Tygerberg Executive Summary s

8/8/2019 Tygerberg Executive Summary s

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DRAFT FOR cOMMENT

tyGerBerG

DISTRIcT PLAN


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WHAT DO YOU THINK?

Tell us what you think about the ideas in the draft

Distrit Plans by writing to:

Spatial Planning and Urban Design Department

PO Box 4511, Cape Town, 8000

[email protected]

V

To

c

w

Public participation process

2007/2008 2008 2009

Advertising and

registration of interested

and affected parties

1st PUBLIC CONSULTATION

Awareness, vision and

principle issues

2nd PUBLIC

CONSULTATION

Content of SDF

C

Fi

(We are here)


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1. INTRODUCTION

WHAT IS THE DISTRICT SPATIAL DEVELOPMENT PLAN (SDP)?

A district Spatial Development Plan(SDP) is a framework of policies andplans that will guide the physicaldevelopment of a district (in the sameway that the City Spatial DevelopmentFramework will guide development of theCity). The SDP, along with the City SDFand local plans, will be used by the City toassess applications submitted by property

developers to: guide significant changes in land use;

and guide public investment in

infrastructure (such as roads, clinicsand sports fields)

WHAT IS AN ENVIRONMENTAL MANAGEMENT FRAMEWORK?

An Environmental Management Framework (EMF) guides decision-making Impact Assessment (EIA) regulations. An EMF identifies:

the environmental characteristics of an area; environmental management priorities for a district; constraints and opportunities for development activities as influenced

natural and socio-economic environments as well as development press the kinds of activities that would be undesirable in a district or a part of a

The EMF forms a component of the SDP and therefore informs land use decisio

WHAT WILL THE SDP/EMF DO?

The SDP/EMF will guide the Citys decisions regarding: Environmental Impact Management (EIM) zones where urban de

promoted or should be limited in order to avoid/mitigate environmental impa New development areas where direction is given to the location and form Urban restructuring and upgrading where direction is given to maj

existing urban areas as well as to significant public investment in infrastrspace.

HOW DOES A DISTRICT SDP RELATE TO OTHER SPATIAL PLANS FOR T

District plans are aligned with higher-level plans such as the City and provincialfor the district have been reviewed and several interventions will occur:


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2. THE CONTEXT

SNAPSHOT: TYGERBERG DISTRICT

Area: The district comprises the areas Annandale, Monte Vista, Panorama, GElsies River, Bonteheuwel, Bishop Lavis, Parow-South, Belhar, Delft and CTIAare along Vanguard Drive/N7 in the west, the urban edge, Tygerberg Hills andnorth, the R300 in the east and the N2 national road in the south.

Nature: Most of the vegetation in the district has been transformed and frHowever, it does have remnants of some of South Africas rarest vegetation and renosterveld. Four broad vegetation types occur within District D such asSwartland Shale Renosterveld, Swartland Silcrete Renosterveld and Cape F

Elsieskraal River and associated open space is a significant Metropolitan Open

People: The 509 263 residents of the district comprise 8% of the City popupeople is 27 years.

Living: The district at 91% has the largest percentage of formal dwellings informal dwellings in the City. However, a significant percentage of informal dOnly are three significant informal dwelling areas, namely Freedom Park, MalawThe district is the best off of all districts in terms of services.

Working: Most of the economically active people in the district are empemployment opportunities exist within the district provided by the distributebusinesses along Voortrekker Road.

Health and safety: Prevalence of TB is high. Poor socio-economic conditionsCape Town-Bellville rail line, especially in the rental flats (characterised by povof crime are also high, and public open spaces are not safe.

WHAT ISSUES SHOULD THE SPATIAL PLANCONSIDER?

WHERE DO THE OPPO

Priorities within this district are:1. Improving spatial integration and accessibility to

residential, employment, recreational areas andpublic facilities.2. Creating better living, working and recreational

environments.

