The Strategic Priorities are to encourage investment, unlock economic and job opportunities

and to integrate UFH and Alice. These are further developed into Strategic Focus Areas which

include the:


ASPIRE, December 2010 v

Release of State owned land;

Upgrading of urban infrastructure;

Unlocking of the value of the property in Alice;

Development of the Agricultural sector and agricultural value chain;

Preservation & development of Alice's heritage to unlock the tourism potential;

Attracting students, lecturers and professionals that work in Alice to also reside in Alice

to create a powerful economic core to anchor Alice’s economic regeneration;

Spatial and social integration of Alice, UFH and Lovedale by developing mixed used

neighbourhoods to create an integrated African university town;

Specification and qualification of complementary interventions such as the Agripark

extension, development of ICT infrastructure and industry, heritage preservation and

development, and the upgrade of the Alice town centre (CBD); and

Creation of partnerships among key role players to ensure implementation and the

sustainability of interventions.

Based upon the above, two catalytic interventions were identified for implementation, namely

the upgrade of the CBD and civic core, and the development of middle-income residential space.

A further three key interventions are identified, which will support at least one of the strategic

priorities: the establishment of ICT infrastructure and services, the preservation of Alice's

heritage and the development of a heritage-linked tourism product(s), and the promotion and

development of agricultural value chains.

In order to embark upon these interventions, additional quantification and assessments are

required.

Finally, there are three enablers which have been identified, which must be committed to if the

regeneration of Alice is to occur. These are (1) the disposal of State-owned land for development

purposes, (2) the upgrading of the necessary infrastructure, and (3) a commitment to an

integrated and inclusive approach to development, which builds synergies between role-players.


ASPIRE, January 2011 Page 1

1 OVERVIEW OF THE ALICE REGENERATION PROGRAMME

1.1 BACKGROUND

The Alice Regeneration Programme was initially started as the Alice Rejuvenation Project by

local stakeholders and Fort Hare alumni in the early 2000s. This has evolved with ASPIRE, NEDA,

Nkonkobe Municipality and Amathole District Municipality playing more prominent roles in

formulating the strategy for the regeneration of this town, in alignment with the ASPIRE's Small

Towns Regeneration Model.

The Alice Regeneration Strategy is therefore the précis of previous studies, the high level

feasibility assessment and LSDF, and forms the link with the implementation phase which will

follow. The following documents have contributed to the development of the strategy contained

herein:

The Alice Rejuvenation Project (the precursor to the Alice Regeneration Programme which

was initiated in the early 2000s)

Alice Regeneration Programme - Status quo report (2009)

Alice Regeneration Programme - Business Case Report (2009)

Alice Regeneration Programme – High Level Feasibility Assessment (2010)

Local Spatial Development Framework (LSDF) for Alice and Environs (2010)

Alice Heritage Assessment Report (2010)

1.2 A BRIEF HISTORY OF ALICE

The small town of Alice is situated at the confluence of the Tyumi and Gagha Rivers in the

Amathole district of the Eastern Cape Province in South Africa. While the area has been populated

for many centuries, the town of Alice has its origins in the colonial period in the nineteenth century,

having been formally established in 1852 to serve as an administrative centre for the surrounding

district.

Alice‟s growth and development were greatly influenced by the institutions for the training and

education of Africans since the early 1800s. Lovedale Missionary School relocated to Alice in 1835,

making Alice a centre for African education in South Africa. Lovedale Press, founded in 1861,

further advanced African education and literature. The University of Fort Hare (UFH) was

established in 1916 and made Alice world renowned as a centre of African higher education. This

is reflected in the many African intellectuals and leaders in the African liberation movements who

have studied in Alice. Its colonial legacy and the role of its educational institutions in the Africa‟s

liberation have provided Alice with a very rich heritage, described in more depth in the Alice



Heritage Assessment Report (2010).

Alice became a vibrant town with a thriving multi-racial community during the colonial era.

