orange grove-THE SUBURB

ORANGE GROVE-THE SUBURB

approximately 3000 households

HOTSPOTS

REGIONAL SPATIAL DEVELOPMENT FRAMEWORK (RSDF)SUB AREA 26 (SYDENHAM / NORWOOD/ ORANGE GROVE / HIGHLANDS NORTH)

Established older residential townships that are low to medium density in nature characterise theSub Area. A major urban feature of this Sub Area is Louis Botha Avenue. Non-residentialdevelopment is concentrated on the first row of erven along Louis Botha Avenue1.4 Louis Botha Avenue is defined as a Mobility Spine: Parking along Louis Botha to be providedon site.

PATERSON PARK PRECINCT DEVELOPMENT

Upgrade Paterson Public Park by facilitating pedestrian movement through the park linking the Paterson Park Recreation Centre, to Norwood, and the ART COMPLEX on Louis and Pine RoadsSupport initiatives to revitalise Orange Grove along Louis Botha Avenue.

• Louis Botha Avenue has been identified as an urban management hotspot in terms of the Regional Urban Management Plan.

• Apply zero tolerance to illegal land uses along Louis Botha Avenue.Revitalise and redevelop the Paterson Park Precinct as an important structuring element in the Sub Area.

ORANGE GROVE FROM

OSBORNE TO LOUIS RD

ERF 1982

NEW night club??

FNB BUILDING AS IT WAS

AND NOW

ILLEGAL PLACE OF PUBLIC WORSHIP<< GARAGE CONVERTEDNO CONSENT USE APPLICATION NOR BUILDING PLANS

10th street/Louis Botha

BEFORE DEVELOPMENT

New PnP SHOWS confidence in LOUIS BOTHA AVE

LIQUOR OUTLETS IN THE

ORANGE GROVE-NORWOOD GEOGRAPHICAL FOCUS AREA

2004-2010All documents are in the Public Domain

BramaxRADIUMBooze BoysBlue NaartjieLiquor & Ice

SIYATHUTUKA TAVERN 2006

>THE SAME AS 2004

SIYATHUTUKA TAVERN

SIYATHUTUKA TAVERN

2006

SIYATHUTUKA TAVERN

SIYATHUTUKA TAVERN ILLEGAL POWER CONNECTION

SIYATHUTUKA TAVERN

owners names deleted

this is the shop that was designated in application

blue naartjie

LIQUOR & ICE HERITAGE BUILDING ILLEGALLY CONVERTED

TITLE DEED RESTRICTIONS

The property owners have applied to have the restrictions contained in the Title Deeds removed.

The surrounding affected residents and OGRA have lodged objections(more than 20)We now wait for the Town Planning Tribunal

bramax

SUBJECT TO EVICTION NOTICE

DOLL HOUSE LIQUOR LICENCE APPLICATION

TYPICAL ADVERT FORMAT IN GOVERNMENT GAZETTE

Erf 23 is the DOLL HOUSE

Inside 1 km are several schools/educational institutions, a synagogue ,a catholic church, Winners Chapel etc

winners chapel

doll house

The applicant appears to think that we are unaware that he allows the Winners Chapel Church opposite The Doll House to use his parking lot on Sundays. His affirmation in 8) in the schedule that there are no places of worship in a 1 km radius is patently untrue. Other places of worship within the 1km radius include a Synagogue and a Baptist Church and a Catholic church & school. His affirmation in 6) in the schedule that there are no educational institutions in a 1 km radius is also patently untrue, The Torah Academy, St Mary’s and Highland Boys and others are all well within the 1km radius.The granting of any liquor license to the applicant, considering his total misrepresentation on the application would not be in the public interest. The area has already seen a material degradation with the proliferation of liquor outlets along Louis Botha Ave. OGRA works closely with the Jhb City Safety Programme /SAPS and Urban Management to deal with the alcohol abuse along this strip . Our experience with similar establishments in the area IE Club 88 in Norwood, where the parking lot became an extension of the club and created a massive problem for residents and businesses and this points to the possibility of the same situation at the Doll House. The very nature of the Doll House as a drive in where families with children frequent mitigates against the sale of alcohol on the premises. The proximity to Hilson Park and their recreation facilities plus the residential blocks of flats across the road is cause for concern. OGRA is totally opposed to this application.

Date: 21-01-2010To :The Secretary Liquor Board Local CommitteeObjection to Liquor license application . DOLL HOUSE ROADHOUSE ,377 Louis Botha Ave, Highlands North (Hawkins Estate)WE The Orange Grove Residents Assn_(OGRA)____Object to the application because I/we are concerned that the applicant has materially misrepresented the facts that relate to points (6) and (8) in the schedule.The Doll House is ,in fact ,in the centre of a large concentration of places of worship and educational institutions all within one kilometer of the applicants premises. The issuing of a license to the applicant will seriously affect the amenity and character of the surrounding suburbs. It will impact negatively on the educational institutions and places of worship that are located in close proximity.Our further comments are:

