IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
IBHAYI LOCAL SPATIAL DEVELOPMENT
FRAMEWORK 2014 - 2020
PROPOSALS REPORT
First Draft Report
28 February 2017
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
TABLE OF CONTENTS
6.5.2
1
INTRODUCTION...................................................................................................................... 4
2
THE VISION ............................................................................................................................ 5
3
PRIMARY SPATIAL GOAL ......................................................................................................... 6
4
METROPOLITAN ROLE ............................................................................................................ 7
5
OBJECTIVES/BUILDING BLOCKS .............................................................................................. 8
5.1
Theme 1: Complete and Integrated Communities ........................................................ 9
5.2
Theme 2: Urban Management ................................................................................... 10
5.3
Theme 4: Restructuring.............................................................................................. 11
6
6.1
SPATIAL FRAMEWORK.......................................................................................................... 12
Gateways ................................................................................................................... 13
6.2
Nodes/Destination Places .......................................................................................... 13
6.2.1
Nodal Clusters/Hubs ............................................................................................... 13
6.3
Linkages ..................................................................................................................... 14
6.3.1
Primary Linkages ..................................................................................................... 14
6.3.2
Secondary Linkages ................................................................................................. 14
6.3.3
NMT Linkages .......................................................................................................... 14
6.4
Activity Corridors ....................................................................................................... 14
6.4.1
Metropolitan Activity Corridors .............................................................................. 14
6.4.2
Neighbourhood Corridors ....................................................................................... 14
6.5
Urban Function .......................................................................................................... 15
6.5.1
residential................................................................................................................ 15
Employment ............................................................................................................ 15
6.6
Biodiversity and Open Space ..................................................................................... 15
6.6.1
Biodiversity .............................................................................................................. 15
6.6.2
Open Space ............................................................................................................. 15
6.6.3
Sports and Recreation ............................................................................................. 15
6.7
Conceptual Framework ............................................................................................. 16
7
CATALYTIC INTERVENTIONS ................................................................................................. 17
8
TARGETED LAND PARCELS .................................................................................................... 18
9
SPATIAL PROPOSALS............................................................................................................. 19
9.1
Social Infrastructure .................................................................................................. 20
9.1.1
Parks Proposals ....................................................................................................... 20
9.1.2
Place of Worship ..................................................................................................... 23
9.1.3
Libraries ................................................................................................................... 23
9.1.4
Schools .................................................................................................................... 24
9.2
Residential Infrastructure .......................................................................................... 25
9.2.1
Informal Formalisation ............................................................................................ 25
9.2.2
Relocation Areas ..................................................................................................... 25
9.2.3
Back Yard Dwellings ................................................................................................ 26
9.2.4
Formal Housing ....................................................................................................... 26
9.2.5
Conversion of Underutilised Land ........................................................................... 27
9.2.6
Middle Income Housing .......................................................................................... 27
9.3
Basic Infrastructure ................................................................................................... 28
9.3.1
Water ...................................................................................................................... 28
9.3.2
Sanitation ................................................................................................................ 28
9.3.3
Stormwater ............................................................................................................. 28
9.3.4
Electricity ................................................................................................................. 28
9.3.5
Solid Waste.............................................................................................................. 28
9.3.6
Road Network ......................................................................................................... 29
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4
Sustainable Development .......................................................................................... 30
9.4.1
Integrated Transportation and Land Use ................................................................ 30
9.4.2
Development Focus................................................................................................. 31
9.4.3
Food Security........................................................................................................... 36
9.4.4
Repurposing Buildings ............................................................................................. 37
9.4.5
Climate Change ....................................................................................................... 38
10
INTEGRATED SPATIAL PROPOSALS.................................................................................... 40
10.1 Ward Proposals.......................................................................................................... 41
10.1.1 Ward 14 (2016) ....................................................................................................... 41
10.1.2 Ward 15 (2016) ....................................................................................................... 48
10.1.3 Ward 16 (2016) ....................................................................................................... 52
10.1.4 Ward 17 (2016) ....................................................................................................... 59
10.1.5 Ward 18 (2016) ....................................................................................................... 64
10.1.6 Ward 19 (2016) ....................................................................................................... 72
10.1.7 Ward 20 (2016) ....................................................................................................... 81
10.1.8 Ward 21 (2016) ....................................................................................................... 87
10.1.9 Ward 22 (2016) ....................................................................................................... 95
10.1.10
Ward 25 (2016) ................................................................................................. 101
11
URBAN MANAGEMENT .................................................................................................. 105
11.1
Neighbourhood Planning ......................................................................................... 105
11.2 Land Use Management Guidelines ........................................................................... 106
11.2.1 Precinct Planning ................................................................................................... 106
11.2.2 Metro Corridor ...................................................................................................... 107
11.2.3 Neighbourhood Corridor ....................................................................................... 108
12
FIGURES
Figure 1: Biodiversity and Open Space Concept .................................................................... 15
Figure 2: Conceptual Framework .......................................................................................... 16
Figure 3: Targeted Land Parcels ............................................................................................ 18
Figure 4: Parks ...................................................................................................................... 20
Figure 5: Place of Public worship Sites .................................................................................. 23
Figure 6 :Education/Schools Proposals .................................................................................. 24
Figure 7: Residential infrastructure ....................................................................................... 25
Figure 8: Backyard Dwellings ................................................................................................ 26
Figure 9: Residential Infill ...................................................................................................... 27
Figure 10: Basic Infra. – Water, Sanitation, Stormwater ........................................................ 28
Figure 11: Basic Infra. - Road Network .................................................................................. 29
Figure 12: Integrated transportation and Land USe .............................................................. 30
Figure 13: Development Focus .............................................................................................. 31
Figure 14: Corridor - Residential Density ............................................................................... 32
Figure 15:Constraining Cadastral Layout ............................................................................... 33
Figure 16: Non-Motorised TransportationNon-Motorised Transportation ............................ 34
Figure 17: Sustainable DevelopmentLivelihoods and Employment ....................................... 35
Figure 18: Food Security ........................................................................................................ 36
Figure 19: Repurposing Buildings .......................................................................................... 37
Figure 20: Potential Inundation Areas ................................................................................... 38
Figure 21: Natural Assets and Systems Natural Assets and Systems...................................... 39
Figure 22:Integrated Spatial Plan .......................................................................................... 40
Figure 235: Ward 14 Proposals .............................................................................................. 43
Figure 246: Ward 15 Proposals .............................................................................................. 49
Figure 25: Neighbourhood Planning .................................................................................... 105
Figure 26: Nodes-Precinct plan focus .................................................................................. 106
BIBLIOGRAPHY ............................................................................................................... 110
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1 INTRODUCTION
This report recaps the Spatial Vision, Goals and Key Building Blocks which guided the
formulation of the Conceptual Framework and sets out the spatial proposals which
will give effect to the conceptual framework for the study area.
The following Phase will establish land use management guidelines to achieve the
proposals as well as identify the associated key projects and programmes.
Wards 14 to 22 and 25 (2016).
MAP 1: STUDY AREA
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2 THE VISION
o Will contain a number of identifiable and integrated
mixed use and high density urban nodes and precincts
each with their own role and purpose.
o The nodes and precincts will be interconnected by a nonmotorised movement network as well as an affordable,
fully integrated and convenient public transportation
system.
Ibhayi
o A well designed network and hierarchy of public places
will serve the sport and recreational needs of the
residents in an affordable manner
o Urban development will be balanced with nature to
ensure a realistic level of adaptability resilience to effects
of climate change.
o A vibrant and integrated economy which provides
sustainable livelihoods to the broader Ibhayi community
o Residents have affordable housing within a crime free and
safe environment.
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3 PRIMARY SPATIAL GOAL
Resilience
Adaptability
In the long term, Ibhayi's sustainability (resilience and
adaptability) and prosperity will ultimately be determined by
its ability to respond to changing circumstances – rapid
urbanisation, contrasting wealth and poverty, high
unemployment, infrastructure and service backlogs, energy and
water supply constraints as well as to the effects of climate
change.
This involves adopting an approach to urban growth and to a
spatial structure that will enable Ibhayi to become more
resilient and adaptive.
Based on the outcomes of the Status Quo it is necessary to
identify a longer term (10 to 15 Years) spatial structure for
Ibhayi within which strategies, guidelines and intervention can
be formulated to achieve resilience and adaptability.
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4 METROPOLITAN ROLE
From a metropolitan perspective Ibhayi also needs to fulfil its
identified role within the Metro.
Ibhayi should not be dealt with in isolation i.e. as a separate
town within a town, this inhibit integration
ROLE
NATIONAL
(What role does the area play with respect to
the growth and development of South Africa)
PROVINCIAL/REGIONAL
(What role does the area play for the
Provincial, Metropolitan and surrounding
communities and business)
ENVIRONMENT
SOCIAL
ECONOMIC


National Heritage significance

National Industrial Node

Catchment Management
(Swartkops Estuary)
Coastal and Marine
Management (Coastline)



Catchment Management
Water Quality Management
Biodiversity Linkages



Transportation Hub
Regional Social Services Node
Regional Tertiary Education
Facilities - Node
Regional Sports and Recreation
Centre






Regional Business and
Industrial Node
Regional Tourism Node
Tourism and Events
Rates generator
Office development node
Employment area.
Transportation Node
Local Civic Node
Local Sport Hub
Affordable Residential District
Religious Hub – Prevalence of
Churches
Social Facilities
Redevelopment area
(Restructuring)




Local Business Centres
Employment Node
Residential Node
Industrial Node

LOCAL
(What role does the area play for local people
and communities)



Biodiversity Conservation
and Management
Flood Management
Mitigation against air
pollution