However, Apartheid has left its scar on Alice. Many (white) residents left Alice when it was

incorporated into the former Ciskei homeland with most of their properties in Alice bought and

transferred to the Ciskei. Limited State funds were made available to develop and maintain these

properties (including the education and other state institutions) in Alice. In addition, private

investment in Alice dried up. The overall result was the economic stagnation of Alice.

The political changes in South Africa in the early 1990's have also impacted on Alice. The

integration and consolidation of government institutions and departments after April 1994 resulted

in some government services being closed down in Alice, often relocating to other urban areas.

Limited funds were made available for investment and maintenance of State assets in Alice, given

the demand for these funds in other parts of the country and province. The new municipal

dispensation after 2000 resulted in the relocation of most municipal functions to Fort Beaufort,

while municipal funds were spread over a wider geographical area and bigger population. This

coincided with a growth in the urban population in Alice that increased the pressure on the

municipal infrastructure.

Alice is therefore a significant yet poorly serviced town, which services a large urban and rural

population.

1.3 ECONOMIC STATUS QUO

It is estimated that the population of Alice is currently between 11,000 and 14,000 people.1 One

third of the population is younger than 15 years, while about 13% is 60 years or older. Only 8% of

the working age population (15 – 65 years old) is employed, whilst 28% are unemployed (i.e. they

are actively looking for work but not finding any). The rest (64%) of the working age population is

not economically active. This is higher than the national and provincial averages, mostly due to the

large percentage of young adults studying in Alice.

The Alice economy is highly dependent on government related spending. More than 50% of formal

jobs in Alice are in either government or education (Lovedale or UFH) linked jobs. The rest of the

economy is largely geared to service the government and institutional sector, through the provision

of services such as transport, recreation, accommodation, retail and trade, as well as community

1 The population in Wards 5 and 6 of Nkonkobe Municipality was just over 12,000 in 2001 (Census 2001),

while the population growth was -0.8% p.a. between 1996 and 2001.



and domestic services. Furthermore, a large proportion of the Alice population is dependent on

government social grants as their main/only source of income.

Alice is also a service centre that provides the surrounding farming and rural communities with

agricultural support services, retail shops, community and government services. However, the low

income levels of these rural communities make the value-adding contribution of this group to the

Alice economy relatively low compared to that of the relatively high earning civil servants and

education staff.



2 DEVELOPING THE ALICE REGENERATION STRATEGY

2.1 PURPOSE

The Alice Regeneration Strategy seeks to develop a clear vision and implementation strategy for

the long term development of Alice over the next 15 to 20 years. It focuses on the most important

regenerative elements and priority interventions for the successful future regeneration of Alice. This

is closely linked to the LSDF which provides the spatial guidelines for the development of the town

and serves as an important planning tool for the Nkonkobe local municipality.

2.2 METHODOLOGY

The information sourced for this Regeneration Strategy is a combination of:

Desktop research, with specific reference to:

o Previous reports generated for the Alice Regeneration Programme; and

o Nkonkobe Strategic Planning documents:

The Nkonkobe Tourism Development Product (NEDA),

The Nkonkobe Integrated Development Plan (2007-2012),

The Nkonkobe Spatial Development Framework (2004), and

The Alice and Environs Local Spatial Development Framework (2010).

o Amathole Regional Economic Development Strategy (2007).

Stakeholder engagement which included:

o Organised workshops;

o Informal and one-on-one meetings; and

o Monthly Project Steering Committee (PSC) Meetings



3 STRATEGIC FRAMEWORKS GUIDING THE VISION FOR DEVELOPMENT

3.1 AMATHOLE REGIONAL ECONOMIC DEVELOPMENT STRATEGY (AREDS) (2007)

The AREDS strategy has identified ten values and principles which are applicable to the Alice

Regeneration Strategy.