3. Managing development in environmentallysensitive areas.

Key issues are:

Within and linked to topportunities exist that iaddressing development

Spatial opportunities addressing the issues in

o Overcoming the spatial constraints to economicdevelopment

Areas of economic poteno New development a


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3. THE VISION

The draft spatial vision for the district is:

A district that reflects a significant economic role within the City,capitalising on commercial and industrial development andestablished institutions, while offering good connection to the restof Cape Town via a system of public transport interchanges androutes. Residents also have improved access to quality publicspaces and facilities

The residents of the district have contributed to the spatial vision

by articulating their views on the future development of the area.

WHAT SPATIAL STRATEGIES WILL ACHIEVE THE VISION?

Five strategic directions or building blocks provide shape and giveorder to areas of Cape Town and the District.

The first building block is a METROPOLITAN OPEN SPACESYSTEM aimed at retaining and enhancing key nature areas

(such as Elsieskraal River systems), ensuring opportunities forurban agriculture in suitable areas, and providing a system ofparks, sports fields which are increasingly accessible to residentsin the district.

The second building block is an ACCESSIBILITY GRIDconsisting of a primary and secondary grid, forming the basis forcity-wide and inter-district public transport routes and a tertiary

grid forming the basis for local public and non-motorised transportroutes. The primary grid includes the east-west road and railspines and their connection to the rest of Cape Town. The focusis on completion of the grid to improve access, giving priority tonon-motorised and public transport.

The third building block is a system of OPPORTUNITY ZONES(including intense economic activities) and CIVIC CLUSTERS

(including quality public space and social facilities). These arelocated on the ACCESSIBLITY GRID, meaning that opportunitiesare closer to public transport and people. Higher orderOPPORTUNITY ZONESrelate to the more exposed, central andconnected locations on the primary/secondary accessibility gridsuch as Voortrekker Road and the Bellville CBD.

BUILDIN

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2. ACCE

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4. THE PLAN

WHICH ENVIRONMENTAL ATTRIBUTES SHOULD BE TAKEN INTO ACCOU

DECISION-MAKING?

Five Environmental Impact Management (EIM) zone plans respond to this qbased on the environmental attributes of the district. Attached to these zonestypes of activities (ranging from undesirable activities, to those that may not hwell as guidelines for management of these activities.

EIM ZONE 1: HYDROLOGICAL ZONE

EIM Zone 1 includes areas within the flood risk/flood fringe/ floodprone (e.g. Elsieskraal River) ecological buffer areas associatedwith rivers and wetlands. In general, any land use or activity thatwill have an impact on the vegetation cover or hydrologicalfunctioning of this zone is not supported. There are a number ofactivities (e.g. essential road, rail, pipeline and cable crossingsand bridges) that may have an impact and may be accepted onceEIAs have been completed, provided appropriate mitigation

measures are put in place. Low-impact activities such asconservation activities and low-impact public open space areasare generally accepted in this zone.

EIM ZONE 2: CONSERVATION AND BIODIVERSITY ZONE

EIM Zone 2 reflects conservation and biodiversity priority areas(including protected environments such as the Tygerberg Hills

Nature Reserve and other areas of significant biodiversity).

Low-impact activities such as passive recreation and conservationare generally suitable in this zone. Certain activities (such astourism accommodation) may be suitable in some areas providedmitigation measures are in place. However, activities thatsignificantly transform these environments or that may result inpollution are generally undesirable (e.g. bulk infrastructure,permanent structures, mining activities etc.).

EIM ZONE 3: SOCIAL,CULTURAL ANDRECREATIONAL AREAS


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EIM ZONE 4: ECONOMIC RESOURCE AREAS

EIM Zone 4 includes agricultural, smallholdings and mineralextraction areas. These areas are limited. The district also

has high-potential agricultural land in the north-easternsection of the district. These areas, as well as the high-potential agricultural areas are under threat fromdevelopment pressure.

The EIM Zones identify areas where sand mining is likely tobe undesirable, although provision is made for sand miningin potentially suitable areas (including those subject toexisting mining activity) subject to the appropriate

authorisation and management plans. Tourism activities aremostly encouraged on smallholdings and agricultural areas.