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Well located
affordable housing
for low income
residents
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5 OBJECTIVES/BUILDING BLOCKS
This section puts forward Key Objectives, divided into three broad themes, that are
considered to be the spatial building blocks or objectives that will enable a more
resilient and adaptable Ibhayi.
Taken together these cover all of the economic, social and physical components that
will contribute to the achievement of the long-term vision for Ibhayi.
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5.1 THEME 1: COMPLETE AND INTEGRATED
COMMUNITIES
Many Ibhayi residents have moved to other parts of the
Metro or use facilities, particular schools and retail outlets
outside the area. This indicates that the move to integration
has not matched some of the residents’ desired quality of life.
Through this ‘one-way integration’ the townships
continuously lose the impetus for improvement.
Transformation of Ibhayi, which functioned in the past as a
dormitory settlement, into a complete, integrated and
sustainable human settlement will require a greater mix of
land uses, a wider and more effective range of amenities and
housing opportunities as well as improved and affordable
internal and external mobility.
To this end, the reinforcement of existing public facilities
clusters with supporting land uses and amenities, as well as
better access to public recreational amenities, is of vital
importance.
Furthermore, it remains important to eliminate
redundant/under-utilized facilities space (vacant school
grounds, neglected or non-functional public open space, etc.)
by means of shared/multi-functional space between public
facilities.
The building blocks contained under this theme are geared
towards addressing the following shortcomings of the
current urban structure:
 Dispersed and restricted movement within the township
 Low-density built form and overcrowding
 Lack of range and quality of social facilities and public
places
 Limited range of economic infrastructure and services
 Limited range of residential choice
 Insecure or unsafe spaces
 Lack of identity and ‘sense of place’
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5.2 THEME 2: URBAN MANAGEMENT
Up to the 1970s all aspects of life in townships were strictly
controlled, but after 1976 the apartheid state focused on
oppressing political resistance and the application of lesser
controls broke down.
Since 1994, much of the focus has been on capital investment
to address the backlogs in service infrastructure and housing,
while urban management as a whole has been neglected.
This is also evident in Ibhayi where the enforcement of
regulations e.g. by-laws and town planning schemes have
been ineffectual.
The objectives of urban management range across the
following:
 the maintenance of public capital investments
 enforcement of basic rules of public life
 the contribution an improved quality of life may bring to
residents and other users of urban space under effective
management.
A prerequisite for effective urban management is the
allocation of affective and adequate resources, both staff and
budget.
Effective Urban Management enables the
NMBMM to meet the objectives of
COGTA’s Back to Basics Programme
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5.3 THEME 4: RESTRUCTURING
The purpose of restructuring in Ibhayi is to meet the goals of
integration and equity as well as making better use of
economic assets.
Ibhayi does not form an independent or isolated settlement
area but forms an integral part of the greater urban
settlement of the Nelson Mandela Metro. To this end the
NMBMM SDF has set out restructuring proposals which will
enable Ibhayi to fulfil its role. In addition to these the Status
Quo Report has identified a number of local spatial
inadequacies that need to be addressed in the longer term
spatial structure.
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6 SPATIAL FRAMEWORK
The vision, roles and objectives for Ibhayi have been
articulated in concept diagrams for the following spatial
components:





Gateways
Nodes/Destination Places
Linkages
Biodiversity and Open Space, and
Activity Corridors
The integration of these spatial concepts enabled the
formulation of the conceptual development framework for
Ibhayi.
 Gateways
 Nodes/Destination Places
 Linkages
 Biodiversity and Open Space
 Urban Function
 Activity Corridors
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6.1 GATEWAYS
Gateways represent areas of opportunity to strengthen and
improve the urban character and spatial definition of Ibhayi.
These gateways are to be high quality urban areas, which
provide ease of access and opportunities for integration into
and from the broader Metropolitan area.
6.2 NODES/DESTINATION PLACES
Nodes and destination places provide the focal points for the
delivery of community facilities, commercial activity and
provide structure. These nodes have been classified into
those of metropolitan significance and those which play a
role at a community or neighbourhood level.
6.2.1
At a metropolitan level the primary nodes and their
associated functions are:
 Kenako/Vista -Commercial and Community
 Njoli – Community, Commercial and Heritage
 Daku – Community and Commercial
 Mavuso – Community
 Red Location – Heritage.
NODAL CLUSTERS/HUBS
When taken together the nodes form a southern cluster
(Embreni, Kwaford and Sheya khulati) and a northern Cluster
made up of the Njoli, Kenako/Vista, Mavuso and Daku Nodes.
These nodes are then supported by the sports and recreation
nodes of Wolfson and Chris Hani as well as by the Red
Location heritage node.
At a neighbourhood level:
 Wolfson – Regional Sports and Recreation
 Chris Hani – Regional Sports and Recreation
 Kwaford - Community
 Embreni – Community and Commercial
 Sheya Khulati – Commercial
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6.3 LINKAGES
The movement linkages are:
6.3.1








PRIMARY LINKAGES
Spondo
Struanway
Norongo
Njoli
Tshangana
Avenue A
Ntsekisa
Ferguson





Seyisi
John Talant
Matomela
Grahamstown
Sheya Kulati
6.3.2




SECONDARY LINKAGES
Stofile
Salamntu
Avenue C/Singhapi/Mahambehlala
Avenue A
 Ntintili/Pendla
 Jolobe
6.3.3
NMT LINKAGES
Significant pedestrian linkages have been identified between
Algoa Park and Struandale/Ibhayi as well as between the Red
Location area, across the New Brighton Station into Deal
Party.
6.4 ACTIVITY CORRIDORS
6.4.1







6.4.2
METROPOLITAN ACTIVITY CORRIDORS








Spondo
Struanway (Partial)
Norongo
Njoli
Ntsekisa
Ferguson
Sheya Kulati
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NEIGHBOURHOOD CORRIDORS
Struanway
Njoli
Tshangana
Avenue A
Ntsekisa
Seyisi
Matomela
Ntsekisa (Southern Section)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
6.5 URBAN FUNCTION
6.5.1
RESIDENTIAL
6.5.2
 Good quality residential neighbourhoods
 Protect against gentrification.
EMPLOYMENT
 Preserve the employment generating land uses.
 Infill residential
6.6 BIODIVERSITY AND OPEN SPACE
6.6.1
BIODIVERSITY
 Swartkops Estuary
 Coastline
 Paapenkuils Canal – Restoration of ecological functioning.
6.6.2
OPEN SPACE
6.6.3
SPORTS AND RECREATION
Two regional recreation and sports nodes
 Wolfson
 Chris Hani/new Brighton Oval
A network of fully functional open spaces/parks (Active Open
Spaces) within the urban fabric.
FIGURE 1: BIODIVERSITY AND OPEN SPACE CONCEPT
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
6.7 CONCEPTUAL FRAMEWORK
The various spatial concepts are synthesised into a
Conceptual Framework which:
 Provides the overall strategic direction for future planning
and management of development.
 Articulates the role that Ibhayi and its sub-precincts play
in the greater NMBMM area, in order to give effect to the
Conceptual Development Framework the following
preliminary catalytic interventions have been identified
FIGURE 2: CONCEPTUAL FRAMEWORK
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
7 CATALYTIC INTERVENTIONS
o Vehicular Linkages from the N2 (Coastal)
o Pedestrian Linkages across Uitenhage Road
o Accommodation Informal Settlement Residents within Ibhayi (Close
Proximity) – Particularly of the Chris Hani Residents
Identified
Catalytic
Interventions
o Development of good quality Open Spaces (Parks)
o Njoli Square Redevelopment
o The introduction of good quality middle income housing.
o Address the isolation of Red Location
o Good quality Environment/Environmental Upgrading
o Create good quality retail experiences
o Non-motorized Transport – Pedestrian focus for public spaces
o Mixed Use development on PPC Land (Along Sheya Khulati Link Road)2017_03_01_Proposals_FirstDraft_.docx
Mixed Uses – not only industrial
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
8 TARGETED LAND PARCELS
The vacant or underutilised land
parcels which are targeted for
spatial
change
make
up
approximately 10% (303ha) of the
entire study area.
(Many of these land parcels are also not ideal for
development due to environmental constraints and
past land use practices).
FIGURE 3: TARGETED LAND PARCELS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9 SPATIAL PROPOSALS
The spatial objectives and goals
have been synthesised into spatial
proposals which address:

Social Infrastructure

Residential Infrastructure

Basic Infrastructure

Sustainable Development
Heading toward resilience.
Getting the basics right now
Setting the base for future residents
Correcting the spatial legacy
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.1 SOCIAL INFRASTRUCTURE
Development of good quality Open Spaces (Parks)
9.1.1
PARKS P ROPOSALS
There is 26ha of what is classified as existing developed open
space.
Approximately 98ha are identified for the development of
new parks across the study area.
 Proposed Parks: – 18Ha (Smaller and Pocket Parks)
 Proposed Parks: Other – 30ha (Inclusive of areas serving
as stormwater detention ponds and other unusable or
inaccessible areas)
The Chis Hani Site is identified as a new District level park and
makes up an additional 50ha.
Due to the existing shortage of developed parks no land
which is identified for the development of a park may be
utilised for any other purpose including other municipal
purposes.
In terms of the CSIR Guidelines 34ha are required for the
community and neighbourhood parks - 42 ha are provided,
while 23 ha are required for district parks – 50 ha is provided
for this purpose (Chris Hani site).
Most of these parks are small and will be intensively utilised
the design and materials need to ensure longevity and reduce
the need for maintenance and constant upgrading.
Vacant and derelict land is often associated with
urban blight
Develop Pocket
Parks
Good quality Environment
FIGURE 4: PARKS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.1.1.1
(Image from - http://www.discoverdesign.org)