Systemic competitiveness (wherein systems and actions are focused on creating an

environment in which enterprises can flourish) highlights the need to ensure that the necessary

infrastructure is in place to encourage and facilitate the regeneration of Alice. In the case of Alice,

social, economic and environmental integration is a key enabler in developing systemic

competitiveness, as it is crucial that the town becomes a place which is attractive to people at a

local, national and international level.

Spatial integration speaks of the integration of the rural and urban sectors of the economy in such

a way as to develop synergies and maximise on the unique character of Alice as an urban centre in

a rural setting. It also refers to the spatial integration of the different parts of Alice (UFH, Alice town

centre, Happy Rest, Ntselamanzi, and Golfini) into a integrated, well functioning town.

Equity and economic empowerment will be possible only through the release of strategic state-

owned land parcels for the development and regeneration of the town and the transfer of land to

the residents and potential investors.

Beneficiation and value addition are also key principles in the expansion of the Agri-Park. Alice

is well positioned to be a town which is known for maximising the impact of the institutions of

higher learning for the benefit of the wider (specifically rural) community. As such, the interventions

in Alice should focus on building a synergistic relationship between local economic

development and social empowerment. Therefore, economic development which is focused on

realistic catalytic initiatives natural to the locality, which includes the heritage of Alice and its

educational institutions, is a core principle of development in this region.

Finally, in order to build on what has gone before, and to maximise the synergies between the

various role-players in Alice, it is critical that effective and mutually beneficial partnerships

based on fair and equitable business principles are consolidated. These include partnerships

with the existing academic institutions and other key stakeholders, as well as new partnerships

with incoming stakeholders.

The vision adopted in the AREDS proposes to create additional employment opportunities through

(inter alia) Locality Development, Public Good Investment and the Stimulation of New Sectors,



through public and private investment. The foundation lies in improved governance, knowledge,

skills and human capital development, and effective communication, interaction and partnerships.

Using the AREDS framework, it is clear that Alice's competitive advantage is its rich heritage and

the existing academic institutions, with significant agricultural production potential. However, the

regeneration of Alice is threatened by the constraints which hinders the growth and development of

the local economy, including the poor state of infrastructure and the existing structure of land

ownership.

3.2 NKONKOBE MUNICIPAL IDP – VISION AND MISSION

The Nkonkobe IDP is based in the following core objectives, which also inform the Alice Small

Town Regeneration Strategy:

The facilitation of job creation – through project initiatives by communities, investor

attraction, SMME promotion, tourism and agricultural development;

The provision of basic services; and

The promotion, provision and maintenance of a safe and healthy environment.

3.3 NKONKOBE LOCAL MUNICIPALITY SPATIAL DEVELOPMENT PLAN (2004)

The over-arching spatial planning framework which has been adopted for Alice identifies it as a

Model 1 and Model 2 Densification and Formalisation Settlement Zone. The Model 1 (urban) form

of development is proposed to the immediate north of Alice to accommodate the land needs

around the Ntselemanzi area. The Model 2 form of development is located mostly to the east of

Alice in the rural villages north of the main tar road. These villages need planning, upgrading and

expansion to meet housing needs. This densification is seen as part of the longer term goal of

densifying settlements in the corridor between Alice and Fort Beaufort. Land to the south of Alice is

primarily being used for commercial farming purposes. Densification of settlement should be

avoided in this area.

3.4 LOCAL SPATIAL DEVELOPMENT FRAMEWORK FOR ALICE AND ENVIRONS (2010)

The LSDF is underpinned by the following principles, which also guide this Regeneration Strategy:

The creation of interesting and varied places;

The improvement of the quality of the urban form and spaces;

The integration of residential space in close proximity to employment opportunities;

The promotion of urban renewal for heritage development;



The enhancement of the environmental systems;

The creation of new and enhancement of existing sports zones;

The promotion of urban agriculture as a key economic driver;

A commitment to the promotion of local economic development; and

Community and people development.