EIM ZONE 5: URBAN USES AND UTLITIES

EIM Zone 5 identifies utilities and uses that are suitable orunsuitable within the urban fabric, including industrial,landfill and service infrastructure areas.Activities to be promoted in these areas should be subjectto conditions and approvals of relevant authorities andpublic open spaces, landscaping, conservation activities aresome of the desirable uses that are encouraged in theseareas.


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4. THE PLAN: NEW DEVELOPMENT AREAS

New Development Areas (NDAs) deal with the identification of areas for newallocation and configuration of suitable land uses and associated spatial developmdistrict is not a major growth area in the City, it reflects a number of significanopportunities.

AnnandaleMixed-use Development, Map ref 1New mixed-use development is proposed on the undeveloped land located north the N7 to the west and M12 to the east. This triangle of the land provides an development in the form of service industrial/commercial/office/residential developsubject to an EIA and LUPO process.

RichwoodMixed-use Development, Map ref 2New mixed-use development is proposed on the undeveloped land located south the N7 to the west, Tyger Valley Road to the east and Plattekloof Road to the soprovides an opportunity for mixed-use development in the form of service inresidential development. Development in the south is restricted to non-residentibuffer areas of the Caltex Oil Refinery and Strategic Fuel Fund (SFF) oil storage.

Bothasig AreaResidential Development, Map ref 3 to 5New medium-density residential development is proposed for the undeveloped prThese properties provide an opportunity for medium-density infill development.developments are designed to have a positive interface with the existing urban fabdevelopments and public open space.

Erf 8350 (Map ref 3) is still zoned public open space, but is ideally locateddevelopment. Erf 8353 (Map ref 4) is earmarked for sports fields, but can be utilise

development. The site is owned by the City of Cape Town and can be developehousing development, which may also accommodate other related uses such as property, i.e. Erf 10670 is also still vacant, but is owned by the Provincial Governm

35th AvenueMixed-use Development, Map ref 6 and 7New mixed-use development is proposed for the undeveloped properties descralong 35th Avenue. These properties provide an opportunity for mixed-use deservice industrial/commercial/office development. Development is restricted to no

the noise regulations (land within the 65dba noise contour).

Erf 19787, Goodwood (Map ref 6), is zoned for public open space, but is undevewith any development of the site, that adequate open space be developed residential properties on the western edge. Pedestrian desire lines should alsopossible.Erf 12792 Goodwood (Map ref 7) is an undeveloped open space site Access to


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areas. A detailed geotechnical study will be required to determine the extedevelopment.Mixed-use development is proposed on the developable land located south of the Avenue and Modderdam Road. This triangle of land provides an opportunity for

the form of service industrial/ warehousing/commercial/office development. Develoresidential uses due to the noise regulations (land within the 65dba noise contour).

Cape Town International Airport (CTIA)Development is proposed on the undeveloped land surrounding the CTIA owned bSouth Africa (ACSA). ACSA is pursuing commercial development on land not requi

Mixed-use Development, Map ref 10 and 11New mixed-use development is proposed on the undeveloped land located

Quarry/Modderdam Road intersection and the undeveloped land located south of land provides an opportunity for mixed-use development in tindustrial/warehousing/commercial development.

Industrial Development, Map ref 12New industrial development is proposed on the undeveloped land located on the west of Symphony Way. This linear land provides an opportunity for industrial dservice industrial/warehousing/commercial development.

Industrial Development, Map ref 13New industrial development is proposed on the undeveloped land located on theand west of Symphony Way. This land provides an opportunity for industrial deservice industrial/warehousing/commercial development.

In both instances above (Map ref 12-13), it is understood that the subject propertiNational Housing Board, and is/was to be transferred to ACSA on condition thaviation and related purposes. Therefore, should land be developed for industrial related to the aviation function, the issue regarding the mentioned condition will n

resolved to date. Furthermore, any new development should have a positive interfit) with Symphony Way, should provide for pedestrian access and also strive to incsmaller enterprises.