Users should not have to travel more than 10 minutes
to it.
Since parking is normally not provided the parks need to
be accessible on foot or by bike.
Parks should serve a resident population of between
500 and 1000 residents.
Parks should strive to accommodate as many different
users as possible, prioritising the needs of the
surrounding residents.
P OCKET P ARKS
(NRPA, 2016)
What is a pocket Park? - A pocket park is a small outdoor
space, usually no more than 0.4ha, only a few residential
erven in size or smaller, most often located in an urban area
surrounded by commercial buildings or houses on small
erven with few places for people to gather. relax, or to enjoy
the outdoors. They are also called vest pocket parks, a term
first used in the 1960's. Pocket parks are urban open spaces
on a small-scale and provide a safe and inviting environment
for surrounding community members. They also meet a
variety of needs and functions, including: event space, play
areas for children, spaces for relaxing or meeting friends,
taking lunch breaks, etc. Successful "pocket parks" have four
key qualities; they are accessible; allow people to engage in
activities; are comfortable spaces and have a good image;
and finally are sociable places: one where people meet each
other and take people to when they come to visit.
How do they work and what are the benefits? - It is
important to note that pocket parks are not Intended to
service an entire city in the same way as a neighbourhood or
city park. Each should be created with the specific interests
and needs of the contiguous community in mind —that is, the
nearby individuals and families for whose use it was originally
intended. (Image from - http://www.discoverdesign.org)
Community gardens are a popular choice for
pocket parks. These parks typically provide
the land and resources necessary to grow
food for local sale or consumption.
(Image from https:/ /landscapeislapinski.wordpress.com)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
An Indicative Plan for Creating a Pocket Park (NRPA, 2016)
1.
Secure the Community's commitment - The more inclusive the decision-making, the more successful the park
will be. Start talking to as many neighbours as possible and secure them to help you throughout the process.
2.
Convene a steering committee - You will need local leadership for the project _ One of the best ways to
9.1.1.2
C REATING A P OCKET P ARK
In organising pocket parks, designers must often work out a
delicate balancing act so that all groups can use the space in
peaceful coexistence.
accomplish this is to create a committee with divided responsibilities in terms of planning and working on the
project.
3.
Choose a Site - Think about how the Site will be used. What kinds of improvements are needed? Keep in mind
how much the neighborhood can realistically take on to address Issues such as the creation and maintenance
of the plan and make sure the space suits all expectations,
4.
Plan - Determine a site plan either with the help of a landscape architect. Begin to strategize how the
landscaping will be installed, how it will be funded, and how the neighborhood will maintain it in the long run.
5.
Identify and secure potential partners - partners should be local businesses, non-profits and other
There are no set designs for pocket parks; each is dependent
on the size and use of the space. Because space is restricted
and user needs are diverse conflicts can arise between
groups. The Municipality can assist by undertaking the
design, identify the usage trade-offs (Resulting from size
limitations) and the development of an implementation
strategy. This should focus initially on small-scale, doable
improvements that can bring immediate benefits to the
surrounding residents.
organizations available in the City. Identify the roles of each partner and secure a written understanding if
possible
6.
Secure long-term and short-term funding - Begin to at various for funding in the form of grants, in-kind
materials and money from business. Consider corporate sponsorships and be sure to think long-term about
funding and saving money for maintenance and repairs in the future or to cover other necessary items
including liability insurance coverage.
7.
Partnership between the surrounding community and
the municipality and other role-players
Schedule work days in advance - Assign a project manager and plan out what activities need to occur in what
order. Can everything be done in one day, or will it take multiple work days?
8.
Plan a big work day 'dedication/celebration event - This is a very important part of the process to the
neighborhood and to the partners. This is a chance to possibly garner media attention, as well as involve as
many people as
9.
Implement a maintenance plan - Before any plants go in the ground, the neighborhood should agree to a
maintenance plan and document it in writing
10.
Pursue consistent engagement - Just as maintenance is a never-ending job, so is everything else involved. Ongoing communication with the neighborhood especially should keep them interested and involved in your
project.
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.1.2
PLACE OF WORSHIP
There is no need to provide additional land for place of
worship sites. The current ratio of public worship sites to
households is 1 facility per 500 households (CSIR = 1/6000
Households).
The CSIR Guidelines require 19 sites – There are 76 sites!
9.1.2.1
R E - UTILISATION OF U NDERUTILISED S ITES
There are many religious organisations who have managed
over the years to gain ownership of larger sites in the study
area. Many of these have not succeeded in fully utilizing the
site. These underutilized sites need to be accessed in order
to provide the necessary community facilities and the
alternative housing opportunities required to meet the
diverse needs of the community. It would be possible to
offset the cost of acquiring the land from the church against
the possible sale price of the land if it is sold for private
development.
9.1.2.2
P ROPOSED P OLICY
A formal policy needs to be prepared to address the demand
for additional public worship sites. This policy needs to:
 Prevent the loss of existing housing stock.
 Promote the combined use of residential sites for smaller
churches in a similar fashion to a home occupation provided that the residential character of the erf is not
lost and the amenity of the surrounding area is not
negatively affected by `the noise and demand for parking.
9.1.3
LIBRARIES
New libraries are proposed at Wolfson Stadium (A relocated
facility) and within the proposed Njoli Square development.
There is no need to provide additional library sites. The
specific facility at the current library sites is invariably too
small to meet the changing demands on such facilities.
Particular attention needs to be given to the creation of afterschool study areas within the libraries. An audit needs to be
undertaken to determine the needs at each facility and
whether the current facility can adequately address these.
FIGURE 5: PLACE OF PUBLIC WORSHIP SITES
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.1.4
SCHOOLS
Provision of good quality schooling
9.1.4.1
R E - UTILISATION OF UNDERUTILISED SCHOOL SITES
The sites of the former, now closed ?????????Newell High
School and erf 50571 (Lwandlekazi Secondary School) have
been provisionally identified as opportunities where private
education organizations can utilise existing land within Ibhayi
to provide good quality and affordable private education
9.1.4.2
E NHANCEMENT OF THE CURRENT FACILITIES
This needs to be undertaken through the appropriate
maintenance of the current facilities as well as the upgrading
of the current facilities, including playing fields etc.
In addition, adjoining underutilised land needs to be either
developed by the Municipality as a multifunctional sports
area that can be utilised by the school or formally allocated
to the school for additional development.
The cooperation of the Department of Education needs to be
established to ensure that the quality of education and
education facilities are improved.
9.1.4.3
FIGURE 6 :EDUCATION/SCHOOLS PROPOSALS
N EW E DUCATION O PPORTUNITIES
A new private school is proposed to the south of the study
area and will be located within an unutilized portion of the
Eveready facility.
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.2 RESIDENTIAL INFRASTRUCTURE
Accommodation of the Chris Hani Residents
(Informal Settlement Residents) within Ibhayi
(Close Proximity)
The total demand for housing in Ibhayi is ?????????
dwellings, most of these are made up of the Chris Hani
settlement residents.
9.2.1
INFORMAL FORMALISATION
Where possible undertake in-situ upgrading or relocation
within the Ibhayi area. The maximum erf size for these
developments should be capped at 120m². Mk Silvertown,
Qaqawuli, Ekhuphumleni, Endulini, Raymond Mhlaba,
Mandela Village, Singaphi Street and Red Location are
planned to deliver 1531 formal subsidy units.
9.2.2
RELOCATION AREAS
Due to stormwater or geotechnical conditions the residents
of Silvertown (Swartkops), Endulini, Endongweni (E and W)
and the majority of the Chris Hani Tip settlement will need to
be relocated. The housing department has identified areas
outside the study area as the reception areas for these
residents. A number of these resident’s area showing
resistance to the proposed relocations and despite being
informed that the areas will not be formalized have refused
to vacate the sites. Land within or in close proximity to Ibhayi
needs to be sought to facilitate the intended relocation
FIGURE 7: RESIDENTIAL INFRASTRUCTURE
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.2.3
BACK YARD DWELLINGS
There are approximately 1000 backyard dwellings in Ibhayi
Given the fact that it is unlikely that the phenomenon of
backyard accommodation will be eliminated within Ibhayi in
the foreseeable future (At least 10 years) these structures
and their inhabitants have been taken into account as part of
the residential population of the study area. The community
facilities provision has taken this into account.
The backyard dwellings currently perform both a livelihood
(rental income) and shelter function. The shelter function is
a combination of both rental income drivers addressing the
demand for well-located affordable shelter and the need to
accommodate members of extended family units (Often the
elderly)
Policy:
The NMBMM needs to adopt a policy which can adequately
address the complex social and physical) issues associated
with back yard dwellings.
9.2.4
FORMAL HOUSING
The current housing stock needs to be protected against
gentrification and loss through the conversion to other uses.
Create residential precincts/neighbourhoods that need to be
protected due to their function of providing affordable
housing in close proximity to the urban centre and
employment opportunities
Backyard dwellings are here to stay - for a while at least.
FIGURE 8: BACKYARD DWELLINGS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.2.5
9.2.5.1
Accommodation of the Chris Hani Residents (Informal
Settlement Residents) within Ibhayi (Close Proximity)
CONVERSION OF UNDERUTILISED LAND
G AP T AP S ITES ( RESIDENTIAL )
25 GAP-Tap sites have been identified for residential
development. These can potentially accommodate 8
dwellings each if a multi-storey structure is utilised. These
can therefore accommodate approximately 200 dwelling
units.
9.2.5.2
R ESIDENTIAL I NFILL
A total of 58 ha has been identified for proposed residential
development.
Of these the most significant sites are:
 On either side of the intersection of Daku and Struanway
– These properties should be developed for social and
higher density housing. The requirement would be that
the existing light industrial uses be relocated to the
disused industrial buildings nearby building.
 West and south of Chris Hani – The area needs to be
developed in a manner which will enable the
accommodation of a significant portion of the Chris Hani
residents. Development at least 50 units per hectare will
have to considered here.
 The railway flats sites at the intersection of Fergusson and
Avenue E – This area should be developed for higher
density housing around the existing sports fields.
 On Struanway opposite Sokuta Street in Kwaford – This
land has the potential to accommodate social housing.
9.2.6
The introduction of
good quality middle
income housing
MIDDLE INCOME HOUSING
Although the priority within the study area is the
accommodation of the informal residents the smaller infill
areas within the heart of the area should be utilised for the
accommodation of middle income residents.
FIGURE 9: RESIDENTIAL INFILL
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.3 BASIC INFRASTRUCTURE
9.3.1
WATER
The existing bulk water network can accommodate the
proposals. Network upgrades will be required in the
proximity of the proposals.
9.3.2
SANITATION
The existing bulk water network can accommodate the
proposals. Network upgrades will be required in the
proximity of the proposals.
9.3.3
STORMWATER
The existing bulk water network can accommodate the
proposals. Network upgrades will be required in the
proximity of the proposals.
9.3.4
ELECTRICITY
The existing bulk water network can accommodate the
proposals. Network upgrades will be required in the
proximity of the proposals.
9.3.5
9.3.5.1
SOLID WASTE
W ASTE T RANSFER S ITES
Waste Transfer stations are proposed – Recently supplied by
Solid Waste to be assessed.
9.3.5.2
W ASTE TO ENERGY FACILITY
A waste to energy facility is proposed for the land to the west
of PPC.
FIGURE 10: BASIC INFRA. – WATER, SANITATION, STORMWATER
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.3.6
ROAD NETWORK
9.3.6.1
9.3.6.1.1
N EW LINKAGES
L INK THROUGH W ETLAND NORTH OF F ISHWATER
F LATS
This link is not viable and should be removed from the
NMBMM’s transportation network due to its intended route
across the Swartkops estuary.
9.3.6.1.2
J OHN T ALLANT
The dual lane extension of John Tallant Road into the study
area is currently constrained by its passage across wetland
areas and the proposed formalisation of the Qaqawuli
settlement layout.
The social and economic benefits of this integration focused
linkage should take precedence to ensure the future
sustainability/resilience of the residents of Ibhayi.
9.3.6.1.3
B RAMLIN -M ARKMAN L INKAGE
This linkage section of the Bramlin Markman Arterial will
enable a more direct connection between Uitenhage Road
and Njoli Square via Daku Road. As no formal feasibility has
been undertaken, land usage within the Study Area must take
cognisance of this possible alignment. This is particularly
relevant to land usage at the intersection of Daku and
Struanway. Should this direct linkage not be feasible and
alternative intersection (Daku and Struanway) configuration
could be considered?
9.3.6.1.4
N2 TO G RAHAMSTOWN R OAD
This proposed off-ramp will enable direct access to
Grahamstown road. Feasibility studies need to be
undertaken to ensure the viability of this route.
FIGURE 11: BASIC INFRA. - ROAD NETWORK
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4 SUSTAINABLE DEVELOPMENT
Metropolitan Activity Corridors







9.4.1
Spondo
Struanway (Partial)
Norongo
Njoli
Ntsekisa
Ferguson
Sheya Kulati
9.4.1.1
INTEGRATED TRANSPORTATION AND LAND U SE
B US R APID T RANSPORT
The proposed long, medium and short term BRT routes are
accommodated.
9.4.1.2
A LGOA B US
The Algoa Bus Service currently provides an effective service
with the vast majority of residents within 500m of a bus stop.
An additional stop will be required within the Red Location
Node once this facility begins to operate optimally
9.4.1.3
Nodes and destination places provide the focal points for the
delivery of community facilities, commercial activity and
provide structure.
Neighbourhood Corridors