3.5 EASTERN CAPE PROVINCIAL GROWTH & DEVELOPMENT PLAN (PGDP): 2004 –

2014

A key thrust of the PGDP is the promotion of household food security through agrarian

transformation. The Alice Regeneration Strategy is aligned to this as agriculture is a key tenet of

the future prosperity of this region. Likewise, the focus on heritage and the associated tourism links

closely with the PGDP's focus on the consolidation, development and (particularly) diversification

of the tourism potential of the Eastern Cape.



4 KEY OPPORTUNITIES AND CONSTRAINTS

The following table summarises the key opportunities and constraints which confronts the

development and regeneration of Alice. Essentially, Alice has a lot going for it, however the poor

infrastructure and limited capacity at a local government level restricts this potential.

Opportunities Constraints

Socio-

Economic

The preservation and development of

Alice‟s rich heritage provide opportunities

to develop attractive tourism products

and services that could contribute

meaningfully to economic growth and job

creation in Alice.

The poor state of heritage assets and

lack of coordination between different

stakeholders makes Alice‟s tourism

products and services not attractive for

tourists.

Limited financial support to restore and

preserve Alice‟s heritage assets

The AgriPark, agricultural potential

around Alice and the agricultural

knowledge base at UFH and Lovedale

provide Alice with a good foundation from

which to develop the agricultural sector.

Delays in distributing state-owned land

and disagreements over existing land

ownership

Poor access to agri-finance for emerging

farmers and community agricultural

cooperatives

Attracting higher income earners and

wealthier students to reside in Alice will

increase the demand for retail and other

services

Limited number of high income jobs in

Alice

The existing retail and service

businesses in Alice cater for the low

income market does not meet the needs

of high income earners

Natural

Environment

Good agricultural potential: the Tyume

and Gagha rivers provide good water

resources and the area has generally

good soils, especially along the river

valleys.

Significant environmental degradation

Increasing demand for residential space

on agricultural land

Infrastructure

Nearly 90% of properties in Alice is

owned by the State. A process is

underway to dispose of the majority of

these properties to encourage economic

development. Opportunities will exist in

property development, construction and

maintenance of properties.

Upgrading of municipal and public

infrastructure will create entrepreneurial

and job opportunities in construction and

maintenance of the infrastructure.

Water & Sanitation: The existing

sewerage treatment system is operating

near capacity and the water reticulation

pipes are old and in poor condition.

Without upgrading this infrastructure, the

development in Alice will be limited.

Roads & Stormwater: The roads in Alice

are poorly maintained and the stormwater

system is in disrepair. Roads and

sidewalks in Alice are ill-suited to the

large volumes of pedestrians which use

it. The lack of adequate street lighting

and security patrols limit the development

of an active student night life in Alice.



Opportunities Constraints

There is also only one bridge over the

Tyumi river linking UFH with the rest of

Alice, which is inadequate for the needs

of students and residents and limits the

integration of UFH and Alice.

Telecommunications: A world class

university town need fast and accessible

ICT links with the rest of the world.

Access to broadband is limited with only

expensive 3G available in Alice and

cheaper and faster DSL restricted to the

UFH campus and government offices.

Transport: the existing taxi rank is too

small to cater for all public transport and

has few public amenities for commuters

and drivers. It needs to be upgraded to

meet the demands of the large

passenger load.

Institutional

NEDA, ASPIRE and their parent

municipalities are committed to the

regeneration of Alice and supporting local

economic development opportunities.

UFH assist Nkonkobe LM and provides

significant knowledge and expertise in

helping to make Alice function better.

UFH and Lovedale have significant

knowledge and expertise to assist in

skills development and training of Alice

community members, especially in

entrepreneurship & agriculture.

The alumni of UFH & Lovedale are

amongst South Africa's most prominent

and powerful politicians, business people

and academics, which is a key resource

in regenerating Alice.