Belhar AreaMixed-use Development, Map ref 14 and 15Mixed-use development is proposed on the undeveloped land located south and eland provides an opportunity for mixed-use development in the form of commercialand high-density) development. Care should be taken that provision is made for a

from the station. Adequate provision for open space development should also beportions of the sites are proposed for high-density housing development. Thopportunity for the accommodation of students attending the closely located univer

Residential Development, Map ref 16 to 22Map ref 16The site is earmarked for medium-density housing development, and is already par


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Delft AreaMixed-use Development, Map ref 23 and 24Mixed-use development is proposed on the undeveloped land located south of Ste

adjacent to Delft Main Road. This land provides an opportunity for mixed-use deveservice industrial/commercial/office/residential development. Erven 3493 and 3494Delft Main Road comprise a commercial site and a school site. Erf 4465 located to Road is zoned as undetermined and is still vacant. The above properties representand any form of compact development accentuating the access should be supporte

Mixed-use Development, Map ref 25 and 26Mixed-use development is proposed on the undeveloped land located east of Delft to Hindle Road. This land provides an opportunity for mixed-use development in th

industrial/commercial/office/residential development. Erven 21599-2602 located to represent the extent of the Delft CBD that forms part of the bigger district node thatnumber of community facilities. The eastern portion of the site is proposed for high-development while the remainder of the site could be utilised for commercial and seThe establishment of a public transport facility on the site should also be supportedaccess to the site and other non-residential uses, such as the health facility, libraryswimming pool facility and police station located in close proximity.Erf 7045 located to the south of Hindle Road is a vacant commercial facility. The dealso strengthen the business node to the north.

Stikland AreaMixed-use Development, Map ref 27The La Belle Triangle precinct (Erf 13601) located at the intersection of La Belle RoStreet/Strand Road. New mixed-use development is proposed for the undevelopedBelle Road. This land provides an opportunity for mixed-use development in the foindustrial/commercial/office/residential development. It must be noted that the existRoad is not a formalised access. With the redevelopment of the site a new access determined at a point between the Bottelary intersection onto La Belle Road and th

Street/Strand Road intersection. The existing access of Ampere Street into the adjahave to be closed and access will have to be taken from the new access road.

Mixed-use Development, Map ref 28Stikland Psychiatric Hospital Precinct. New mixed-use development is proposed foPrecinct. This land provides an opportunity for mixed-use development in the form industrial/commercial/office/residential development. It is regarded as a strategic sdevelopment potential.

The Stikland Psychiatric Hospital is situated on a 140 ha precinct under the ownethe Provincial Government Western Cape (Health Department). The precinct compportions separated by Old Paarl Road.

The following factors impact on the development potential of the hospital precinct: The precinct of 140 ha provides a significant opportunity for redevelopment an The precinct is characterised by extensive, low-density land use.


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Residential Development, Map ref 29Residential infill development (medium density) is proposed for a number of unuseolder, established residential areas: Erf 8194 is located east of Meerlust Street in Olocated east of Silvertree Street in Bellair, and Erven 17656 and 17662 are both loc

Conradie Drive in Vredenberg. In the latter case, the two properties measure aboutideally located for medium-density infill development along a development route suDrive. It must be noted that all the school sites are still owned by the Department othe availability of the sites has to be clarified with the department.

Transnet Marshalling Yards (Bellcon)Map ref 30The Bellcon precinct is 233 ha in extent. Historically utilised as a marshalling yardmaintenance department, the precinct represents a significant investment in rail inf

the central hub of Transnet operations which have recently relocated from Culembobeing investigated by Transnet to determine its future use. It is regarded as a stratdevelopment potential.

The following contextual information is provided: The precinct has a position of good locality at the convergence of a num

including the Voortrekker Road corridor, Modderdam Road, Durban Road anand Monte Vista rail lines. The Bellcon site derives considerable exposure location.

The precinct currently acts as a substantial mono-functionalbuffer. It forms aextension of the Bellville CBD and spatially reinforces the barrier effect of taccess to and from the south of Bellville Station.

