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PART 6: IMPLEMENTATION 2008

DISTRICT DEVELOPMENT POLICY : MANAGEMENT DISTRICT 2

Design Guidelines & Principles

The transportation guidelines at the end of this section should guide roads design, intersection upgrading and sidewalk development that might occur in the district.

Sidewalks and pathways should ensure the mobility of all users by accommodating the needs of people regardless of age or ability.

� The pedestrian network should provide continuous direct routes and convenient connections between destinations, including homes, schools, shopping areas, public services, recreational opportunities and transit area.

� Sidewalks, pathways and crossings should be designed so that people can easily find a direct route to a destination and delays are minimized.

� Pedestrian movement must take precedence on Oxford Road particularly in the vicinity of the Gautrain and BRT Stations.

� Good design should enhance the look and feel of the pedestrian environment. The pedestrian environment includes open spaces such as plazas, courtyards and squares, as well as the building façades that give shape to the space of the street. Amenities such as street furniture, banners, art, plantings and special paving, along with historical elements and cultural references, should promote a sense of place.

� Pedestrian improvements should be designed to achieve the maximum benefit for their cost, including initial cost and maintenance cost as well as reduced reliance on more expensive modes of transportation.

� Buildings of historical heritage significance should be protected in of the South African Heritage Act

Overlooking and the protection of privacy at interfaces between lower and higher intensity uses e.g. with the school east of Oxford, are important issues that should be dealt with .

The following principles must be considered:

1. Development should be sited and designed to acknowledge the privacy of abutting developments (see conceptual

sketch below).

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The areas where the principles are applicable include all areas where higher intensity uses abut lower intensity uses and

specifically the areas of development west of Jan Smuts Avenue, south of Rosebank Road and facing on Dunkeld, Oxford

Road facing Kingsmead College and south of Bolton Road as indicated on Figure 58 – Proposed Land Uses.

Landscaping should be functional and the objective of landscaping ought to be to:

� Mitigate noise and screen objectionable views

� Provide definition to dwelling unit entries and pedestrian pathways

� Promote safety, security and privacy

� Provide visual relief from blank exterior walls, building mass and bulk

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� Help retain the long-term value of property

� Provide children’s play areas for residential developments, especially where public open space is in short supply.

To ensure safety and security through design, the following needs to be taken into account:

� Promote the placement of windows on the façade of buildings to allow for surveillance from the building onto the street and other public spaces

� Property enclosures should be permeable to allow for visual surveillance onto and from the street

� Landscaping should not detract from lines of vision and hiding places should not be created

� Ensure appropriate lighting of common spaces such as the perimeter, pathways, and entrance halls.

Apart from the detailed transportation guidelines provided at the end of the section, the following is also important:

� The way must be sited so that cars entering the development will not hinder the vehicle movement in the public street

� Possibility for a further ‘mini-bus’ taxi rank within district 2 should be investigated

� Paved areas must not hamper the efficient management of storm water

� A minimum of one tree for three open parking bays to be planted

� Car parking facilities should not dominate the development or street frontage

� The focus should be on pedestrian movement and vehicle movement must be planned in such a way that pedestrian movement can occur unhindered.

Development Management

Height:

(Refer to Figure 60)

• The area (2A) defined by Cradock Avenue, Jellicoe Avenue, Rosebank Road and Jan Smuts Avenue (East & West of Jan Smuts between Rosebank & Chester) has a height of 4-6 storeys.

• The area (2B) defined by Jan Smuts Avenue, Bolton Road, Fourth Avenue, Cradock Avenue and Jellicoe Avenue has a height of 8-10 storeys.

• The area (2D) between Cradock, Rosebank, Jellicoe, Tottenham, and two erven north of Tyrwhitt has a height of 15-20 storeys.

• The rest of the area (2C) between Tyrwhitt, Oxford, Bolton, and Fourth has a height of 10-15 storeys.

The height of developments abutting Oxford Road and Bolton Road in area 2D and developments in areas 2B and 2C can be amended with consent by the CoJ if there is a clear indication that developments will comply as a minimum with the design principles in terms of pedestrian accessibility, pedestrian orientated activity at street level, a vertical mix of activity, support of the public transport initiatives on Oxford and that they will address issues of overlooking and privacy.

Density: • The area between Rosebank, Cradock, Jellicoe, East of Jan Smuts, and the part west of Jan Smuts between Eighth

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and Chester have a density of 70-90 du/ha.