Limited capacity of the Nkonkobe

Municipality

Revolving door of public service

contributes to the high staff turnover in

Alice at Nkonkobe



5 A STRATEGY FOR THE REGENERATION OF ALICE

5.1 STRATEGIC VISION FOR ALICE

This vision contains three key elements which will contribute to Alice becoming the beautiful,

unique, vibrant and well managed African University town which it could and should be. The three

elements form the basis for the strategic objectives of the regeneration strategy.

5.2 STRATEGIC OBJECTIVES

In moving towards the Regeneration of Alice, there are three strategic objectives which are aligned

to make the most of the existing, proposed and future opportunities. These are further refined into

strategic focus areas, which give meaning to the strategic objectives. Key development proposals

for Alice should be geared towards addressing one or more of these.

5.2.1 Being an African University Town: The Complete Integration of UFH and Lovedale

with Alice

As a university town, Alice is a place of debate, which fosters a culture of exchange and continuous

learning. As an African University Town, Alice also becomes about “taking on a cause”, being

part of „civic‟ happening, and making a meaningful contribution to the real empowerment of the

disadvantaged and poor. Furthermore, Alice should also make a meaningful contribution to the

African Renaissance, contributing to the social and economic development throughout Africa, as

well as enhancing Africa‟s place in the world.

It is therefore important that the UFH and other academic institutions, as well as their students and

staff, be viewed as a key part of the Alice community. Measures should be put in place to integrate

both spatially and socially, UFH and Lovedale with Alice town. These institutions could form the

anchor for the growth and development of Alice‟s economy, as well as contribute valuable

resources for the regeneration of Alice.

The development of Alice as a vibrant University town must make use of the relationship which the

UFH and Lovedale alumni have or could have with Alice. The development of synergies between

key role-players (alumni and others) is seen as a critical enabler in this process.

The guidelines for the spatial redesign of Alice have therefore been adopted to ensure that

development in Alice is aligned to the vision. These are to:

Alice to be an Economically and Socially viable University Town



Create an attractive rural “University Town” lifestyle;

Create inviting arrival points, gateways and meeting places;

Provide a variety of quality indoor and outdoor public places and space;

Densify the town so as to optimise infrastructure; and

Provide safe, well defined and well maintained streets

5.2.2 Supporting a Sustainable Community by Preserving and Restoring Community Assets

and Unlocking Economic Opportunities

Sustainability speaks of development with a long-term perspective, in which the town and

community are able to meet their current and future needs and continue to flourish long into the

future because of the decisions made today.

The two main economic sectors in Alice which have the potential to be developed and harnessed

to increase economic sustainability are Agriculture and Heritage Tourism. The strategic focus of

developing agriculture is closely linked to the need to invest in the small-scale farmers in the Alice

region and develop a sustainable model to support them in the long term. Likewise, the heritage

assets in Alice need to be restored, preserved and protected if they are to be an economic asset to

the town and region that could attract tourists.

The sustainability of Alice is closely linked to the sustainability of the natural environment within

which it is located. Development should therefore adhere to the following Spatial Design

Guidelines that are essential to ensuring that Alice can grow, develop and flourish in the medium to

long term:

The rehabilitation of waterways and the restoration of sustainable water systems so as to

enable them to perform their functions and bringing life and health into Alice;

Appropriate and responsible waste management for a clean and healthy town;

Improved food security and job creation through local agriculture & agro-processing;

Natural resource preservation, restoration and management, focusing on activities such as

regenerating landscape and biodiversity, managing soil harvesting for brick making, and

managing cattle grazing; and

The restoration, preservation and positioning of exceptional historical and heritage assets

to attract tourist.

5.2.3 Develop an Economically Active, Culturally Vibrant Community by Encouraging

Investment

The extensive educational resources that exist in Alice makes Alice well suited to nurture the youth



of the country and draw upon the wealth of knowledge and expertise at these institutions and

within their alumni networks. This enables Alice to become a vibrant community which attracts

some of South Africa's great development thought-leaders and activists.

