need and desirability of a proposed filling station at the … corner app… · · 2013-10-04need...

Need and Desirability of a Proposed Filling Station at the Corner of Furrow Road and Hendrik Potgieter Drive, Mogale City

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Need and Desirability of a

Proposed Filling Station

at the corner of

Furrow Road and Hendrik Potgieter Drive,

Mogale City

Compiled by: EcoPartners

May 2013


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Contents 1. REQUIREMENTS AND OBJECTIVES OF THIS REPORT ............................................................................. 3

2. BACKGROUND ....................................................................................................................................... 3

2.1. Demographics of Mogale City ............................................................................................................ 3

2.1. Current Transport Usage ............................................................................................................... 5

2.2. Planned Services ........................................................................................................................... 6

2.3. Site Visit......................................................................................................................................... 6

3. LOCATION .............................................................................................................................................. 6

3.1. Current Development ................................................................................................................... 7

3.1.1. Other Garages ....................................................................................................................... 7

3.1.2. Location of Competing Garages ............................................................................................ 9

3.2. Surrounding Development .......................................................................................................... 10

3.2.1. Retail and Office .................................................................................................................. 10

3.2.2. Major Roads ........................................................................................................................ 11

3.2.3. Additional Residential Development .................................................................................. 11

4. NEED AND DESIRABILITY ..................................................................................................................... 12

4.1. Need for an additional filling station .......................................................................................... 12

4.2.1. Impact on Surrounding Land Uses ........................................................................................... 17

4.2.2. Impact on employment ............................................................................................................. 17

5. CONCLUSION ....................................................................................................................................... 17


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1. REQUIREMENTS AND OBJECTIVES OF THIS REPORT During the application process an objection was raised by the owner of a filling station located 2400m

further from this site (more information to follow). EcoPartners agreed to review their objections on the

basis that there is possibly no need or desire for a filling station. It is important to note that the

objection, being raised by a competitor business, will also therefore consider the competitive effect.

This report is compiled as a desktop study with limited field visits. The field visits are done as verification

visits. Existing information in possession of EcoPartners will be drawn into this report.

2. BACKGROUND Friedcorp 344cc (‘Friedcorp’) intends building a filling station called the Casino Corner Filling Station,

located at the corner of Furrow Road and Hendrik Potgieter Drive, Mogale City. The applicant,

represented by Mr. R. Dubbini, is intending on building then managing a filling station with a carrying

capacity in excess of 30 000l of fuel (various grades of petrol and diesel) within storage tanks to be

concealed underground, as part of a tank farm on site. A small part of the site is currently used as a car-

wash.

As an additional development to the petrol forecourt, Friedcorp intends to establish an additional retail

facility linked to the filling station. This could take the form of a convenience store, bakery or franchise

food store. This type of mixed development is an accepted form of development of all filling stations in

South Africa. Other conveniences that could be included is for example an automated teller machine

(ATM) and a car wash.

The name of the filling station is partially derived from its close location in relation to the Silverstar

Casino, located 850m away.

2.1. Demographics of Mogale City In 2011, the population of Mogale City

was 362 422, the municipality is densely

populated with a population density of

270 people/km per km2. This is split

over 117 373 households that occur in

the municipality, 97% of these

households are situated in the urban

area and the other 3% is classified as

farm area.


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The income received by these households is approximately 15% which receive no income, whilst

another 43% receive an income below R3 200 a month. Seventeen percent of the households receive an

income of between R12 000 to R100 000 and only 1% of the households receives an income of over

R100 000 a month.

The unemployment rate of

the individuals between 15 to

65 years old is 25%. More

than 35% of the population of

Mogale City have an

individual income greater

than R19 000 a month.

Income of Individuals in Mogale City Municipality

In their demographic assessment of retail spaces for the west Rand, the developers of Cradlestone Mall

reported that the annual growth rate in this part of their study area was 13% over the period 2001 to

2009.


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Source: cradlestone.co.za

2.2. Current Transport Usage During the site visit the following was observed:

By far the largest use of transport is private vehicles linked to the residential areas around the

proposed site.