The surrounding local and regional context includes important district-level coTygerberg Hospital and the University of the Western Cape (UWC).

The UWC propose/envisage the development of a science park in the precinct The Elsieskraal River drains along the northern portion of the site.

Although land is currently leased for industrial purposes on the eastern extent of th

Modderdam Road, the area is largely underutilised given its location adjacent to VoModderdam Road and the Bellville CBD. Previous policy documents have identifiedsignificant potential for redevelopment. However, Transnet has shown reluctance tocontrol/ownership of the property.

Recent on-site activities have related strongly to linkage with the Port of Cape Towindicated the possibility/intention to utilise the bulk of the land for container stackingport container terminal operations.

In view of the above, Transnet may not be relocating the Marshalling Yard since thhaving long-term strategic significance/potential. However, the possibility exists thaprecinct could be released for development within the short to medium term. It is andevelopment opportunities would be limited to edge-related development in the areRoad.

As the future use of the Bellcon is currently undecided, any development proposals


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The regional impact of the Voortrekker Road corridor, Bellville CBD, UWC, Cape PTechnology (CPUT), Tygerberg Hospital, industrial area and Cape Town Internatiostarting point for establishing an enlarged node of mixed-use development to the so

PlattekloofMap ref 31Erf 20907, Plattekloof (located between Meyboom and Olienhout Streets), which isis still vacant. It is proposed that the site be utilised for group housing purposes. It isdevelopment of the site should be sensitive towards the open space system which meaning that a positive interface with the open space system should be established

Urban edgeIn Tygerberg district the existing urban edge is being proposed as the future urban

should be regarded as a tool to protect the valuable resources such as agriculture, areas and cultural landscapes.

The district is also not identified as an area for a growth corridor. Where the existingchallenged, that is along the slopes of the Tygerberg, any application in this regard the required environmental studies in terms of NEMA.


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4. THE PLAN: URBAN RESTRUCTURING AND MAJOR UPGRADING

Urban restructuring and major upgrading proposals with regard to existing urban aaimed at improving the performance of the urban environment. Proposals focus

reinforcing public transport through selective intensification, improving public ammix of land uses where appropriate.

Open space systemOpen space upgrading, enhancement and development (associated with the naturorder sports and recreation facilities) are critical to achieving the vision for the distinterventions relating to the open space system are proposed.

Existing sports complexes

Proposed upgrade of Bellville, Parow and Bishop Lavis sports complexes.Upgrading of sport and recreation facilities should be focussed within existing spshould be made to broaden the diversity of activities available to include activitiepassive recreational activity.

Rationalising the distribution of the public open space networkIn the context of the impoverished areas, the oversupply of public spaces has band ineffective maintenance. Smaller, maintained, safer public open spaces aredistrict, specifically in the southern area of the district. The focus should be on rati

the public space network into a smaller provision of better maintained public spastructured and continuous network.

Linear open space systemIt is proposed that open space upgrading in the form of local parks should seek oplinear open space system. The focus on upgrading and development of the lineathere is a potential for cluster uses (development of a park in the system adjacschool).

Detention ponds and other open spaceThe existing storm water detention ponds have a role to play in the open spfunctional use, including recreational activity, is promoted and these spaces investigation in the provision of new district/ community parks.

New district parksMap ref 1It is proposed that the Jack Muller Park (being part of the Elsieskraal open space sinto a district park to serve not only the surrounding community, but also the wider

recommended that the redevelopment should also accommodate uses such as a rand recreation facilities in order to optimise utilisation, as well as providing an incommaintenance thereof.Another park, which provides the opportunity to be developed as a district park, is o676-678 located along Monte Vista Boulevard in Monte Vista (Map ref 2). The site ample space is available for the further development to improve its functionality. FoVoortrekker Road it is recommended that the open space system along the storm


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Non-motorised transport infrastructure (NMT)The proposed priority NMT upgrades are: developing a broader city-wide, district and local NMT network;

significant pedestrian generators (stations/public transport interchanges); activity routes and streets; destination places, public facilities and other movement generators; linked internal open space system; Goodwood, Parow, Bellville CBDs; and Bellville pedestrianised area.