A cornerstone of a vibrant and economically active community is in functioning, well-maintained

and appropriate levels of government and municipal services. It is therefore important that attention

be paid to ensuring that the quality and quantity of services provided in the town of Alice is

attractive to investors and residents.

A significant obstacle to development in Alice has been the large proportion of State-owned

properties (land-based assets), many of which are undeveloped while many are poorly maintained.

Releasing this land – in a strategic manner – to encourage development and private investment

will unlock the real value of these properties and contribute to the local economy.

The development guidelines therefore focus on:

Investing in children and youth;

Creating synergies with champions and institutional structures that are able to provide the

energy and practical capacity to drive the regeneration of Alice, including harnessing

student and academic energy to drive development;

Developing strategic partnerships with a 10 – 15 year focussed plan of action between

business, community, government and academic institutions;

Develop and expand economic and public infrastructure to support entrepreneurship and

promote investment;

Alice become a leader in and training ground for small town holistic regeneration; and

Ultimately making Alice attractive for the great development leaders to be located here.



Figure 1: Conceptual illustration: Linkages between vision, priorities, focus areas & interventions

5.3 DESIGN PRINCIPLES FOR ALICE

The regeneration of Alice relies on the following urban design principles for Alice:

Restoring and maintaining the green system within the build up area of Alice;

Improving the movement system in and between the different areas of Alice; and

Developing concentrated activity areas, and establishing special places and focal points



Figure 2: Spatial relationship of Special Places and Focal Points

5.4 INTERVENTIONS

5.4.1 Catalytic Interventions

Two catalytic interventions have been identified, which will have the maximum impact in moving

Alice from its current position towards its vision. Focussing attention on these interventions will

unlock opportunities and encourage further investment into Alice, whilst also providing tools

towards the spatial integration of Alice and UFH.

01 – Gateway into town

02 – Taxi rank precinct

03 - Civic precinct & park

04 - Railway precinct

05 –Sports & education zone

06 & 10 – Old Technical School

07 – Corner McNab Dr & High St

08 – Corner McNab Dr & Mitchell St ext.

09 – Termination of Main St



Figure 3: Spatial relationship of catalytic interventions

Intervention Description Impact

Middle-income

residential

development for

students and

middle-upper

income earners

Three areas have been identified for

middle to upper income residential

developments:

CBD Intensification (densification)

Zone , which has the potential for

approximately 1,500 new dwellings

at a density of 50dw/hectare, in

addition to other small

developments on vacant erven.

Gagha Street corridor, including the

Sports & Education Zone, targeting

student and upper income

residential property developments.

Finally, the area adjacent to the

agricultural zone would also be

suited to middle to upper income

housing, although this would only

occur at a later stage, once the

other areas have been developed to

capacity.

The densification of the CBD would

make better use of existing services

whilst providing a range of different

types of residential options.

The CBD Intensification Zone provides

a stronger interface between the

University, other institutions and the

town, thereby strengthening the

integration of UFH and Alice.

Additional residential options will

enable UFH and the other institutions

to more easily attract staff, thus making

them more attractive to students,

thereby increasing the positive effect

which they have on the town.

A greater number of middle income

properties will result in a larger rates

base.

A larger resident population would have

positive spin-offs for local businesses

as more people would shop in Alice

more often. This in turn is likely to

attract more businesses to Alice.




Upgrading of the

CBD and

creation of a

Civic Core

The main commercial activity of Alice

has shifted from Pool St. and Main St.

to the taxi rank and Kwantu Spar centre.

In addition, there is a lot of underutilised

space in the Civic Core which needs to

be re-defined. It is therefore necessary

to re-engineer this space through:

The redesign and upgrade of the

entrance to the CBD (on the UFH

side of town), which includes a

revision to the existing taxi rank so

as to provide adequate space for

both the taxis and the hawkers

whilst providing the consumer with

a pleasant and safe experience.

Extending Mitchell St. to McNab Dr.

to open up property for

development behind the

Magistrate‟s Court and to provide

an active frontage to the Park.

