muldersdrift precinct mogale city local municipality

DRAFT PRECINCT PLAN

30 September 2020

Muldersdrift Precinct

Mogale City Local Municipality

MULDERSDRIFT DRAFT PRECINCT PLAN

i

September 2020

Table of Contents

INTRODUCTION ..................................................................................... 4

THE MAGALIESBURG PRECINCT .................................................. 4

METHODOLOGY ........................................................................... 7

VISION AND OBJECTIVES ................................................................... 10

VISION STATEMENT ...................................................................... 10

DEVELOPMENT OBJECTIVES ...................................................... 10

BACKGROUND INFORMATION .......................................................... 12

MUNICIPAL CONTEXT ................................................................. 12

SPATIAL POLICY FRAMEWORKS ................................................. 13

MACRO-ECONOMIC PROFILE .................................................. 15

HOUSEHOLD PROFILE ................................................................. 17

POPULATION GROWTH .............................................................. 18

RESIDENTIAL MARKET POTENTIAL ............................................... 20

METHODOLOGY ................................................................. 20

POPULATION PROFILE ........................................................ 20

HOUSEHOLD INCOME ........................................................ 20

CUMULATIVE NET EFFECTIVE RESIDENTIAL DEMAND ....... 20

RESIDENTIAL DEVELOPMENT ...................................................... 23

DIFFERENT RESIDENTIAL TYPOLOGIES ................................ 23

INFORMAL SETTLEMENTS .................................................... 26

HUMAN SETTLEMENT PROJECTS......................................... 30

HOUSEHOLD DEMAND AND SUPPLY ........................................ 32

NON-RESIDENTIAL DEVELOPMENT ............................................ 33

ROAD NETWORK ......................................................................... 35

DEVELOPMENT CONCEPT.................................................................. 38

INTRODUCTION ........................................................................... 38

STRUCTURING ELEMENTS ............................................................ 38

ENVIRONMENTAL FACTORS ............................................... 38

DEVELOPMENT CORRIDOR ................................................ 40

ACTIVITY SPINES .................................................................. 42

NODES AND CONCENTRATIONS ...................................... 45

RESIDENTIAL TYPOLOGIES AND DENSITIES ........................ 46

WAY FORWARD .................................................................................. 49


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September 2020

List of Figures

Figure 1: MULDERSDRIFT SUB-REGION ........................................................ 5

Figure 2: MULDERSDRIFT PRECINCT BOUNDARY ........................................ 6

Figure 3: PROJECT PHASES .......................................................................... 8

Figure 4: MUNICIPAL CONTEXT ................................................................. 12

Figure 5: COMBINED MCLM AND CoJ MM SDFs .................................... 14

Figure 6: ECONOMIC SECTOR CONTRIBUTION SUBREGION .................. 15

Figure 7: SUB-REGION POPULATION GROWTH ........................................ 19

Figure 8: PRECINCT POPULATION GROWTH ............................................ 19

Figure 9: Net Effective Demand Equation .............................................. 20

Figure 10: HOUSING AFFORDABILITY RANGES ......................................... 22

Figure 11: RESIDENTIAL CHARACTER ........................................................ 24

Figure 12: DISTRIBUTION OF BUILT STRUCTURES ........................................ 25

Figure 13: INFORMAL SETTLEMENTS ........................................................... 26

Figure 14: EXISTING INFORMAL SETTLEMENTS ........................................... 29

Figure 15: EXISTING INFORMAL SETTLEMENTS ........................................... 31

Figure 16: NON-RESIDENTIAL FACILITIES.................................................... 34

Figure 17: ROAD NETWORK ....................................................................... 36

Figure 18: NATURAL FEATURES ................................................................... 39