N ODES /D ESTINATION P LACES
9.4.1.4
Struanway
Njoli
Tshangana
Avenue A
Ntsekisa
Seyisi
Matomela
Ntsekisa (Southern Section)
C ORRIDORS
The corridors have been aligned with Public Transport Routes
and become the focus for investment
FIGURE 12: INTEGRATED TRANSPORTATION AND LAND USE
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4.2
DEVELOPMENT FOCUS
Development and investment in Ibhayi needs to be focused
within the nodes and the identified corridors which are
aligned with a public transport routes.
.
FIGURE 13: DEVELOPMENT FOCUS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4.2.1
R ESIDENTIAL D ENSIFICATION
Normally these corridors would form the focus of
densification and intensification proposals. However, as the
average density within the Ibhayi Corridors is about 51.33
households per hectare and in some cases reaches above 200
there is no immediate need for residential densification.
Development is focussed on the underutilised sites along the
corridors
FIGURE 14: CORRIDOR - RESIDENTIAL DENSITY
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4.2.2
9.4.2.3
I NTENSIFICATION
The current cadastral layout of the erven along the
transportation routes within the corridors constrains
incremental intensification. The conversion of the narrow
erven to a higher intensity use would create undesirable
multiple individual vehicle access points along a primary
transportation route. The small erven and associated
footprint of the structures on the site also do not enable the
provision of off- street parking. Even if the requirement for
parking on-site is relaxed the resultant on-street parking will
create undesirable circumstances in front of the sites.
Intensification along these routes will need to be
accompanied by land assembly, with the adjoining parallel
roads forming part of the primary access design. As an
interim guideline, half of the street block should be seen as
the minimum land assembly before intensification can be
considered.
Alternative - Look at retaining the route as a single
carriageway and then provide on-street municipal parking.
It should also be noted that the relaxation of the requirement
to provide parking on the site merely transfers the parking
onto and into the road reserve. This essentially transfers the
parking provision responsibility from the private sector to
public sector.
FIGURE 15:CONSTRAINING CADASTRAL LAYOUT
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
NON-MOTORISED TRANSPORTATION
Pedestrian Linkages – Linking Residents to
Opportunities
9.4.2.3.1
P EDESTRIAN M OVEMENT B ARRIER
What needs to be kept in mind is that many of the transport
routes within the Metropolitan Transport Corridors are
planned carry high volumes of traffic and to eventually
become dual lanes in either direction, with median
separation. These routes could eventually become barriers to
pedestrian and lower order vehicular movement unless the
appropriate planning and urban design strategies are
implemented.
9.4.2.3.2
P EDESTRIAN L INKS
The primary pedestrian linkages that need to be formalised
are:
To Algoa Park across Uitenhage Road – SANRAL are planning
the upgrading of Uitenhage Road and are aware of the need
to accommodate pedestrian links.
To North End Across the N2 – SANRAL are aware of the need
to accommodate pedestrian movement across the N2. This
linkage needs to cross the rail lines and the Papenkuils Canal
to enable adequate access to Ibhayi.
To Deal Party across the Railway Lines – Safe pedestrian
access to Deal Party needs to be created to the north of
Fergusson Road in addition to the old walkway adjacent to
the New Brighton Station. A connection from Qaquwuli to
John Tallant Road as well as directly to Deal Party should be
developed. This route will also enable access to the
recreational facilities at Brighton Beach.
To the Swartkops Station – A safe pedestrian linkage to the
Swartkops Station may increase the usage of the station.
Linkages through the Swartkops Power Station need to be
introduced into its proposed redevelopment initiatives.
FIGURE 16: NON-MOTORISED TRANSPORTATION
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
LIVELIHOODS AND EMPLOYMENT
9.4.2.4
E XISTING LAND ZONED FOR B USINESS
Most of the land currently zoned for business (retails and
associated uses) is retained as is. A small number have been
identified for the development of
9.4.2.5
C OMMERCIAL AND F ORMAL E MPLOYMENT
A total of 60 hectares of land has been set aside for land uses
which will create larger scale formal employment. These are
anticipated to take the form of industrial infill and associated
development. The land between PPC and Mati/Ntshekisa
Roads is the most significant of these and has been
earmarked for the development of a waste to energy facility.
This facility is currently in the planning phase and is expected
to accommodate up and downstream industries. Its location
in close proximity to PPC is a strategic advantage none of the
other alternative sites could offer. The primary advantage for
Ibhayi will be the creation of additional employment
opportunities. An overriding consideration in the planning of
this facility and the associated industries will be that there is
no negative impact on the surrounding residential land uses.
This includes the potential negative impact additional heavy
vehicle traffic may have on the surrounding routes, including
Fergusson and Mati/Ntshekisa Roads.
9.4.2.6
I NFORMAL T RADING
Is focussed within the identified nodes and along the primary
public transport routes, which are located within the
corridors. The NMBMM needs to prepare a detailed policy
plan to address the development of informal trading. As
informal trading follows the activity and transportation
intensity, the policy should allow for flexibility in the design
of and infrastructure within the road reserves so that
informal trading can be accommodated when the need
arises.
FIGURE 17: SUSTAINABLE DEVELOPMENT
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4.3
THE FARM-A-LOT PROGRAM
Location: Detroit Michigan
Description: Detroit has more than
28,000 vacant parcels owned by
the City *almost half of then
residential plots – that no
significant tax revenue and cost
more to maintain than the city can
afford. Finding new uses for this
land has become one of the most
pressing challenges for a City that
lost a quarter of its population in
the past decade. There are groups
and individuals around the City
who have begun to use vacant
some privately owned some cityowned — as personal gardens and
even full scale farming operations.
Challenges: While Gardens are
widespread they are small in scale
and comprise only a fraction of the
total number of vacant lots.
Inadequate city resources are an
obstacle to conscientious land use
and
effective
community
management of open space. In
addition, gardeners are faced with
a lack of long term security and the
issues of liability and insurance are
not addressed.
9.4.3.1
FOOD SECURITY
F OOD G ARDENS
There are numerous food gardens that have been developed
on the underutilised areas of some erven. These uses are
encouraged and additional land should be allocated for this
purpose, particularly below the powerlines were no formal
development or structures are permitted. Unfortunately,
some of these facilities have been developed on strategically
placed land, which in the future needs to be utilised more
intensively. Where possible these food gardens need to be
accommodated within the new proposed development or
relocated within close proximity. In order to make maximum
use of the available rainfall food gardens should be located
around the proposed and developed stormwater detention
ponds or along runoff areas. It is not possible to allocate the
former refuse disposal sites for food gardens due to the
potential for toxins in the soil. Until a formal investigation is
undertaken both the Chris Hani and Silvertown Swartkops
areas cannot be allocated for this use.
The example of the Farm-a-Lot programme in Detroit
Michigan could be used to enable the effective use of some
of the Gap-Tap sites – Pocket Parks as Urban Gardens.
9.4.3.2
L IVESTOCK
Due to the shortage of land to address human settlement
needs no land has been formally allocated for the use of stock
pens. The keeping of stock within the study area is currently
managed in terms of municipal bylaws.
FIGURE 18: FOOD SECURITY
Outcomes: The City created and manages the Farm-a-Lot program whose goal it is to facilitate the reuse of vacant city owned lots
for agriculture. Farm-A-Lots provides soil tilling services and free seeds to residents interested in using vacant lots in their
neighbourhoods for growing vegetables. Once the program was launched a number of the city’s green organisations became
involved and added their partnerships to the program.
Lessons Learned: Urban Agriculture programs like Farm-A-Lot help the city by reducing urban blight, provide education
opportunities and improve access to fresh produce. Annual costs for maintaining the city park space are much higher than the cost
of maintaining an active food garden.
At the moment the stock is accommodated within the
surrounding flood prone areas.
Due to the potential of contaminants and toxins the former
refuse disposal sites cannot be allocated as formal grazing or
stockholding areas. A detailed investigation should be
undertaken to determine the need for the stockpens in the
area and to determine whether an appropriate area can be
identified for the location of formalized stock pens.
(NRPA, 2016)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4.4
9.4.4.1
REPURPOSING BUILDINGS
P OWER S TATION
The Power Station site and its redevelopment are key to the
redefining of Ibhayi as a good quality suburb. It forms the
northern gateway to the suburb and sets the ‘tone’ for this
part of the suburb. It is proposed that the NMBMM set up a
development team that can oversee the preparation of a
project brief to call for development teams to prepare
redevelopment proposals (Urban Re-development) as part of
a competition. In a similar fashion to the development
proposals associated with the Red Location Museum
development. (Image from: www.heraldlive.co.za)
9.4.4.2
V OLPES
The disused Volpes factory has been earmarked for the
relocation of the business hives located at the intersection of
Struanway and Daku Roads. This relocation will enable the
more intensive usage of land at this strategic intersection.
9.4.4.3
T RANSNET
The underutilised Transnet land particularly around the
intersection of Fergusson and Grahamstown Roads have
been identified for development into industrial hives or
similar developments. Should the need arise these areas can
also be targeted for higher density housing developments.
FIGURE 19: REPURPOSING BUILDINGS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
9.4.5
Existing infrastructure (electrical),
residential & cemetery potential
inundation risk
Swartkops Village, Transnet,
Fishwater Flats
CLIMATE CHANGE
Within the 2016 to 2055 period the SA Weather Service has
identified the following climatic changes for the NMBMM
area: (SAWeatherService, 2015)
 Temperature increase remains below 2°C above the mean
annual maximum.
 Increase in the frequency of heat waves
 Cold spells are expected to reduce significantly.
 Decrease in total rainfall
 Increase in the severity of droughts
 A slight increase in the intensity of floods
 Increase in onshore wind anomalies
 Increase in wind speed.
 Increase in the probability of coastal storms, with
unprecedented storms becoming probable.
 Sea level rise will only become significant post 2080.
The most significant spatial planning implication for Ibhayi
will be the possibility of stormwater inundation resulting
from the concurrent occurrence of a combination of climatic
conditions i.e.: wind, rain and storm at sea during a full moon
period. The unpredictability and rapid weather changes
occurring make this possibility probable. No specific studies
have been undertaken to quantify the areas which may be
affected by this potential occurrence. The 5m contour has
been suggested as an interim precautionary indication of
areas which may be prone to potential inundation.
Development within this zone and surrounding stormwater
systems need to take the possibility of inundation into
account. Note that although the ‘inundation’ zone is broadly
aligned with the 1:100-year flood in the North Eastern part of
the study area there are pockets of infrastructure (electrical
and components of Fishwater Flats WWTW, Transnet
Infrastructure and a component of the N2 – Settlersway
Interchange), existing residential (Entire Swartkops Village)
as well as a cemetery which are at risk. Large areas of Deal
Party are at potentially at risk. To mitigate the effect of
droughts rainwater capturing practices need to be
encouraged.
Section of N2 & part of
Settlersway Interchange
FIGURE 20: POTENTIAL INUNDATION AREAS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
NATURAL ASSETS AND SYSTEMS
9.4.5.1
R EHABILITATION OF WETLANDS /P ONDS
The numerous wetlands and ponding areas need to be
rehabilitated to ensure that their natural functioning is
ensured while also providing a natural stormwater
management system. Additionally, these wetlands can
provide a pollution prevention mechanism to limit the
amount of pollution entering the Estuary.
9.4.5.2
S WARTKOPS E STUARY
(Integrated Management Plan Swartkops Estuary and
Swartkops Valley and Aloes Nature Reserves, 2011)
The Management Plan’s key land usage recommendations
need to be implemented. These include:
 The establishment of a no-ski zone on the sea side of the
N2 Bridge.
 A designation of a critical biodiversity area, which
accommodates the surrounding areas of the estuary.
 The designation of a protected area in the centre of the
estuary.
 The creation of a multi-use management area on the
water body
FIGURE 21: NATURAL ASSETS AND SYSTEMS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10 INTEGRATED SPATIAL PROPOSALS
FIGURE 22:INTEGRATED SPATIAL PLAN
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1 WARD PROPOSALS
10.1.1 WARD 14 (2016)
10.1.1.1 N EEDS
Ward 14 (2011) and Ward 25 (2011) now Ward 14 (2016)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.1.2 PROPOSALS
FIGURE 235: WARD 14 PROPOSALS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward No. Ward No. BEPP Category
2011
2016
Objec
t ID
Info
Info Summary
25
14
Community
Infrastructure
1
Proposed site for Sports Required Sportsfield Upgrade/New
field
Sportsfield
Develop new sportsfield
14
14
Basic
Infrastructure
47
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
14
14
Basic
Infrastructure
48
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
14
14
Community
Infrastructure
49
Convert to Arts Centre
General Community Building
Renovation/New Building
Redevelop into Arts Centre
25
14
Community
Infrastructure
52
CCTV Camera
Installed
to
be CCTV Needed/Not Working/New CCTV
Update progress of cameras that are currently
being installed
25
14
Community
Infrastructure
53
CCTV Camera
Installed
to
be CCTV Needed/Not Working/New CCTV
Update progress of cameras that are currently
being installed
25
14
Community
Infrastructure
72
Upgrade New Brighton Stadium Upgrade
Oval
Upgrade Stadium
14
14
Community
Infrastructure
76
CCTV Camera Required
CCTV Needed/Not Working/New CCTV
Install new CCTV cameras
25
14
Basic
Infrastructure
93
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due
to high crime rate
25
14
Basic
Infrastructure
94
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due
to high crime rate
14
14
Basic
Infrastructure
103
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due
to high crime rate
14
14
Basic
Infrastructure
104
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due
to high crime rate
14
14
Basic
Infrastructure
105
Street Lights Faulty
Basic Road Infrastructure
Repair existing street lights
2017_03_01_Proposals_FirstDraft_.docx
Proposals
44
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
14
14
Residential
Infrastructure
106
Convert to Multi-Storey Residential Upgrades
Rental units
Redevelop into multi-storey rental units
14
14
Basic
Infrastructure
120
Paving Required
Basic Road Infrastructure
Build paved sidewalk
14
14
Basic
Infrastructure
122
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
14
14
Basic
Infrastructure
123
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
14
14
Basic
Infrastructure
127
Tarring Required
Basic Road Infrastructure
Upgrade Road
14
14
Basic
Infrastructure
128
Lighting Required
Basic Road & Electrical/Lighting
Infrastructure
Install new street lights
14
14
Basic
Infrastructure
129
Lighting Required
Basic Road & Electrical/Lighting
Infrastructure
Install new street lights
14
14
Basic
Infrastructure
130
Drains Required
Basic Road Infrastructure
Install drains
14
14
Basic
Infrastructure
159
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
14
14
Basic
Infrastructure
160
Drains and Speed Hump Basic Road Infrastructure
Required
Install speed humps and drains
25
14
Sustainable
Development
170
Vacant
Proposed Commercial Employment
25
14
Sustainable
Development
171
Proposed Commercial Employment
25
14
Sustainable
Development
172
Proposed Commercial Employment
25
14
Sustainable
Development
173
Proposed Commercial Employment
25
14
Sustainable
Development
175
Proposed Commercial Employment
2017_03_01_Proposals_FirstDraft_.docx
45
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
25
14
Sustainable
Development
176
Proposed Commercial Employment
25
14
Sustainable
Development
179
Vacant
Proposed Commercial Employment
14
14
Sustainable
Development
182
Vacant
Proposed Commercial Employment
25
14
Sustainable
Development
187
25
14
Sustainable
Development
191
Vacant
25
14
Community
Infrastructure
308
Vacant
Allocated to the school as additional land Proposed Park
25
14
Community
Infrastructure
313
Vacant
Proposed Park
25
14
Community
Infrastructure
315
Vacant
14
14
Residential
Infrastructure
335
Vacant
Proposed Housing
14
14
Residential
Infrastructure
347
Vacant
Proposed Housing
14
14
Residential
Infrastructure
348
Vacant
Proposed Housing
14
14
Residential
Infrastructure
415
Vacant
Proposed Housing
25
14
Residential
Infrastructure
439
Vacant
Proposed Housing
25
14
Residential
Infrastructure
440
Vacant
Proposed Housing
14
14
Residential
Infrastructure
441
Vacant
Proposed Housing
Proposed Commercial Employment
Proposed Industrial
Allocated to the school as additional land Proposed Park Allocated to the school as
additional land
2017_03_01_Proposals_FirstDraft_.docx
46
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
14
14
Residential
Infrastructure
442
Proposed Housing
14
14
Residential
Infrastructure
443
Vacant
Proposed Housing
25
14
Residential
Infrastructure
450
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
47
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.2 WARD 15 (2016)
10.1.2.1 N EEDS
Ward 15 (2011) and Ward 60 (2011) now Ward 15 (2016)
2017_03_01_Proposals_FirstDraft_.docx
48
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.2.2 PROPOSALS
FIGURE 246: WARD 15 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
49
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward
2011
No. Ward
2016
No. BEPP Category
Object
ID
Info
Info Summary
Proposals
15
15
Residential
Infrastructure
73
Site for Destitute Families
Site for Destitute Families
15
15
Community
Infrastructure
74
Closed School Due to Numbers
School Closed
15
15
Community
Infrastructure
75
Classrooms Delapidated
School Upgrade Required
Upgrade School
15
15
Basic
Infrastructure
113
Loose Electrical Cables and Water
Pipes Exposed
Basic Water & Electrical
Infrastructure
Repair electrical cables and water pipes in area
that are exposed
15
15
Basic
Infrastructure
118
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
15
15
Basic
Infrastructure
166
Stormwater Issues
Stormwater Issues
fix stormwater issues
60
15
Sustainable
Development
174
Proposed Commercial Employment
60
15
Sustainable
Development
180
Proposed Commercial Employment
60
15
Sustainable
Development
183
Vacant
Proposed Commercial Employment
60
15
Sustainable
Development
184
Vacant
Proposed Commercial Employment
60
15
Sustainable
Development
186
Vacant
Proposed Commercial Employment
60
15
Sustainable
Development
317
Vacant
Proposed Repurposed Buildings
15
15
Residential
Infrastructure
350
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
50
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
15
15
Residential
Infrastructure
367
Vacant
Proposed Housing
15
15
Residential
Infrastructure
406
Vacant
Proposed Housing
15
15
Residential
Infrastructure
444
Vacant
Proposed Housing
15
15
Residential
Infrastructure
445
Vacant
Proposed Housing
15
15
Residential
Infrastructure
446
Vacant
Proposed Housing
15
15
Residential
Infrastructure
447
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
51
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.3 WARD 16 (2016)
10.1.3.1 N EEDS
Ward 14 (2011), Ward 15 (2011) and Ward 60 (2011) now Ward 16 (2016)
2017_03_01_Proposals_FirstDraft_.docx
52
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
2017_03_01_Proposals_FirstDraft_.docx
53
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.3.2 PROPOSALS
FIGURE 27: WARD 16 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
54
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward
2011
No. Ward
2016
No. BEPP Category
Object
ID
Info
Info Summary
Proposals
16
16
Community
Infrastructure
66
Proposed Pre-School Site
Proposed Pre-School Site
Proposed site for pre-school
16
16
Community
Infrastructure
67
Revitalise Existing Park
Required Park Maintenance/New
Park
Redevelop Park
16
16
Community
Infrastructure
68
Revitalise Existing Park
Required Park Maintenance/New
Park
Redevelop Park
16
16
Community
Infrastructure
69
Grass and Ablutions for
Sports Field
Required Sportsfield
Upgrade/New Sportsfield
Upgrade Sportsfield
16
16
Community
Infrastructure
70
Sports Field Renovation
Required Sportsfield
Upgrade/New Sportsfield
Upgrade Sportsfield
16
16
Residential
Infrastructure
110
Pre 1994 Housing
Residential Upgrades
Upgrade pre 1994 Housing
16
16
Basic
Infrastructure
111
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due
to high crime rate
15
16
Basic
Infrastructure
165
Stormwater Issues
Stormwater Issues
fix stormwater issues
15
16
Community
Infrastructure
269
Vacant
Small Open Space Site
Proposed Park
60
16
Community
Infrastructure
293
Vacant
Stormwater
Proposed Park
2017_03_01_Proposals_FirstDraft_.docx
55
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
60
16
Community
Infrastructure
294
Vacant
Stormwater
Proposed Park
60
16
Community
Infrastructure
295
Vacant (edit)
Small Open Space Site
Proposed Park
60
16
Community
Infrastructure
296
Vacant (edit)
Proposed Park
16
16
Community
Infrastructure
302
Vacant
Proposed Park
16
16
Community
Infrastructure
305
Vacant
Proposed Park
16
16
Community
Infrastructure
306
Vacant
Proposed Park
60
16
Sustainable
Development
318
Vacant
16
16
Residential
Infrastructure
326
Vacant
Proposed Housing
16
16
Residential
Infrastructure
327
Vacant
Proposed Housing
16
16
Residential
Infrastructure
329
Vacant
Proposed Housing
16
16
Residential
Infrastructure
330
Vacant
Proposed Housing
16
16
Residential
Infrastructure
331
Vacant
Proposed Housing
Power Station
2017_03_01_Proposals_FirstDraft_.docx
Proposed Repurposed Buildings
56
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
15
16
Residential
Infrastructure
344
Vacant
Proposed Housing
15
16
Residential
Infrastructure
345
Vacant
Proposed Housing
15
16
Residential
Infrastructure
346
Vacant
Proposed Housing
16
16
Residential
Infrastructure
352
Vacant
Proposed Housing
16
16
Residential
Infrastructure
353
Vacant
Proposed Housing
60
16
Residential
Infrastructure
407
Vacant (edit)
Proposed Housing
60
16
Residential
Infrastructure
408
Vacant (edit)
Proposed Housing
60
16
Residential
Infrastructure
409
Vacant (edit)
Proposed Housing
60
16
Residential
Infrastructure
410
Vacant (edit)
Proposed Housing
60
16
Residential
Infrastructure
419
Vacant (edit)
Proposed Housing
60
16
Residential
Infrastructure
420
Vacant (edit)
Proposed Housing
15
16
Residential
Infrastructure
433
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
57
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
15
16
Residential
Infrastructure
434
Vacant
Proposed Housing
16
16
Residential
Infrastructure
435
Vacant
Proposed Housing
16
16
Residential
Infrastructure
436
Vacant
Proposed Housing
TABLE 3: WARD 16 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
58
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.4 WARD 17 (2016)
10.1.4.1 N EEDS
Ward 17 (2011) now Ward 17 (2016)
2017_03_01_Proposals_FirstDraft_.docx
59
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.4.2 PROPOSALS
FIGURE 28: WARD 17 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
60
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward No. Ward No. BEPP Category
2011
2016
Objec
t ID
Info
Info Summary
Proposals
17
17
Basic Infrastructure
37
High Masts in Area all out
High Mast Needed/Not Working/New
High Mast
Erect new high mast light
17
17
Basic Infrastructure
38
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste
management
17
17
Community
Infrastructure
39
Closed School (Convert to MP
Sports Centre)
School Closed
17
17
Community
Infrastructure
40
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
17
17
Community
Infrastructure
41
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
17
17
Community
Infrastructure
42
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
17
17
Community
Infrastructure
43
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
17
17
Community
Infrastructure
44
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
17
17
Basic Infrastructure
45
High Masts Not Working
High Mast Needed/Not Working/New
High Mast
Erect new high mast light
2017_03_01_Proposals_FirstDraft_.docx
61
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
17
17
Community
Infrastructure
46
CCTV Camera Required
CCTV Needed/Not Working/New CCTV
Install new CCTV cameras
17
17
Community
Infrastructure
87
Park to be converted to outdoor
gym
Other
Development of an outdoor gym
17
17
Community
Infrastructure
88
Convert Open Space to Park
Required Park Maintenance/New Park
Develop Park
17
17
Community
Infrastructure
89
Convert Open Space to Park
Required Park Maintenance/New Park
Develop Park
17
17
Community
Infrastructure
90
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
17
17
Basic Infrastructure
91
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste
management
17
17
Basic Infrastructure
92
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste
management
17
17
Basic Infrastructure
121
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
124
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
125
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
126
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
143
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