Motorcycles for private use is also used extensively in this area.

Truck traffic is particularly significant and travels from the quarry located 1.4km to the east at

Rietfontein 189IQ. This traffic radiates outwards as they take deliveries to customers of the

quarries along Hendrik Potgieter, the N14 and certain residential roads. This is most acute at the

residential units of Ruimsig Noord which is where the trucks pass along Willem Road. On the site

visit of the 21st May the trucks passing Ruimsig Noord (and so the Exel Garage located here on

the corner of Willem and Viljoen Roads) were measured at 28 haul trucks (8 axels or more) for a

15 minute period at 11h00 during the day. These trucks linked to the quarry can be considered

permanent traffic as they will continue to use this area. The trucks associated with the

residential expansion around Featherbrooke Estate are considered to be of a temporary nature

(and are smaller – rarely exceeding 6 axel haul trucks).

Other forms of transport were taxis. This is expected to increase as the Cradlestone Mall is

launched.


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Buses were not observed using any of the routes so this is not part of a recorded route. This

could change with the Cradlestone Mall development.

2.3. Planned Services The Casino Corner Filling Station planned as a 24/7/365 centre, available to the public irrespective of the

time of year. The Casino Corner Filling Station will incorporate:

24/7 Petrol (all grades) and diesel sales;

24/7 Convenience Store;

24/7 Take Away Service;

24/7 ATM with associated high level of surveillance and security.

24/7 Motor part sales; and

24/7 Rest room facilities.

It remains the design or architectural team to model whether services such as car wash and component

sales will be incorporated into the business.

2.4. Site Visit The area was visited on 19th May 2013 to assess location of competing fuel stations and distances to

competing fuel stations.

The area was visited again on 21st May 2013 to collect additional information about convenience

services that may be present and general levels of activity at the construction sites, around residential

parks and estates, at the Featherbrooke Estate Business Park and thoroughfares.

3. LOCATION The filling station is planned for development on a portion of Holding 34, Diswilmar Agricultural

Holdings. Its physical location will be at the intersection of Hendrik Potgieter Drive and Furrow Roads,

Mogale City. It is immediately north of Homes Haven, west of Pinehaven Township and east of Ruimsig

Country Estate. It is 600m away from the N14 inflection coming from Pretoria and heading to

Ventersdorp.


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3.2. Current Development The Casino Corner Filling Station property is located at the centre of a region experiencing mixed use

development. To the south of Casino Corner Filling Station will be the established residential estate of

Homes Haven. The Featherbrooke Estate is located 1 600m along Furrow Road and the only main exit

for those living in Featherbrooke Estate, Silver Valley Estate and the Featherbrooke Business Park is via

Furrow Road. Furrow Road and Falls Road are the natural exits from this area with Furrow Road being

controlled by a traffic light and therefore a safer exit.

North of Casino Corner Filling Station will be the Cradlestone Mall Development. That will exit into

Hendrik Potgieter Drive in the vicinity of Furrow Road.

3.2.1. Other Garages

Most of the other filling stations are located along Hendrik Potgieter Drive which acts as a development

corridor. The distances from the Casino Corner Filling Station site are reflected below:


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Sasol (N14 – Paardekraal intersection) located 0.8km to the north.

Excel Diswalmar Garage (Ruimsig North) located 1.3km to the south

Caltex (Doreen Road) located 3.2km to the south


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Engen (Allens’s Nek) located 10.4km to the south.

`

3.2.2. Location of Competing Garages

The two nearest garages to the Corner Stone Filling Station will be the Sasol Pinehaven and Exel

Diswilmar Service station.

The following information provides an assessment of garages around these two actual and one

planned garages. Garageswithin 3km are considered in the primary market and those in excess of

3km deemed to be within the secondary market.