Figure 19: N14 DEVELOPMENT CORRIDOR .............................................. 40

Figure 20: ACCESSIBILITY SPINES ALONG THE N14 ................................... 41

Figure 22: PROPOSED ACTIVITY SPINES .................................................... 43

Figure 23: RATIONALISED ACTIVITY SPINES ............................................... 44

Figure 24: NODES AND CONCENTRATIONS ............................................. 45

Figure 25: RESIDENTIAL TYPOLOGIES AND DENSITIES .............................. 46

List of Tables

Table 1: MULDERSDRIFT SUB REGION POPULATION AND HOUSEHOLD

FIGURES ....................................................................................................... 18

Table 2: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD

FIGURES ....................................................................................................... 18


GROWTH ..................................................................................................... 18

Table 4: CUMULATIVE NET EFFECTIVE DEMAND – BONDED ................... 21

Table 5: CUMULATIVE NET EFFECTIVE DEMAND – RENTAL ...................... 21

Table 6: SUBSIDISED HOUSING PROJECTS ................................................ 30

Table 7: PROPOSED HOUSING PROJECTS ................................................ 30

Table 8: DEMAND VS SUPPLY .................................................................... 32


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September 2020


4

September 2020

INTRODUCTION

This document contains the first draft Precinct Plan for the

Muldersdrift Precinct in the Mogale City Local Municipality.

The Precinct Plan was commissioned by the Department of

Agriculture, Land Reform and Rural Development on behalf of

the Municipality.

THE MAGALIESBURG PRECINCT

The Muldersdrift Precinct is 7 727ha in extent. It is centred on

the area between the municipal boundary and the CoH

WHS. It is home to major developments such as the

Cradlestone Mall, Avianto Estate, Misty Hills Conference

Centre and the Greengate Business Park.

Detailed designed will be developed for the Precinct but

reference will be made throughout the document to the

Subregion, which is the area of influence.


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September 2020

Figure 1: MULDERSDRIFT SUB-REGION


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September 2020

Figure 2: MULDERSDRIFT PRECINCT BOUNDARY


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September 2020

METHODOLOGY

This section contains the methodology for drafting the

Precinct Plan. This report contains Phase 3: draft Precinct

Plan. It follows on the Situational Analysis and Synthesis and

it precedes the Implementation Plan. The detail Situational

Analysis and Synthesis is contained in a separate document

and its findings will be summarised in this document.

During this phase a spatial concept will be developed for the

Precinct. The findings of the situational analysis, and the

vision and objectives will be used as guiding mechanisms in

developing the spatial concept.

The concept consists of a spatial structure including:

▪ Open space network (including waterbodies, green

open spaces and man-made public urban spaces)

and definition of the general character of different

types of open spaces (e.g. natural areas, parks,

squares, streets, boulevards, etc.)

▪ Movement network (including road network, railway

network, major public transport routes and facilities,

spatial requirements for pedestrian and other non-

motorised transport) and definition of the hierarchy

(categorisation) and general character of different

types of roads, public transport routes and facilities,

as well as non-motorised transport routes

▪ Land use patterns, including activity nodes and

corridors (spines) and alternative economic uses of

land

▪ Housing typologies, densities, and delivery options

▪ Network of special (i.e. symbolic or landmark)

spaces, places, and features

▪ Provision of social facilities

▪ Definition of areas with different overall built form

requirements in terms of ‘development grain’,

building density and building height

▪ Designation of areas for densification and/or infill

▪ Designation of areas for regeneration

▪ Protection and promotion of productive activities

within the precinct and associated regional

landscape values within the precinct


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September 2020

Figure 3: PROJECT PHASES


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September 2020


10

September 2020

VISION AND OBJECTIVES

VISION STATEMENT

An economically vibrant and socially equitable precinct

focused on the N14 development corridor.

DEVELOPMENT OBJECTIVES

▪ To extract the maximum benefit from the N14

Development Corridor and the Lanseria area of

influence for economic growth and job creation.

▪ To structure rapid settlement growth into a functional

urban form that provides equitable access to services

and facilities and supports public transport.

▪ To provide for a range of housing typologies and

densities in line with levels of accessibility and

environmental carrying capacity.

▪ To balance the divergent needs of urban

development pressure, environmental protection,

poverty and housing need.