145
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
146
Tarring Required
Basic Road Infrastructure
Upgrade Road
2017_03_01_Proposals_FirstDraft_.docx
62
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
17
17
Basic Infrastructure
151
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
152
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
155
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
156
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
157
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Basic Infrastructure
158
Tarring Required
Basic Road Infrastructure
Upgrade Road
17
17
Community
Infrastructure
256
Vacant
Proposed Park
17
17
Residential
Infrastructure
337
Vacant
Proposed Housing
17
17
Residential
Infrastructure
338
Vacant
Proposed Housing
17
17
Residential
Infrastructure
412
Proposed Housing
TABLE 4: WARD 17 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
63
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.5 WARD 18 (2016)
10.1.5.1 N EEDS
Ward 18 (2011) now Ward 18 (2016)
2017_03_01_Proposals_FirstDraft_.docx
64
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.5.2 PROPOSALS
FIGURE 29: WARD 18 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
65
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward No. Ward No. BEPP Category
2011
2016
Object
ID
Info
Info Summary
Proposals
18
18
Basic Infrastructure
34
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
18
18
Community
Infrastructure
56
Library Required for
School
School Upgrade Required
Upgrade school to make space for a library
18
18
Basic Infrastructure
108
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due to high
crime rate
18
18
Basic Infrastructure
117
Stormwater Issues
Stormwater Issues
fix stormwater issues
18
18
Basic Infrastructure
119
Stormwater Issues
Stormwater Issues
fix stormwater issues
18
18
Basic Infrastructure
153
Tarring Required
Basic Road Infrastructure
Upgrade Road
18
18
Basic Infrastructure
154
Tarring Required
Basic Road Infrastructure
Upgrade Road
18
18
Basic Infrastructure
163
Stormwater Issues
Stormwater Issues
fix stormwater issues
18
18
Sustainable
Development
181
Vacant
Power Lines
Proposed Commercial Employment
18
18
Community
Infrastructure
255
Vacant
18
18
Community
Infrastructure
264
Vacant
Gap Tap Site - Park
Proposed Park
18
18
Community
Infrastructure
268
Vacant
Gap Tap Site - Park
Proposed Park
Proposed Park
2017_03_01_Proposals_FirstDraft_.docx
66
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
18
18
Community
Infrastructure
270
Vacant
18
18
Community
Infrastructure
278
Vacant
Gap Tap Site - Park
Proposed Park
18
18
Community
Infrastructure
279
Vacant
Small Open Space Site
Proposed Park
18
18
Community
Infrastructure
291
Vacant
Proposed Park
18
18
Community
Infrastructure
309
Vacant
Proposed Park
18
18
Community
Infrastructure
310
Vacant
Proposed Park
18
18
Community
Infrastructure
311
Vacant
Proposed Park
18
18
Community
Infrastructure
312
Vacant
Proposed Park
18
18
Residential
Infrastructure
319
Vacant
Proposed Housing
18
18
Residential
Infrastructure
320
Vacant
Proposed Housing
18
18
Residential
Infrastructure
332
Vacant
Proposed Housing
18
18
Residential
Infrastructure
333
Vacant
Proposed Housing
Proposed Park
2017_03_01_Proposals_FirstDraft_.docx
67
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
18
18
Residential
Infrastructure
334
Vacant
Proposed Housing
18
18
Residential
Infrastructure
336
Vacant
Proposed Housing
18
18
Residential
Infrastructure
339
Vacant
Proposed Housing
18
18
Residential
Infrastructure
341
Vacant
Gap Tap Site Residential
Proposed Housing
18
18
Residential
Infrastructure
342
Vacant
Gap Tap Site Residential
Proposed Housing
18
18
Residential
Infrastructure
343
Vacant
Proposed Housing
18
18
Residential
Infrastructure
349
Vacant
Proposed Housing
18
18
Residential
Infrastructure
351
Vacant
Proposed Housing
18
18
Residential
Infrastructure
372
Vacant
Proposed Housing
18
18
Residential
Infrastructure
373
Vacant
Proposed Housing
18
18
Residential
Infrastructure
374
Vacant
Proposed Housing
18
18
Residential
Infrastructure
375
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
68
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
18
18
Residential
Infrastructure
376
Vacant
Proposed Housing
18
18
Residential
Infrastructure
377
Vacant
Proposed Housing
18
18
Residential
Infrastructure
378
Vacant
Proposed Housing
18
18
Residential
Infrastructure
379
Vacant
Proposed Housing
18
18
Residential
Infrastructure
380
Vacant
Proposed Housing
18
18
Residential
Infrastructure
381
Vacant
Proposed Housing
18
18
Residential
Infrastructure
382
Vacant
Proposed Housing
18
18
Residential
Infrastructure
383
Vacant
Proposed Housing
18
18
Residential
Infrastructure
384
Vacant
Proposed Housing
18
18
Residential
Infrastructure
385
Vacant
Proposed Housing
18
18
Residential
Infrastructure
386
Vacant
Proposed Housing
18
18
Residential
Infrastructure
387
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
69
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
18
18
Residential
Infrastructure
388
Vacant
Proposed Housing
18
18
Residential
Infrastructure
389
Vacant
Proposed Housing
18
18
Residential
Infrastructure
390
Vacant
Proposed Housing
18
18
Residential
Infrastructure
391
Vacant
Proposed Housing
18
18
Residential
Infrastructure
392
Vacant
Proposed Housing
18
18
Residential
Infrastructure
393
Vacant
Proposed Housing
18
18
Residential
Infrastructure
394
Vacant
Proposed Housing
18
18
Residential
Infrastructure
395
Vacant
Proposed Housing
18
18
Residential
Infrastructure
396
Vacant
Proposed Housing
18
18
Residential
Infrastructure
413
18
18
Residential
Infrastructure
414
Vacant
Proposed Housing
18
18
Residential
Infrastructure
416
Vacant
Proposed Housing
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
70
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
18
18
Residential
Infrastructure
431
Vacant
Proposed Housing
18
18
Residential
Infrastructure
432
Vacant
Proposed Housing
18
18
Residential
Infrastructure
449
Cadastral and Open Space
Revisions
Proposed Housing
TABLE 5: WARD 18 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
71
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.6 WARD 19 (2016)
10.1.6.1 N EEDS
Ward 16 (2011) and Ward 19 (2011) now Ward 19 (2016)
2017_03_01_Proposals_FirstDraft_.docx
72
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
2017_03_01_Proposals_FirstDraft_.docx
73
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.6.2 PROPOSALS
FIGURE 30: WARD 19 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
74
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward
No. 2011
Ward
No. 2016
BEPP Category
Object Info
ID
Info Summary
Proposals
19
19
Community
Infrastructure
50
CCTV Camera to be Installed
CCTV Needed/Not Working/New CCTV
Update progress of cameras that are currently
being installed
19
19
Community
Infrastructure
51
Sports Field (Zokwana Sports
Development)
Required Sportsfield Upgrade/New
Sportsfield
Upgrade Sportsfield
16
19
Community
Infrastructure
54
Existing CCTV
CCTV Needed/Not Working/New CCTV
Replace existing CCTV
19
19
Community
Infrastructure
55
Vegetable Garden
Other
Create a vegetable garden
19
19
Community
Infrastructure
57
Youth and Aged Resource
Centre
General Community Building
Renovation/New Building
Upgrade Building
16
19
Basic
Infrastructure
58
Stormwater Pond
Stormwater
16
19
Community
Infrastructure
59
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
16
19
Community
Infrastructure
60
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
16
19
Community
Infrastructure
61
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
16
19
Community
Infrastructure
62
Community Hall needs to be
made Bigger
Community Hall Upgrade
Increase size of community hall
16
19
Community
Infrastructure
63
Sports Field Renovation
Required Sportsfield Upgrade/New
Sportsfield
Upgrade Sportsfield
2017_03_01_Proposals_FirstDraft_.docx
75
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
16
19
Community
Infrastructure
64
Matomela Bottle Store
General Community Building
Renovation/New Building
Renovate building
16
19
Community
Infrastructure
65
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
16
19
Community
Infrastructure
71
School too small for Capacity
School Upgrade Required
Upgrade school to increase learner capacity
19
19
Community
Infrastructure
77
Second Field Requires
Upgrading
Required Sportsfield Upgrade/New
Sportsfield
Upgrade Sportsfield
19
19
Community
Infrastructure
78
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
79
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
80
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
81
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
82
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
83
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
84
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
19
19
Community
Infrastructure
85
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
19
19
Community
Infrastructure
86
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
18
18
Basic
Infrastructure
108
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area
due to high crime rate
16
19
Basic
Infrastructure
109
Tarring Required
Basic Road Infrastructure
Upgrade Road
16
19
Basic
Infrastructure
112
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area
due to high crime rate
19
19
Basic
Infrastructure
115
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area
due to high crime rate
19
19
Basic
Infrastructure
116
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area
due to high crime rate
19
19
Basic
Infrastructure
135
Lights need to be Connected
to Electricity
Basic Road & Electrical/Lighting
Infrastructure
Ensure all lights in the area are connected to the
electrical grid
19
19
Basic
Infrastructure
137
Stormwater Drains Required
Stormwater Issues
Install drains
19
19
Basic
Infrastructure
138
Lights need to be Connected
to Electricity
Basic Road & Electrical/Lighting
Infrastructure
Ensure all lights in the area are connected to the
electrical grid
19
19
Basic
Infrastructure
150
Cement Street
Basic Road Infrastructure
Upgrade cement road
19
19
Community
Infrastructure
167
Wolfson Library
Proposed Library
Wolfson Library
19
19
Sustainable
Development
178
Proposed Commercial Employment
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
19
19
Community
Infrastructure
257
Vacant
Gap Tap Site - Park
Proposed Park
16
19
Community
Infrastructure
258
Vacant
Gap Tap Site - Park
Proposed Park
16
19
Community
Infrastructure
259
Vacant
Gap Tap Site - Park
Proposed Park
16
19
Community
Infrastructure
260
Vacant
Gap Tap Site - Park
Proposed Park
19
19
Community
Infrastructure
265
Vacant
Gap Tap Site - Park
Proposed Park
19
19
Community
Infrastructure
266
Vacant
Gap Tap Site - Park
Proposed Park
19
19
Community
Infrastructure
267
Vacant
Gap Tap Site - Park
Proposed Park
16
19
Community
Infrastructure
280
Vacant
Small Open Space Site
Proposed Park
19
19
Community
Infrastructure
288
Proposed Park
19
19
Community
Infrastructure
289
Proposed Park
19
19
Community
Infrastructure
290
Proposed Park
16
19
Community
Infrastructure
303
Park
Stormwater
2017_03_01_Proposals_FirstDraft_.docx
Proposed Park
78
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
16
19
Community
Infrastructure
304
Park
Stormwater
Proposed Park
16
19
Community
Infrastructure
307
Vacant
Allocated to the school as additional
land
Proposed Park
16
19
Community
Infrastructure
314
Vacant
Allocated to the school as additional
land
Proposed Park Allocated to the school as
additional land
16
19
Residential
Infrastructure
321
Vacant
Proposed Housing
16
19
Residential
Infrastructure
322
Vacant
Proposed Housing
16
19
Residential
Infrastructure
323
Vacant
Proposed Housing
16
19
Residential
Infrastructure
324
Vacant
Proposed Housing
16
19
Residential
Infrastructure
325
Vacant
Proposed Housing
16
19
Residential
Infrastructure
328
Vacant
Gap Tap Site Residential
Proposed Housing
16
19
Residential
Infrastructure
340
Vacant
Gap Tap Site Residential
Proposed Housing
19
19
Residential
Infrastructure
397
Vacant
Gap Tap Site Residential
Proposed Housing
16
19
Residential
Infrastructure
411
Vacant (edit)
Proposed Housing
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
19
19
Residential
Infrastructure
437
Vacant
Proposed Housing
16
19
Residential
Infrastructure
438
Vacant
Proposed Housing
19
19
Residential
Infrastructure
448
Vacant
Proposed Housing
TABLE 6: WARD 19 PROPOSALS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.7 WARD 20 (2016)
10.1.7.1 N EEDS
Ward 18 (2011), Ward 20 (2011) and Ward 25 (2011) now Ward 20 (2016)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
2017_03_01_Proposals_FirstDraft_.docx
82
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.7.2 PROPOSALS
FIGURE 31: WARD 20 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
84
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward No. Ward No. BEPP Category
2011
2016
Objec
t ID
Info
Info Summary
Proposals
20
20
Community
Infrastructure
32
Sports Field Upgrade
Required Sportsfield Upgrade/New
Sportsfield
Upgrade Sportsfield
18
20
Basic Infrastructure
33
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste
management
20
20
Basic Infrastructure
35
Speed Hump Required
Basic Road Infrastructure
Install Speed Hump
20
20
Basic Infrastructure
36
High Masts in Area all out
High Mast Needed/Not Working/New High
Mast
Erect new high mast light
20
20
Basic Infrastructure
101
Stormwater/Sanitation
Stormwater Issues
fix stormwater issues
20
20
Basic Infrastructure
102
Sanitation
Sanitation Issues
Improve sanitation for area
20
20
Community
Infrastructure
114
Structures need to be Revamped
(No Budget)
General Community Building
Renovation/New Building
Upgrade community building
structures
20
20
Basic Infrastructure
133
Lighting Required
Basic Road & Electrical/Lighting
Infrastructure
Install new street lights
20
20
Basic Infrastructure
140
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be
installed
20
20
Community
Infrastructure
284
Vacant
Gap Tap Site - Park
Proposed Park
20
20
Community
Infrastructure
285
Vacant
Gap Tap Site - Park
Proposed Park
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
20
20
Community
Infrastructure
292
Vacant
Gap Tap Site - Park
Proposed Park
20
20
Residential
Infrastructure
370
Vacant
Gap Tap Site Residential
Proposed Housing
20
20
Residential
Infrastructure
371
Vacant
Gap Tap Site Residential
Proposed Housing
20
20
Residential
Infrastructure
401
Vacant
Gap Tap Site Residential
Proposed Housing
20
20
Residential
Infrastructure
402
Vacant
Gap Tap Site Residential
Proposed Housing
20
20
Residential
Infrastructure
403
Vacant
Gap Tap Site Residential
Proposed Housing
20
20
Residential
Infrastructure
404
Vacant
Gap Tap Site Residential
Proposed Housing
20
20
Residential
Infrastructure
405
Vacant
Gap Tap Site Residential
Proposed Housing
18
20
Residential
Infrastructure
417
Vacant
Proposed Housing
TABLE 7: WARD 20 PROPOSALS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.8 WARD 21 (2016)
10.1.8.1 N EEDS
Ward 21 (2011) now Ward 21 (2016)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.8.2 PROPOSALS
FIGURE 32: WARD 21 PROPOSAL
2017_03_01_Proposals_FirstDraft_.docx
88
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward No. Ward No. BEPP Category
2011
2016
Object Info
ID
Info Summary
Proposals
21
21
Basic
Infrastructure
8
Traffic lights needed
Basic Road Infrastructure
Propose installation of traffic lights
21
21
Basic
Infrastructure
23
High Mast Needed
High Mast Needed/Not Working/New
High Mast
Erect new high mast light
21
21
Community
Infrastructure
24
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
21
21
Community
Infrastructure
25
Proposed Library
Proposed Library
Proposed site for library
21
21
Basic
Infrastructure
26
High Mast Taken Down
High Mast Needed/Not Working/New
High Mast
Erect new high mast light
21
21
Residential
Infrastructure
27
Transfer Site
Residential Upgrades
21
21
Residential
Infrastructure
28
Relocate (Kyamnandi)
Relocation
21
21
Community
Infrastructure
29
Closed School (Convert to Youth
Resource Centre)
School Closed
21
21
Sustainable
Development
30
Rejuvenate Wetland Area (Tourism)
Rehabilitate Area
Revitalise environmental features
21
21
Community
Infrastructure
31
Open Area to Multi Purpose Sports
Ground
Required Sportsfield Upgrade/New
Sportsfield
Develop open space for a multipurpose sports ground
2017_03_01_Proposals_FirstDraft_.docx
89
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
21
21
Community
Infrastructure
96
Rehabilitate Area
Rehabilitate Area
Revitalise environmental features
21
21
Basic
Infrastructure
97
Storm Water Drain Issues (Only 1
Drain)
Stormwater Issues
Install drains
21
21
Basic
Infrastructure
98
Stormwater
Stormwater Issues
fix stormwater issues
21
21
Basic
Infrastructure
99
Stormwater
Stormwater Issues
fix stormwater issues
21
21
Community
Infrastructure
100
Building Upgrade
General Community Building
Renovation/New Building
Upgrade Building
21
21
Basic
Infrastructure
141
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be
installed
21
21
Basic
Infrastructure
142
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be
installed
21
21
Basic
Infrastructure
144
Lighting and Speed Hump Required
Basic Road & Electrical/Lighting
Infrastructure
Proposal for new street lights and a
speed hump
21
21
Basic
Infrastructure
147
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be
installed
21
21
Sustainable
Development
177
Vacant
21
21
Community
Infrastructure
188
Closed School
Convert to Youth Resource Centre
Proposed Community Facility
21
21
Community
Infrastructure
253
Vacant
Gap Tap Site - Park
Proposed Park
Proposed Commercial Employment
2017_03_01_Proposals_FirstDraft_.docx
90
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
21
21
Community
Infrastructure
254
Vacant
Sportsfield
Proposed Park
21
21
Community
Infrastructure
261
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
262
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
263
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
271
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
272
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
273
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
274
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
275
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
276
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
277
Vacant
Gap Tap Site - Park
Proposed Park
21
21
Community
Infrastructure
281
Vacant
Small Open Space Site
Proposed Park
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91
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
21
21
Community
Infrastructure
299
Vacant
21
21
Community
Infrastructure
300
Vacant
Proposed Park
21
21
Community
Infrastructure
301
Vacant
Proposed Park
21
21
Residential
Infrastructure
354
Vacant
Gap Tap Site Residential
Proposed Housing
21
21
Residential
Infrastructure
355
Vacant
Gap Tap Site Residential
Proposed Housing
21
21
Residential
Infrastructure
356
Vacant
Proposed Housing
21
21
Residential
Infrastructure
357
Vacant
Proposed Housing
21
21
Residential
Infrastructure
358
Vacant
Proposed Housing
21
21
Residential
Infrastructure
359
Vacant
21
21
Residential
Infrastructure
360
Vacant
21
21
Residential
Infrastructure
361
Vacant
Gap Tap Site Residential
Proposed Housing
21
21
Residential
Infrastructure
362
Vacant
Gap Tap Site Residential
Proposed Housing
Small Open Space Site
Gap Tap Site Residential
Proposed Park
Proposed Housing
Proposed Housing
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
21
21
Residential
Infrastructure
363
Vacant
Gap Tap Site Residential
Proposed Housing
21
21
Residential
Infrastructure
364
Vacant
Gap Tap Site Residential
Proposed Housing
21
21
Residential
Infrastructure
365
Vacant
Gap Tap Site Residential
Proposed Housing
21
21
Residential
Infrastructure
366
Vacant
Proposed Housing
21
21
Residential
Infrastructure
368
Vacant
Proposed Housing
21
21
Residential
Infrastructure
421
Vacant
Proposed Housing
21
21
Residential
Infrastructure
422
Vacant
Proposed Housing
21
21
Residential
Infrastructure
423
Vacant
Proposed Housing
21
21
Residential
Infrastructure
424
Vacant
Proposed Housing
21
21
Residential
Infrastructure
425
Vacant
Proposed Housing
21
21
Residential
Infrastructure
426
Vacant
Proposed Housing
21
21
Residential
Infrastructure
427
Vacant
Proposed Housing
2017_03_01_Proposals_FirstDraft_.docx
93
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
21
21
Residential
Infrastructure
428
Vacant
Proposed Housing
21
21
Residential
Infrastructure
429
Vacant
Proposed Housing
21
21
Residential
Infrastructure
430
Vacant
Proposed Housing
TABLE 8: WARD 21 PROPOSALS
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94
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.9 WARD 22 (2016)
10.1.9.1 N EEDS
Ward 22 (2011), Ward 25 (2011) and Ward 26 (2011) now Ward 22 (2016)
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95
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
2017_03_01_Proposals_FirstDraft_.docx
96
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.9.2 PROPOSALS
FIGURE 33: WARD 22 PROPOSALS
2017_03_01_Proposals_FirstDraft_.docx
97
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward No.
2011
Ward No.
2016
BEPP Category
Object
ID
Info
Info Summary
Proposals
22
22
Community Infrastructure
3
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
22
22
Basic Infrastructure
4
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
22
22
Community Infrastructure
5
Convert Open Space to Park
Required Park Maintenance/New Park
Develop Park
22
22
Community Infrastructure
6
Convert Open Space to Park
Required Park Maintenance/New Park
Develop Park
22
22
Community Infrastructure
7
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
22
22
Basic Infrastructure
9
Traffic Lights Needed
Basic Road Infrastructure
Propose installation of traffic lights
22
22
Basic Infrastructure
10
High Mast Needed
High Mast Needed/Not Working/New High Mast
Erect new high mast light
22
22
Basic Infrastructure
11
High Mast Needed
High Mast Needed/Not Working/New High Mast
Erect new high mast light
22
22
Basic Infrastructure
13
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
22
22
Community Infrastructure
14
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
22
22
Community Infrastructure
15
Closed Run Down Hospital
Closed Health Facility
22
22
Basic Infrastructure
16
Illegal Dumping Site (Pest Infestation)
Illegal Dumping Site
Proposed site for improved waste management
22
22
Community Infrastructure
17
Revitalise Existing Park
Required Park Maintenance/New Park
Redevelop Park
22
22
Community Infrastructure
18
Convert Open Space to Park
Required Park Maintenance/New Park
Develop Park
2017_03_01_Proposals_FirstDraft_.docx
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
22
22
Community Infrastructure
19
Convert Open Space to Park
Required Park Maintenance/New Park
Develop Park
22
22
Basic Infrastructure
21
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
22
22
Basic Infrastructure
95
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due to high crime rate
22
22
Basic Infrastructure
107
Crime Hotspot
Crime Hotspot
Increase overall security measures in the area due to high crime rate
22
22
Basic Infrastructure
132
Street Lights Needed
Basic Road Infrastructure
Proposal for new street lights
22
22
Basic Infrastructure
134
Paving And Speed Hump Required
Basic Road Infrastructure
Install speed humps as well as a paved sidewalk
22
22
Basic Infrastructure
139
Potholes Need Filling
Basic Road Infrastructure
Repair potholes
22
22
Basic Infrastructure
148
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
22
22
Basic Infrastructure
149
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
22
22
Basic Infrastructure
164
Speed Humps Required
Basic Road Infrastructure
Proposal for speed humps to be installed
22
22
Community Infrastructure
168
Njoli Library
Proposed Library
Njoli Library
22
22
Sustainable Development
169
22
22
Community Infrastructure
282
Vacant
Gap Tap Site - Park
Proposed Park
22
22
Community Infrastructure
283
Vacant
Gap Tap Site - Park
Proposed Park
22
22
Residential Infrastructure
369
Vacant
Gap Tap Site Residential
Proposed Housing
22
22
Residential Infrastructure
398
Vacant
Gap Tap Site Residential
Proposed Housing
Taxi Rank
2017_03_01_Proposals_FirstDraft_.docx
99
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
22
22
Residential Infrastructure
399
Vacant
Gap Tap Site Residential
Proposed Housing
22
22
Residential Infrastructure
400
Vacant
Gap Tap Site Residential
Proposed Housing
TABLE 9: WARD 22 PROPOSALS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.10 WARD 25 (2016)
10.1.10.1 N EEDS
Ward 25 (2011) and Ward 31 (2011) now Ward 25 (2016)
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
2017_03_01_Proposals_FirstDraft_.docx
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
10.1.10.2 PROPOSALS
FIGURE 34: WARD 25 PROPOSALS
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103
IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
Ward
2011
No. Ward
2016
No. BEPP Category
Object
ID
Info
Info Summary
Proposals
25
25
Basic Infrastructure
2
Illegal Dumping Site
Illegal Dumping Site
Proposed site for improved waste management
25
25
Basic Infrastructure
131
Road Upgrade
Basic Road
Infrastructure
Upgrade Road
25
25
Community Infrastructure
161
Greening Beautification
Beautification of Area
Revitalise environmental features
25
25
Basic Infrastructure
162
Paving to be Finished
Basic Road
Infrastructure
Finish paved sidewalk
25
25
Sustainable Development
185
Vacant
25
25
Community Infrastructure
286
25
25
Sustainable Development
316
Vacant
Proposed Repurposed Buildings
25
25
Residential Infrastructure
418
Vacant
Proposed Housing
Proposed Commercial Employment
Proposed Park
TABLE 10: WARD 25 PROPOSALS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
11 URBAN MANAGEMENT
11.1 NEIGHBOURHOOD PLANNING
The road and associated corridor network create a series of
distinct residential neighbourhoods.
Each of these will require the formulation of detailed spatial
planning, infrastructure and land use management
initiatives.
FIGURE 25: NEIGHBOURHOOD PLANNING
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
11.2 LAND USE MANAGEMENT GUIDELINES
11.2.1 PRECINCT PLANNING
Precinct planning needs to be for the nodes. When
taken together these precincts form a southern
cluster (Embreni, Kwaford and Sheya khulati) and a
northern Cluster made up of the Njoli, Kenako/Vista,
Mavuso and Daku Nodes.
FIGURE 26: NODES-PRECINCT PLAN FOCUS
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
11.2.2 METRO CORRIDOR
11.2.2.1 P OLICY G UIDELINES
These guidelines will apply to properties within the Metro Corridor Boundary (Aligned with
the primary BRT Routes). The boundary reflected on the plan is merely indicative and
detailed precinct planning will need to be undertaken to delineate the most appropriate
properties for application of the guidelines.