• The area defined by Jellicoe, Cradock, Fourth, Bolton, Jan Smuts as well as the area defined by Baker, Oxford, Southern side of Glenhove and Tottenham has a density of 95-110 du/ha.

• Furthermore, the area between Tyrwhitt, Fourth, Bolton, and Oxford has a density of 100-120 du/ha.

• Lastly the area defined by Rosebank, Jellicoe, Tottenham, Tyrwhitt, and Cradock has a density of 120-250 du/ha.

Land Use:

(Refer to Figure 59)

• This district has a variety of land uses.

• High-density residential is proposed in the area defined by Rosebank, Keyes, Jellicoe, and Cradock, as well as the area to the west of Bath until Tyrwhitt.

• Furthermore, the area along Tyrwhitt between Keyes and Fourth is also for high-density residential use.

• Offices are proposed in the area defined by Rosebank, Keyes, Jan Smuts, and Chester west of Jan Smuts.

• The rest of the district is proposed for High Intensity mixed Use which is defined by Rosebank, Oxford, Bolton, Jan Smuts, Jellicoe, and Cradock with a mix of 70% non-residential and 30% residential as a guideline.

• The areas indicated for higher density ought to be protected from redevelopment into non-residential uses only, except where offices or retail activities are proposed at ground level.

Coverage: 50% for Residential and 70% for Commercial/Offices.

Coverage can be relaxed at the discretion and by consent of the CoJ if there is a clear indication that developments will comply as a minimum with the design principles in terms of pedestrian accessibility, pedestrian orientated activity at street level, a vertical mix of activity, support of the public transport initiatives and that they will issues of overlooking and privacy.

Building Lines/Set Backs: As per Scheme

Parking: As per Scheme

Landscaping: As per Scheme.

Urban Management: Elements Maintenance/Operational issues that, as a minimum, should be monitored and dealt with as part of the Region’s urban management function

Water and Sewer � Bulk capacities, reticulation capacities and condition of the infrastructure

Roads and sidewalks � Repair sidewalks and kerbing

� Road signs, names and markings as well as traffic signals

� Medians, shoulders, gutters and manhole covers

Electricity � Bulk capacities, reticulation capacities, condition of the

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infrastructure and street lights

Open space � Street furniture, flower beds, pruning, irrigation, pathways, playground equipment and grass areas and lawns

Waste management � Cleansing, collection of waste, control of illegal dumping and frequent routine collection

Illegal uses � Enforce policies and by-laws

Community involvement/facilities � Public services building maintenance

� Ensure viable operational levels

� Ensure safe and inviting environments

Safety � Ensure adequate and visible policing

� Implement design for safety guidelines

� Promote community policing

Dependencies

(What will influence the phasing and roll-out of development)

� Adequate infrastructure availability and condition as per City standards for:

� Water, sewer, electricity

� Roads and walkways

� Satisfactory level of urban management. A minimum level of service provision should at least be agreed upon between the region, MOEs or service providers and district stakeholders

� A detailed design and development plan ought to be completed for Oxford Road and the areas abutting directly on the road

� A detailed design and development plan should be completed for Tyrwhitt, from Seventh Avenue to Jameson Road

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MANAGEMENT DISTRICT 3

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This district is well located as it is just to the south of the Rosebank core area and the Gautrain Station. The area is also the location of one of the BRT Stations at

the Rutland intersection. This links the area directly with the rest of the BRT network.

Table 16: Management District 3

The Management District is defined by Glenhove, Sixth, Fourteenth, Ninth, Bristol, Saxonworld, Ashford, Branford, Wells, Jan Smuts, Chester, and Bolton. This district consists mainly of the southern side of the study area which has a variety of land uses, including home offices, show rooms and various densities of residential housing and offices.

DISTRICT DEVELOPMENT POLICY : MANAGEMENT DISTRICT 3

Design Guidelines & Principles

The transportation guidelines at the end of this section should guide roads design, intersection upgrading and sidewalk development that might occur in the district.

Sidewalks and pathways should ensure the mobility of all users by accommodating the needs of people regardless of age or ability.

� The pedestrian network should provide continuous direct routes and convenient connections between destinations, including homes, shopping areas, public services, recreational opportunities and transit.

� Sidewalks, pathways and crossings should be designed so that people can easily find a direct route to a destination and delays are minimized.