11

September 2020


12

September 2020

BACKGROUND INFORMATION

MUNICIPAL CONTEXT

The Muldersdrift Precinct is situated in the eastern extent of

Mogale City Local Municipality, flanking the north western

boundary of the City of Johannesburg in the region of

Cosmo City/ Randburg/ Ruimsig. These areas exert

significant development pressure on the Muldersdrift area,

which in essence functions as the urban-rural fringe of

Johannesburg.

To the north-west it is linked to the City of Tshwane via the

N14 which is increasingly taking on the character of a

development corridor, specifically with the locality of

Lanseria airport on the boundaries of the municipalities of

Johannesburg, Tshwane and Mogale City.

It is within 5km of the Krugersdorp CBD to the south.

The Cradle of Humankind World Heritage Site (CoH WHS) is

located to the north and north west of the Precinct.

Figure 4: MUNICIPAL CONTEXT


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September 2020

SPATIAL POLICY FRAMEWORKS

The West Rand District Spatial Development Framework,

2020 identifies three secondary nodes in the Muldersdrift

Precinct:

▪ The future Lanseria-Nooitgedacht-Cosmo City

node towards the north at the intersection

between route Malibongwe Drive and the N14

freeway which is earmarked to become a future

metropolitan activity node comprising more than

33 000 residential units in the context of the City of

Joburg

▪ Muldersdrift in the central part of the N14 corridor

in the vicinity of the Beyers Naude Drive

intersection

▪ Silver Star-Cradle Mall node at the intersection

between route Hendrik Potgieter Drive and N14

In terms of the Mogale City Spatial Development

Framework, 2019, the Muldersdrift Precinct is affected as

follows:

▪ The N14 north of its intersection with Hendrik

Potgieter Road is defined as a Development

Corridor

▪ The N14 to the west of its intersection with Hendrik

Potgieter Road is defined as a tourism corridor.

▪ A secondary node is proposed at the intersection

of the N14 and Hendrik Potgieter Road (at the

Cradlestone shopping centre) and at the

intersection of the N14 and the R114 (the Drift

node).

▪ The area to the north of the N14 is mostly

designated as a Rural development Zone and a

small section as a mixed-use development zone

▪ The entire area to the south of the N14 is

designated as a mixed-use development area.

▪ Just outside of the north-eastern corner in the City

of Johannesburg is the Lanseria Special

Development Zone and its area of influence falls

into this portion of the precinct.

The City of Johannesburg SDF proposes the

following:

▪ Cosmo City and Zandspruit as Deprivation

areas with development proposed densities

of a minimum of 60 du/ha

▪ The Urban Nodal Areas (Randburg) with a

minimum density of 80du/ha

▪ The remainder of the area is designated as a

consolidation zone with a density of 20 –

50du/ha.

▪ An industrial area is located along Beyers

Naude Drive and along Malibongwe Drive

along which the node of Randburg is also

located.


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September 2020

Figure 5: COMBINED MCLM AND CoJ MM SDFs


15

September 2020

MACRO-ECONOMIC PROFILE

The following are the salient points emanating from the

socio-economic and market study for the sub-region:

▪ The local economy experienced a positive economic

growth with a 0.28% increase from 2017 to 2018 and a

0.27% increase from 2018 to 2019.

▪ Economic sectors that performed well in 2019 includes

Wholesale and retail trade with 3.64% growth,

Transport, storage and communication with 4.35%

growth, Finance, insurance, real estate and business

service with 4.98% growth and General Government +

Community, social and personal services with 1.45%.

▪ Economic sectors that have shown economic decline

includes: Agriculture (-7.25%), Mining and quarrying (-

9.47%), Manufacturing (-1.84%) and Electricity, gas

and water with a decline of 4.82% in 2019.

▪ The Finance, insurance, real estate and business

services sector makes the largest contribution of

43.45%, followed by the Manufacturing contributing

22.61%. Wholesale and retail trade, catering and

accommodation contributes 8.89% to the economy

followed by the General Government and

Community, social and personal services sector,

making a contribution of 8.41%.