The establishment of a multi-

purpose civic centre.

The upgrading of roads,

stormwater, water and sanitation

infrastructure – first in the CBD and

then throughout the town – to

facilitate further development.

Making the CBD more pedestrian

friendly will promote increased activity

in this area, with positive spin-offs for

the local economy and promote

commercial investment.

Upgrading the entrance to the CBD will

provide a valuable and attractive link

between the University and the town.

The existing central park will become

more attractive and functional once the

multi-purpose centre has been

developed.

The creation of a vibrant civic core will

lead to more synergies and higher

levels of exchange of information. It

would make it easier for people from

the surrounding areas to access all the

key public services in the same area.

An efficient and welcoming civic core

will contribute to the overall good

feeling which can be created in Alice.

This will have a positive effect on the

town's branding, which will increase its

attractiveness to investors and

consumers alike.

A vibrant student life will be

encouraged in the town.

5.4.2 Key Interventions

In addition to the above catalytic interventions, three key interventions have been identified, which

are interventions aimed directly at meeting one or more of the strategic priorities.


ICT

Development

There is limited broadband internet access

in Alice off the UFH campus. There are

therefore three main thrusts to this

intervention:

Expand the ICT network infrastructure

in Alice through institutional

partnerships between key local

stakeholders and private ICT

enterprises.

Support the establishment of ICT

Broadband internet in Alice will

improve the productivity of local

enterprises and raise their

competitiveness.

It will enable Alice to attract highly

educated individuals who require

broadband internet access for work

and leisure to live and work in Alice.

Using local UFH students will reduce

the cost of providing ICT services in

Alice. It will also provide them with




enterprises in Alice to service the ICT

needs of local enterprises and

residents, such as an internet café, and

website development.

Establishment of a Thusong Service

Centre (or similar) to, inter alia, provide

ICT training opportunities and facilities

in Alice for local residents.

working skills and experience which

would increase their employability

when their studies are completed.

Providing internet access to the

wider Alice community will increase

their access to knowledge and

information, incl. to employment

opportunities, government services,

& national news.

Heritage

Preservation

and Tourism

Alice boasts a unique collection of heritage

resources which showcases South Africa's

history over the last 150 years – including

the advance of colonialism, the liberation

struggle and the advent of democracy.

The key is to preserve these assets and

restore. The economic spin-off will lie in the

potential for these assets to generate

tourism into Alice.

In support of this project it is therefore

necessary to focus on:

Firstly, ensuring that the Heritage

assets are restored, displayed and

made accessible in such a manner as

to enable interaction with them;

Secondly, it is important that Alice has

the necessary tourism infrastructure in

place to meet the needs of people

coming to Alice as tourists. This

includes the development of a

conference centre and lodge.

The restoration of heritage buildings

will improve the visual aesthetics of

Alice – giving it more welcoming

feel.

Heritage tourism has been identified

as having the potential to impact

positively on Alice's economy.

A conference centre and lodge in

Alice could in itself become an

attraction to government and

academic organs looking to host

conferences and workshops.

The initiation of investment in this

sector by government is expected to

trigger further private investment.

Promotion and

Development of

Agriculture

Value Chains

Agriculture has been identified as a key

driver of economic regeneration in Alice.

The existing Agri-Park is already making a

contribution towards bridging the gap

between small, emerging farmers and the

commercial market. This intervention

therefore seeks to build on the work

already being done by the Agri-Park. The

various components include:

The expansion of production capacity

by securing the land between Lovedale

College and UFH for agricultural

training and development purposes;

Establishing a combined training and

Increased community engagement

between the Alice community and

the two higher education institutions

in Alice, i.e. Lovedale FET College

and UFH.

Equipping of emerging farmers

around Alice with the knowledge and

skills to produce for the competitive

commercial market regionally and

nationally.

Development of the institutional

arrangements to enable emerging

farmers to access commercial

markets.