Business uses including retail, offices, service and light industrial uses should be
encouraged to locate directly adjacent to the primary transportation route.
Residential uses in support of the public transport routes can either be provided
above or to the rear of the business uses to ensure genuine mix of land uses.
Height restrictions to be relaxed (up to 3 storeys or more – Where detailed
precinct planning proposals permit) to encourage more intensive utilization of
land close to the corridor
Introduce land use and development parameters and incentives to promote
mixed land uses by way of introducing relaxations of FSI, parking provision that
will have the effect of ensuring maximum utilization of land should be set. It will
be necessary to prepare a detailed policy plan(s) that will become a Substitution
for the Khulani Corridor or portions thereof.
Land banking and consolidation of erven to create larger and significant
development nodes including road closures are to be encouraged.
Introduce incentives, e.g. by way of waiving payment for levies for rezoning to
achieve the precinct planning vision.
Revise restrictions on access, building lines, etc along the corridor to ensure
better utilization of land and achieve an effective transportation movement
system.
Relax house business rules to enable operation of a business from home by
other persons other than the occupier/owner of the house, consider eliminating
insistence on, or revise restrictions on the number of employees per house
shop, enable a structure to be built either attached to or detached from the
house for operating a house shop even by an entrepreneur who does not
necessarily reside in the main dwelling.
Precinct plans need to be prepared in order to guide development within the
corridor.
11.2.2.2 B UILT F ORM
The land uses along the public transport routes should have a strong commercial, which is
then supported by a residential component above and behind. Single use high density
residential uses should not be encouraged. The preferred development should comprise
higher density, multi-level buildings, where upper floor uses support ground/lower floor
uses (up to and where appropriate above 3 storeys). Development should be focused
around the Njoli Street and Daku Street busy public transport route on the one side and
pedestrian friendly streets with emphasis on maintaining a clear definition of public vs.
private realms, on the other. It shall promote horizontal and vertical mix of uses along the
main public transport routes as well as contiguous buildings and attractive frontages to
replace the current detached and ad hoc urban form of one house per site.
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
11.2.2.3 D EVELOPMENT P ARAMETERS
Within the short term the intension of this zone will be to increase the permitted density
to accommodate residents in backyard shacks and members of the extended family system
already living on properties along the corridor. These higher densities will support
businesses and public transport facilities along the corridor.
Metro -Corridor Development parameters
Zoning:
Special Purposes (Mixed Use Retail, Commercial,
Residential), comprising a commercial strip fronting onto
the BRT Routes and other main roads with back portions
and/or land above street level being used for residential
purposes.
FSI
A maximum of 2.0 or higher where the detailed precinct
planning has found it desirable.
Coverage:
100% for business/mixed use with residential; 75% for
residential only
Height:
At most 3 storeys or higher where the detailed precinct
planning has found it desirable.
Building
Lines:
Street – 1m
The zone will be characterized by:


Predominantly residential development, preferably multi-storey and attached
housing.
Supported by business uses will constitute a small proportion of uses in this zone
and attempts should be made to provide business in Zone B before this can be
extended to Zone C. business in Zone C will consist largely of spaza shops that
occupy one-third or less of the total floor of the house, and not to exceed 25m 2 30m2 in gross floor area.
Back – Nil
Side - Nil
Permitted
Uses:
Business, Offices, Residential, Medical and Pharmaceutical
Buildings, Hardware Stores, Fast Food Outlets, Convenience,
Retail, Entertainment and Restaurants, Hotels, Guest
Houses, Service Stations, Car Show Rooms, SMME
Workshops, Informal Trading, etc., General Residential
Buildings, Townhouses, Flats, etc. and community facilities
Consent
Uses:
Shebeens and Taverns, Service Trades, light and service
industries, Informal Trading
11.2.3 NEIGHBOURHOOD CORRIDOR
11.2.3.1 P OLICY G UIDELINES
These guidelines will apply to properties within the Neighbourhood Corridor Boundary
(Aligned with public transport routes which support the BRT Routes). The boundary
reflected on the plan is merely indicative and detailed precinct planning will need to be
undertaken to delineate the most appropriate properties for application of the guidelines.
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
11.2.3.2 R ESIDENTIAL FOCUS
Permitted Uses:
Business, Offices, Residential, Medical and
Pharmaceutical Buildings, Hardware Stores, Fast Food
Outlets, Convenience, Retail, Entertainment and
Restaurants, Hotels, Guest Houses, Service Stations, Car
Show Rooms, SMME Workshops, Informal Trading, etc.,
General Residential Buildings, Townhouses, Flats, etc.
Consent Uses:
Shebeens and Taverns, Service Trades
The policy principles are:







Increase in threshold population living closer to the public transport routes and
facilities along neighborhood corridors.
Protect existing residential enclaves against ad hoc encroachment by non-residential
uses that are not compatible with a residential location.
Retain and improve amenity value of the areas for residential use, reverse blight
associated with the ageing housing stock and create enclaves with high visual quality,
low noise levels, limited through traffic and high quality open spaces.
Promote in-situ upgrading of informal housing areas on developable land,
Develop and upgrade under-developed school sites, undeveloped open spaces and
undeveloped community facility sites.
The provision of social and community facilities needs to be prioritised in this area
The appropriate open space (recreation and sports fields) need to be provided.
11.2.3.2.1 D EVELOPMENT P ARAMETERS :
Neighbourhood Corridor Development Parameters
Zoning:
Special Purposes (Mixed Use Retail, Commercial,
Residential), comprising of business sites fronting public
Transport Routes and other main roads with back
portions and/or land above street level being used for
residential purposes and community facilities
FSI:
At most 1.5
Coverage:
100% for business/mixed use with residential; 75% for
residential only
Height:
At most 3 storeys
Building Lines:
Street – 1m
Back – Nil
Side - Nil
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IBHAYI LOCAL SPATIAL DEVELOPMENT FRAMEWORK 2015 - 2020
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