1 Source: CSIR, Data provided by Quantec on Local Municipal disseminate to

mesozone level with Dasymetric map, 2020

Figure 6: ECONOMIC SECTOR CONTRIBUTION SUBREGION1

From the economic spatial contribution below, there is a

clear indication where each economic sector is

concentrated.

4,46% 3,41%

22,61%

1,15%

8,89% 7,62%

43,45%

8,41%

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5,00%

10,00%

15,00%

20,00%

25,00%

30,00%

35,00%

40,00%

45,00%

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September 2020

Agriculture Forestry and Fisheries Mining and Quarrying Manufacturing

Wholesale and Retail Trade, Catering and

Accommodation

Finance, insurance, real estate, and business

services

General Government + Community, Social

and Personal Services


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September 2020

HOUSEHOLD PROFILE

▪ The majority of the Precinct (38.65%) fall within the low-

income band.

▪ There is a relatively high percentage in the Precinct

(13.85%) that earn no income.

▪ The largest portion of the population for the precinct

(32.62%) has some secondary education.

▪ The second largest portion of the population for the

Precinct (28.52%) completed matric. In addition, a fairly

large portion of the Precinct’s population (22.89%)

completed a higher degree.

▪ In the Precinct 50.95% of the population aged between

5 – 24 are attending ordinary school.

▪ The Precinct has an employment rate of 66.76%, with an

unemployment rate of 11.91%.

▪ The largest portion of the population within the Precinct

(40.98%) is skilled. With 28.83% in the Precinct classified

as low-skilled.

▪ The largest portion of the market area’s homes can be

classified rented, with 37.78% in the Sub Region and

36.65% in the Precinct.


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September 2020

POPULATION GROWTH

Approximately 39 665 people currently reside within the

Muldersdrift Sub Region, comprising of 14 806 households

with an average household size of 2.6 people per

household. These figures are expected to increase to 51

297 people and 19 722 households in the in the Sub

Region by the year 2035.

28 765 people currently reside within the Muldersdrift

Precinct, comprising of 10 094 households with an

average household size of 2.8 people per household.

These figures are expected to increase to 37 200 people

and 13 445 households in the Precinct by the year 2035.

Table 1: MULDERSDRIFT SUB REGION POPULATION AND HOUSEHOLD

FIGURES2

Muldersdrift Sub

Region 2020 2021 2022 2025 2030 2035

Population 39 665 40 351 41 049 43 215 47 083 51 297

Household 14 806 15 092 15 383 16 291 17 924 19 722

2 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections



FIGURES3

Muldersdrift

Precinct 2020 2021 2022 2025 2030 2035

Population 28 765 29 262 29 768 31 339 34 144 37 200

Household 10 094 10 289 10 487 11 106 12 220 13 445

Population annual growth rate is 1.73% and household annual

growth rate is 1.93%, an indication of more individuals entering

the precinct rather than households. The population and

household profiles are based on data from the Census 2011

and Quantec. The population growth projections are based

on a five-year historic growth rate of 1.73% per annum and a

household growth rate of 1.93% for the precinct. The growth

rates were applied to the population and household figures to

project the future population growth utilising 2011 as the base

year.


GROWTH4

201

2

201

3

201

4

201

5

201

6

201

7

201

8

201

9

5-Year

Average

Population (%

Growth)

1,8

5%

2,2

0%

2,0

1%

1,9

1%

1,3

8%

1,9

0%

1,8

5%

1,6

1% 1,73%

Households (%

Growth)

2,1

2%

2,4

6%

2,2

6%

2,1

5%

1,6

0%

2,0

9%

2,0

3%

1,7

8% 1,93%



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September 2020

Figure 7: SUB-REGION POPULATION GROWTH

Figure 8: PRECINCT POPULATION GROWTH

39 665 40 351 41 04943 215

47 083

51 297

14 806 15 092 15 383 16 29117 924

19 722

0

10 000

20 000

30 000

40 000

50 000

60 000

2020 2021 2022 2025 2030 2035

Population Household

Linear (Population) Linear (Household)