� Good design should enhance the look and feel of the pedestrian environment. The pedestrian environment includes open spaces such as plazas, courtyards and squares, as well as the building façades that give shape to the space of the street. Amenities such as street furniture, banners, art, plantings and special paving, along with historical elements and cultural references, should promote a sense of place.

� Pedestrian improvements should be designed to achieve the maximum benefit for their cost, including initial cost and maintenance cost as well as reduced reliance on more expensive modes of transportation.

� Buildings of historical heritage significance should be protected in of the South African Heritage Act.

Overlooking and the protection of privacy at interfaces between lower and higher intensity uses are important issues.

Development should be sited and designed to acknowledge the privacy of abutting developments (see conceptual sketch

below).

139


The areas where the principles are applicable includes all areas where higher intensity uses abut lower intensity uses and

specifically the areas of development east of Jan Smuts Avenue, south of Bolton Road, east and west of Oxford Road and

south of Glenhove Road as indicated on Figure 58 – Proposed Land Uses.

Landscaping should be functional and the objective of landscaping ought to be to:

� Mitigate noise and screen objectionable views

� Provide ease of access and define developments’ entrances and pedestrian ways

� Promote safety, security and privacy

� Provide visual relief from blank exterior walls, building mass and bulk

140


� Provide green spaces in high-intensity developments

� Provide children’s play areas for residential developments, especially where public open space is in short supply.

To ensure safety and security through design, the following needs to be taken into account:

� Promote the placement of windows on the façade of buildings to allow for surveillance from the building onto the street and other public spaces

� Perimeter fencing should be permeable to allow for visual surveillance onto and from the street

� Landscaping should not detract from lines of vision and hiding places should not be created

� Ensure appropriate lighting of common spaces such as the perimeter, pathways, and entrance halls

Apart from the detailed transportation guidelines provided at the end of the section, the following is also important:

� The entrance to a development must be designed and located so that cars will not hinder vehicle movement on the public street.

� Paved areas must promote the efficient management of storm water.

� A minimum of one tree for three open parking bays to be planted.

� Car parking facilities should not dominate the development or street frontage.

� Pedestrian movement and the effective interface between pedestrian movement and vehicle is a critical consideration in any given development.

Development Management

Height: The district has a diverse range of height, densities and proposed land uses and for this information, please refer to the Saxonworld and Parkwood Precinct Plan and/or to the RSDF for Region E.

Density: The district has a diverse range of height, densities and proposed land uses and for this information, please refer to the Saxonworld and Parkwood Precinct Plan and/or to the RSDF for Region??

Land Use: The district has a diverse range of height, densities and proposed land uses and for this information, please refer to the Saxonworld and Parkwood Precinct Plan and/or to the RSDF for Region??

Coverage: The district has a diverse range of height, densities and proposed land uses and for this, please refers to the Saxonworld and Parkwood Precinct Plan and/or to the RSDF for Region? (Coverage can be relaxed at the discretion of council.)

Building Lines/Set Backs: As per Scheme

Parking: As per Scheme

Landscaping: As per Scheme.

Urban Management: Elements Maintenance/Operational issues that, as a minimum, should be monitored

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and dealt with as part of the Region’s urban management function

Water and Sewer � Bulk capacities, reticulation capacities and condition of the infrastructure

Roads and sidewalks � Repair sidewalks and kerbing

� Road signs, names and markings as well as traffic signals

� Medians, shoulders, gutters and manhole covers

Electricity � Bulk capacities, reticulation capacities, condition of the infrastructure and street lights

Open space � Street furniture, flower beds, pruning, irrigation, pathways, playground equipment, grass areas and lawns

Waste management � Cleansing, collection of waste, control of illegal dumping and frequent routine collection

Illegal uses � Enforce policies and by-laws

Community involvement/facilities � Public services building maintenance

� Ensure viable operational levels

� Ensure safe and inviting environments

Safety � Ensure adequate and visible policing

� Implement design for safety guidelines

� Promote community policing

Dependencies

(What will influence the phasing and roll-out of development)

� Adequate infrastructure availability and condition as per City standards for:

o Water, sewer, electricity

o Roads and walkways

� Satisfactory level of urban management. A minimum level of service provision should at least be agreed upon between the region, MOEs or service providers and district stakeholders

part 6: implementation 2008 - sa citiessacitiesnetwork.co.za/wp-content/uploads/2014/08/... ·...

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