ONLYLEGAL LIQUOR OUTLETS

IN ORANGE GROVE

ITAL-AFRICA LIQUORS

&RADIUM BEERHALL

ITAL-AFRICA LIQUORS

RADIUM BEERHALL

PLACES OF PUBLIC WORSHIPAND

GENERAL REGULATIONS

PLACES OF PUBLIC WORSHIP<REQUIREMENTS FOR TOWN PLANNING AND BUILDING PERMISSION10 FEBRUARY 20101.Title Deeds for the property. May be obtained from the owner of the property, or from the bond holder or from the Deeds Office.The Title Deed (or Deed of Transfer) is a legal document. It is a contract which is binding on the owner of the property. If the property is used for ANY use which is not permitted in the Title Deeds, the owner of the property is committing a criminal offence. The error must either rectified. If he/she does not correct the offence he/she will be taken to court, fined and even jailed.2.Zoning of the property: May be obtained from the City Council. The zoning of the property will control whether the applicant must apply for the Consent of the Council to permit a Place of Worship or whether the site must be rezoned.The Town Planning Scheme controls use of a property. 3.The RSDF: The Regional Spacial Development Framework is a document which guides the Town Planning Department in Land Use

4.No building of anything is permitted on a property without approved building plans. This includes alterations to existing buildings, (internal and external), perimeter fencing/walling, re-roofing, anything to do with plumbing, etc.5.No change of use of an existing building is permitted without town planning approval as well as approved plans 6.Building plans must comply with the National Building Regulations: These regulations are concerned with health and safety of the people who use the buildings and are concerned with the health and safety of people who live and/or work in the surrounding area. Health and safety is ‘non-negotiable’. 7.Heritage: Any building which is over 60 years old may not be altered in any way whatsoever without application to Provincial Heritage (PHRAG.) No demolition may be undertaken (even if the building is in poor condition) without a demolition permit.8.The size of the congregation is very important. The requirements for service provision, parking, etc. depend on the number of people who may occupy the building. It is bad policy to underestimate the size of the congregation. Even if the building and property are only fully occupied once or twice a year, the space requirements required for full attendance must be adhered to.

9. PARKING REQUIREMENTS: 1 BAY ON SITE PER 3 CONGREGANTS. PARKING ELSEWHERE DOES NOT COUNT. IF PARKING IS ON AN ADJOINING STAND, THAT STAND MUST BE CONSOLIDATED WITH THE STAND ON WHICH THE PLACE OF WORSHIP STANDS. 10. ACCESS AND EGRESS TO THE SITE MUST COMPLY WITH ROADS AND TRAFFIC DEPARTMENT REQUIREMENTS. IT IS POSSIBLE THAT THIS AUTHORITY MAY REQUIRE A TRAFFIC STUDY, IF THE FACILITY IS LOCATED ON A BUSY ROAD. 11. SPACE REQUIREMENTS FOR SEATING: 1 SQUARE METER PER PERSON. I.E. FOR A CONGREGATION OF, SAY, 300 THE SERVICE MUST BE HELD IN A SPACE OF 300 M2 MINIMUM. 12. OTHER SPACE REQUIREMENTS INCLUDE OFFICES, FOYER OR VESTIBULE, KITCHEN, RECEPTION, STORAGE, ETC. THIS SPACE IS IN ADDITION TO THE REQUIREMENTS IN 10 ABOVE. 13. SANITARY PROVISION: THIS DEPENDS ON THE NUMBER OF THE CONGREGATION. THERE ARE TABLES IN THE NATIONAL BUILDING REGULATIONS SABS 0400 CONTROLLING THE MANDATORY REQUIREMENTS FOR TOILET PROVISION FOR THE SIZE OF THE ‘POPULATION’ ON USING THE BUILDINGS ON THE SITE.

14. FIRE REQUIREMENTS: IN TERMS OF HEALTH AND SAFETY, THE FIRE REGULATIONS ARE CRUCIAL AND SHOULD NEVER BE SHORT CIRCUITED OR IGNORED. ESCAPE ROUTES, STAIRCASES, POSITION OF WINDOWS, ETC. ARE A FEW OF THE NON-NEGOTIABLE LAWS CONTAINED IN THE NATIONAL BUILDING REGULATION SABS 0400. 15. APPLICATION FOR TOWN PLANNING PERMISSION: THIS MUST BE APPROVED BEFORE ANY BUILDING PLANS CAN BE APPROVED. NOTE THAT THIS MAY TAKE MANY MONTHS, ESPECIALLY IF THERE ARE OBJECTORS TO THE APPLICATION. DURING THE APPLICATION PERIOD, THE ACTIVITY FOR WHICH APPLICATION IS BEING MADE MAY NOT BE CONDUCTED ON THE SITE. NOTE ALSO THAT ANYONE IS ENTITLED TO BE AN OBJECTOR, EVEN IF THEY LIVE IN ANOTHER TOWN OR ARE A DOMESTIC WORKER. EVEN IF THERE IS ONLY ONE OBJECTOR, THE APPLICATION WILL HAVE TO BE HEARD AT A PLANNING COMMITTEE HEARING OR ‘TOWN PLANNING TRIBUNAL.’ THE DECISION GIVEN BY THE PLANNING COMMITTEE MAY BE APPEALED AGAINST IN A TOWNSHIPS BOARD HEARING. THIS COULD DELAY THE APPLICATION UP TO 2 YEARS DURING WHICH THE COUNCIL HAS THE RIGHT TO STOP ALL BUILDING ACTIVITY OR USE OF THE SITE FOR ANY PURPOSE OTHER THAN THAT ALREADY GRANTED FOR THE ZONING AND/OR FOR THE EXISTING BUILDINGS.

GLOBAL FAITH MISSION

THIS ONE IS CAUSING HAVOC IN 10TH STREETA GARAGE CONVERTED TO A “PLACE OF WORSHIP” THE RESIDENTS OF 10TH STREET ARE UP IN ARMS BUT ENFORCEMENT IS DOING NOTHING DESPITE COMPLAINTS

orange grove-THE SUBURB

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