Public transport infrastructureThe proposed priority transport upgrades are:

rail upgrade: Bellville to Cape Town rail line, Sarepta rail line; Monte Vista rail li station upgrade: Bellville, Tygerberg, Parow, Vasco, Unibell and Bonteheuwel; transport interchanges at stations; station park-and-ride; and bus and minibus-taxi stops along public transport routes.

Rationalising the functioning of routesChanges to the movement system provide possibilities for adjusting the dominant in the district, enabling intensification of land use, improving accessibility and s

transport services and higher levels of ridership. The proposed priority road/route fu

Development routes Durban Road Plattekloof Road Frans Conradie Drive Old Paarl Road De la Rey Road

Activity routes Voortrekker Road

Activity streets Hugo Street Vasco Boulevard Halt Road Connaught Road Delft Main Road

New road linksThe proposed priority new road links are: completion of the M12 in the Plattekloof area; realignment of Tyger Valley Road in the Richwood area; extension of La Belle Road to link with Modderdam Road in the Sacks Circle ar N2-Symphony Way link (off-ramp from the N2).


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With regard to densification in other residential environments it is argued that in prinprovided, but that proposals for either redevelopment or infill development should ngeneral character of the specific environment.

It is also recommended that the approved Boston Policy Plan be revisited, specificaintensification options along Boston Street and Lincoln Street, where densification aoffice/commercial use should be considered.

Intensification opportunities at the Elsies River, Bellville and Goodwood stations areas part of the Voortrekker Road intensification potential:

- Goodwood Station: Erf 8433 (Map ref 4) located south of Station Streetbetween the rail line and the storm water channel (Goodrail 435) all ownebe utilised for infill development. The latter site is ideal for high-density ho

Erf 8433 can be utilised for mixed use which may include smaller commeto the site located to the south of the rail line will have to be from Sakabula

- Elsies River Station: Erven 8563, 36048 and 9356 located to the north oHalt Road (Map ref 5) are all owned by the rail authority. Portions of themixed-use infill development, which may include high-density housing deve

- Bellville Station: Erf 10854, Bellville, located to the south of the statiolimited infill development. Portions of the site located directly adjacent opportunity for high-density infill housing development. Vehicular accesshould be investigated, but it is believed that some of the rail tracks

Furthermore, it is also reasoned that the end-users would be solely depenlimited vehicular access should therefore be required.

DensificationDensification will be achieved through a range of processes as outlined by the DenCity of Cape Town. In District D, the focus for densification efforts will be focussed

Incremental densification: The accommodation of second dwellings on propeas a general principle (as this, apart from raising densities, this provides

tenants as well as income streams for owners or occupiers). This may not be require a degree of de-densification.

Infill sites: There are a number of undeveloped sites in the district that should efforts. Those which are particularly well located around existing sports comand public transport interchanges/stations should be prioritised for high-density

Redevelopment: Redevelopment of existing low-density areas is likely to be Redevelopment should be supported subject to local contextual informants.

Areas which should be investigated for local area plans that can provide detailed gare the areas along Voortrekker Road. The residential area east of Bellville Stationdevelopment, mixed use and densification (Map ref 10).

Public facilities and public spaceUrban upgrade


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Urban civic precincts which contain public facilities should form the basis for the cdistrict. Public facilities, specifically in the southern area of the district should be up

Informal settlement upgrade

The following informal settlements are proposed for upgrade: Malawi Park (Map ref 7) is an illegally occupied informal settlement located o

Triangle. The settlement is located in the 55 dba noise contour and fliInternational Airport (CTIA). It is recommended that the settlement shouldsuitable area.

Freedom Park (Map ref 8) is an illegally occupied informal settlement locatedModderdam Triangle. The settlement is located in the 55 dba noise contour anInternational Airport (CTIA). It is therefore recommended that the settlemensuitable area.