Sasol Pinehaven Driving Distance

Casino Corner Filling Station 0.8km* Within 3km

Exel Diswalmar 2.3km

Caltex Drift Service Station 3.3km

Beyond 3km

Total – Robert Broom Drive 3.4km

Engen - Paardekraal 3.6km

Shell – Pick n Pay Noordheuwel 4.9km

Sasol – Aanwins AH 5.1km

Exel Diswalmar Driving Distance

Casino Corner Filling Station 1.3km* Within 3km

Sasol - Pinehaven 2.1km


Beyond 3km

Caltex – Doreen Road 3.3km

Caltex Drift Service Station 3.7km


Caltex - Roodekrans 4.4km

Engen – Ouklip Wilropark 4.9km


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Casino Corner Filling Station Driving Distance

Sasol Pinehaven 0.8km* Within 3km

Exel Diswalmar 1.3km

Caltex – Drift Service Station 3.2km

Beyond 3km


Engen - Paardekraal 4.1km


Caltex – Doreen Road 4.5km

* The blanking off of Hendrik Potgieter Drive will increase driving distance from 0.8km to 2.1km

3.3. Surrounding Development

3.3.1. Retail and Office

120m to the west is the major development of Cradlestone Mall (it was originally planned to be named

the Heritage Mall). The Cradlestone

Mall is reported by its developers,

to be a 75 000m² regional shopping

centre. It is earmarked for opening

in Q3 , 2013 and have parking for 3

500 cars.

This facility will lead to further

residential and business

development in the area. This has

been demonstrated with the

development of the Clearwater

Mall and the Silverstar Casino.

There will be a need for these

businesses and particularly residents, to find further conveniences close to where they live.

There is a shopping

centre being developed

at the corner of Furrow

and Falls Road. This is

already built and being

prepared for tenants.


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3.3.2. Major Roads

An important development around the Cradlestone Mall is that the Pinehaven Interchange still needs to

be developed to improve access. Anecdotally it is speculated that to achieve this it will involve the

blanking off of Hendrik Potgieter Drive just before it reaches the N14 and instead directing traffic around

what is currently the back of Cradlestone Mall. This is better illustrated in the following image.

According to a report issued by the Featherbrooke

Estate Manager to its tenants, there will be a

widening of Furrow road is also being planned to

accommodate more traffic. This widening is to help

facilitate exiting the area and is already being

developed along an 80m stretch of road leading from

Furrow Road onto Hendrik Potgieter Drive. The

remainder of Furrow Road is too narrow for

further expansion.

3.3.3. Additional Residential Development

According to a report issued by the Featherbrooke Estate Manager to its tenants, there will be an

additional Featherbrooke

Retirement Village being

developed (called Featherbrooke

Hills Retirement Village). This is already in

development and earlier phases completely

sold.


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In addition to this, adjacent to Featherbrooke Estate is a new development in process called Thaba

Mogale. Other developments in process currently are the Silver Valley Estate, Conesa and Winglen.

4. NEED AND DESIRABILITY

4.2. Need for an additional filling station

The following factors support and oppose the need for the establishment of the Casino Corner Filling

Station. Those that oppose the need can be mitigated:


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Positive Impacts Negative Impacts Possible Mitigation

Aesthetics Fuel tanks will be buried so will have a limited impact on aesthetics and visually induced stress

The aesthetics could be impacted but will not detract in relation to the other large developments currently taking place and planned for this important interchange node.

The filling station will be seen as part of the urban development of the area and set off by other developments.

The livery of the fuel stations in South Africa are designed to be aesthetically well recognised and not out of the ordinary.

Competitive Impact Fuel users loyal to a particular brand can be serviced.

There will be a competitive effect on convenience store goods and partially regulated prices such as diesel.

There are 2 other filling stations (Sasol and Excel) within a 3km radius of the property. These businesses may not even experience a short term drop off in fuel sales due to the expansion of retail and office spaces in this immediate area;

Residents in Featherbrooke Estate reported that there are enough filling stations along Hendrik Potgieter Drive (5 along its length of 18.3km).

Convenience Travel time in the area is reduced for residents

Greater development, including residential, on the western side of Hendrik Potgieter Drive will definitely


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require additional conveniences in the immediate vicinity.