Employment and income generating




skills development programme

between UFH, Lovedale FET College,

Fort Cox Agricultural College, Dept of

Agriculture and Nkonkobe Municipality

to train and develop local, small-scale

emerging farmers from Nkonkobe; and

Establishing a distribution and

marketing entity to secure market

access for the products of the AgriPark

to the local, regional, national and

international markets

potential through farming, marketing

and distribution, transport/logistics

and other business opportunities in

the agricultural value chain. It is

estimated that the AgriPark will

create approximately 1,300

employment opportunities at full

production, 500 of which will be in

the logistics area of the AgriPark.

The participation of students from

Lovedale College and UFH will give

them practical experience which

should benefit them in applying for

jobs in future.

5.5 KEY ENABLERS

The disposal of state-owned land to make it available for development and investment purposes

is a key enabler to the proposals contained herein. ASPIRE is currently working closely with DPRW

and Nkonkobe Municipality in this regard. Key land parcels will need to be made available in an

organised and strategic manner in order to unlock development without causing a glut on the

market.

The upgrading of infrastructure is a critical enabler if Alice is to be regenerated. Currently the

bulk water and sanitation infrastructure is operating near capacity, which means that future

development may be restricted. The roads are poorly maintained and the storm-water system is in

a state of disrepair, both of which contribute to an overall feeling of degradation in the town of Alice.

An integrated and inclusive approach to development in Alice will be key to unlocking the

potential of this small town. It will require the full participation of all potential role-players and draws

on political, academic and business leaders with links to the town. Synergies between the role-

players will ensure that development in Alice is wide-reaching and sustainable.



Figure 4: Large tracts of land are currently State-owned, much of which is vacant



6 IMPLEMENTATION FRAMEWORK

The following tasks and activities must be done in order to move towards implementation of this

strategy:

1. An assessment of the potential demand for social housing, low- and middle income housing

/ residential property from existing and future residents in Alice must be undertaken.

2. Finalisation of the LSDF, with accurate assessments of the space required for the different

usage typologies (residential, retail, offic, civic, public open spaces, etc.) to cater for the

envisaged growth and development of Alice in the next 10 years.

3. Development of detailed designs for the identified development nodes in this regeneration

strategy to enable the necessary work to be undertaken.

4. Typologies are to be developed for the densification of the CBD and development of

residential areas, consolidated in a Land Use Management Scheme (LUMS) for Alice.

5. The design guidelines which have been developed to date must be converted into

municipal policy and by-laws, to ensure the appropriate building rights, signage regulations,

streetscaping and furniture, as well landscape design.

6. Guidelines need to be developed for appropriate environmental management, which should

include proposals for a best practice waste management system, water channels and

wetlands management, and urban grazing management.

7. Detailed assessments of additional bulk infrastructure needs and maintenance of the

existing bulk infrastructure for water, sewerage, electricity, etc. – based on proposals and

assessments – must be undertaken.

8. A detailed management plan for parks, wetlands / historic lake area in proximity of the town,

and the riverine system is required.



7 CONCLUSION

The Alice Regeneration Strategy aims to make Alice an economically and socially viable university

town by focusing on three strategic objectives, namely:

Integration of UFH and Lovedale with Alice to become a true “university town”;

Supporting a sustainable community by preserving and restoring community assets and

unlocking economic opportunities; and

Developing an economically active, culturally vibrant community by encouraging investment

These three strategic objectives must be underpinned by a commitment to address the key

enablers, i.e. the disposal of state-owned land, the upgrading of infrastructure, and a commitment

to an integrated and inclusive approach to development.

Two catalytic projects have been identified for implementation, namely the upgrading of the Alice

business district and creation of a Civic Core, and the development of middle income residential

property and student accommodation. These catalytic projects are supported by the promotion and

development of agriculture around and agri-processing in Alice, the development of ICT

infrastructure and services in Alice, and the preservation and restoration of heritage assets and

development of heritage tourism in Alice.

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