Nooitgedacht (Map ref 9) is an informal settlement located immediately southto Modderdam Road. Nooitgedacht is favourably located within the district anthe informal settlement be upgraded with the required public investment in iand community facilities.

Backyard shack upgradeThe southern area of District D is characterised by the significant prevalence of bThis contributes to the areas poor socio-economic conditions of poverty, overdegraded urban environment. It is recommended that the backyard shack areas b

housing be provided.

Infrastructure and servicesIt is anticipated that the proposed densification, intensification of land uses, urbinformal settlements, and impact of areas identified for new development will placinfrastructure which serves the district. The potential infrastructural deficit is compodistrict is highly urbanised, with older infrastructure than other areas in the City. uses and the development of strategic sites are dependent on the infrastructuranetwork. New infrastructure upgrades must be carefully planned in conjunction w

specific to the district and adjacent area. The timing/phasing of implementation is th


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4. THE PLAN: THE FULL PICTURE

The composite district Spatial Development Plan combines new deverestructuring proposals with informants drawn from the environmental manzones. It therefore serves to synthesise and resolve land use proposals. Treflected in the plan:

Natural open space: This includes major areas to be conservedcomprising existing protected areas, elements of the biodiversity netwoto protection and which form key components of a linked network of nas flood prone areas, river courses, wetlands and associated buffers.

Open space: This includes open space which could be used for a rancultural and economic activities and utility services. The focus is on prsystem, maximising diversity in its use and punctuating the system wmetro and district level parks and sports complexes.

Land use transport network: Proposals reflect new route links to cnetwork contributing to improved transport links with the rest of the CIncreased intensity of land use is proposed along key activity routes, atroutes, which will form the backbone of the trunk or line haul road basedA greater mix of land use activity should also be considered along locastructuring routes in support of feeder road based public transport servi

Urban development: These areas should be considered for a wide vacould include housing development, public open spaces, communitydevelopment (where appropriate), but should not include noxious indare specifically differentiated within the broad urban development catego Mixed-use intensification: These areas (which contribute to realising

opportunity zones) should be promoted as the focus for inte

accommodating a mix of space intensive uses. This is proposed inand reinforce the public transport network and system of strucopportunities relate to the Voortrekker Road corridor and Bellville C

o Industrial development: These areas should be the focus of servicAreas for these purposes focus on infilling of existing industrial development in the district.

Urban/civic precincts: These areas should be the focus of public invesfacilities contributing to clusters of complementary uses and quality pu

the urban environment. These are associated with intense urban envipublic transport where commercial and high-density residential activorder urban civic precincts include the Bellville CBD. The Stikland Hobe considered for social infrastructure when developed.

Destination places: A set of destination places are identified in this dl ti t


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4. THE PLAN: THE FULL PICTURE


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5. IMPLEMENTING THE PLAN

WHERE ARE THE PRIORITIES AND WHAT IS THE PLAN OF ACTION

Several priority local planning and investment areas will be identified in order to from public engagement is an essential part of this process. These inputs will bebe strategic in focussing on projects with maximum impact and highest alignmeof the City SDF and district SDP and programmed with due regard for resourcesprojects.

Based on the technical review and inputs to date several planning and investmeidentified including: preliminary local planning areas where further planning is required to guid

define capital investment interventions; and capital investment action areas both in the short, medium and longer term.

These are included in Annexure A and will be amended, prioritised and programengagement process on the draft SDP.

It should be noted that capital investment will occur across the district on a ranginfrastructure and services (roads, bulk services, etc). The focus on action areascomprehensive but strategic, focussing on areas where multi-sectoral interventioimpact restructuring and upgrading within the district.

HOW WILL THE PLAN GUIDE DECISION-MAKING REGARDING DEVELOPM

While the SDP/EMF will guide areas for future planning and capital investment,

package of policies that will guide land use and environmental decision-making.implementation of the plan, decision support tools are proposed to simplify accedecision makers in the public and private sector.


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Tygerberg Executive Summary s

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Transcript of Tygerberg Executive Summary s