The addition of a new filling station will increase consumer choice in the immediate area. This includes 24/7 access to convenience items.

The incorporation of a convenience store as part of the business will add as an additional convenience to residents in the immediate area.

If traffic congestion is not increased substantially, then the centre will behave a positive impact on the quality of life of residents in the area.

Development The Mogale City region is experiencing growth in both the short and long term. Demand for fuel for business and residential use will therefore increase along with this.

Proximity to houses is perceived as a problem. The property is immediately bound by private residences on only one side.

The development of the Casino Corner Filling Station will act as a node around which further development can concentrate, particularly along the Hendrik Potgieter Corridor leading out of the West Rand, skirting Mogale City and onwards to the North West Province.

Land value will increase as developments make the area more attractive to live and work in.

Employment Short term, construction related employment of approximately 100

Permanent employment of approximately 15 people will follow.

Noise Filling Stations do not add to ambient noise levels when During construction noise could be a problem for This is of short duration.


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operating. residents living in the immediate area (possibly as far as Falls Road 200m away).

Pollution Dust pollution will be a problem, particularly during

construction. This is of short duration and can be dealt with using recognised dust suppression procedures.

Fuel tank farms could leak into the groundwater if ruptured.

Tanks are buried below surface and the excavation is lined with impermeable membranes for this event.

Security ATM and filling station security as mandated by the fuel company

Filling stations trade in cash and become targets for robberies

Security measures can be put in place.

The sense of safety filling up closer to home will appeal to many residents in the area who are fearful of travelling too far for refueling or to access ATM’s.

Traffic Local traffic will be reduced as residents are able to access a filling station closer to home.

There could be negative impacts due to traffic congestion and the associated noise of congestion

Road widening and flow through

During the construction phase pressure will be put onto the intersection of Furrow Road with Hendrik Potgieter Drive.

This is of short duration and will require proper access planning with the Developers.

Less people will be going to the only and closest filling station, relieving traffic flow at certain times to certain areas.

There remains the perception that filling stations add to traffic.

Traffic patterns do not change dramatically due to the addition of a filling station. This can be planned.


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This is located on the corner of two straight roads controlled by a traffic intersection. Speed will be limited and blind spots a low risk.

Any increase in traffic volumes due to the Filling Station will need to be matched with road widening.

Road widening is already taking place in Furrow Road.

Taxis will use the garage as an informal rank Access control will be enforced to ensure taxis cannot load and offload on the property.


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4.2. Desirability of the Proposed Development

The Casino Corner Filling Station will significantly improve the levels of convenience to residents

and businesses located in the area as well as in the proximity of the site.

4.2.1. Impact on Surrounding Land Uses

There is anticipated to be only a small impact on the wider value of properties in this area. Large

developments such as Cradlestone Mall, the blanking off of Hendrik Potgieter Drive before it reaches the

N14, the development of the Pinehaven Interchange and ongoing residential development will continue

to influence land values in the general and wider area.

Farming activities could abate further but this peri-urban region, particularly towards Muldersdrift, will

experience ongoing and upward pressure on demand for land. This demand will influence property

prices.

4.2.2. Impact on employment

The impact on employment measured at the Mogale City scale will be negligible. The employment

created will mostly be around construction of the site (about 100 opportunities for 3-6 month duration)

to permanent employment during operation (approximately 60 opportunities).

5. CONCLUSION The rapid development on the northern end of Hendrik Potgieter Drive will continue to see

developments taking place at a significant rate as the area expands. The addition of a single filling

station is insignificant to the Gross Geographic Product of the area but does represent an important

public convenience for the area. As the area is still being developed over at least the following 3-5 more

years the timing of this development is good and a positive impact can be derived.

The proposed Casino Corner Filling Station is a natural outflow of other developments taking place in

this area. It will therefore contribute to the urbanization of the Hendrik Potgieter Drive – N14 area which

is seeing various other forms of urban development.

need and desirability of a proposed filling station at the … corner app… · · 2013-10-04need...

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