28 765 29 262 29 76831 339

34 144

37 200

10 094 10 289 10 487 11 10612 220

13 445

0

5 000

10 000

15 000

20 000

25 000

30 000

35 000

40 000

2020 2021 2022 2025 2030 2035

Population Household

Linear (Population) Linear (Household)


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September 2020

RESIDENTIAL MARKET POTENTIAL

The purpose of this sub-section is to illustrate the market

potential analysis for the proposed residential

development. The gap for development in the market

area is calculated using the Net Effective Demand (NED).

The NED indicates the potential of the local market to

support additional development within its boundaries.

Figure 9: Net Effective Demand Equation

The demand model for the proposed development uses

projections in population, the number of households, and

income distribution trends to provide a quantitative

indication of demand. The market demand assessment

considers the following important demand drivers:

▪ Growth in the number of households

▪ Household income

▪ Residential affordability

METHODOLOGY An equilibrium demand modelling technique is used,

which assumes that the demand for bonded and rental

housing in the market area is null in the base year (2019)

as the local population is fully served in terms of bonded

and rental accommodation. Although it is known that

the population is not fully served at the base year, the

equilibrium model enables the calculation of the starting

point for the demand generation due to the

immeasurable supply and the large market area. For this

study, 2019 is used as the base year, which enables the

determination of the bonded and rental housing

demand for 2020 onwards.

POPULATION PROFILE The population profile presents the household and

population size within the delineated market area.

These figures were used as a basis for the equilibrium

demand model. Annual population and household

growth were calculated based on the five-year

average.

HOUSEHOLD INCOME This subsection provides a breakdown of the annual

household income of households located in both the

Sub Region and Precinct areas. Based on the annual

household income figures and population features,

housing affordability ranges were calculated for both

rental and bonded housing to inform the level of

affordability between the various income groups within

the market area.

CUMULATIVE NET EFFECTIVE RESIDENTIAL

DEMAND The cumulative net effective residential demand is 4 420

units in total. Table 4 and Table 5 indicate the

breakdown of the demand.


21

September 2020

The cumulative net effective demand for bonded housing

within the Sub Region:

Table 4: CUMULATIVE NET EFFECTIVE DEMAND – BONDED

YEAR Subsidised FLISP Affordable

Housing

Middle

Income

High

Income Total

2020 338 137 38 71 53 637

2021 388 158 44 82 60 731

2022 438 178 49 92 68 827

2023 490 199 55 103 76 924

2024 543 221 61 114 85 1024

2025 597 243 67 126 93 1125

2026 651 265 73 137 101 1229

2027 707 288 80 149 110 1334

2028 764 311 86 161 119 1441

2029 822 334 93 173 128 1551

2030 881 359 99 186 137 1662

2031 942 383 106 198 147 1 776

2032 1 003 408 113 211 156 1 892

2033 1 066 433 120 224 166 2 010

2034 1 129 459 127 238 176 2 130

2035 1 195 486 135 252 186 2 253

The cumulative net effective demand for the rental housing

within the Sub Region.

Table 5: CUMULATIVE NET EFFECTIVE DEMAND – RENTAL

YEAR CRU

Social Housing Primary Market

Social Housing

Secondary Market

Affordable

Housing

Middle Income

High Income

Total

2020 113 184 86 54 101 75 613

2021 130 211 99 62 116 85 703

2022 147 239 112 70 131 97 795

2023 165 267 125 78 146 108 889

2024 182 295 139 87 162 120 985

2025 200 325 153 95 178 132 1 082

2026 219 354 167 104 194 144 1 182

2027 237 385 181 113 211 156 1 283

2028 257 416 196 122 228 168 1 386

2029 276 447 210 131 245 181 1 491

2030 296 479 226 141 263 194 1 598

2031 316 512 241 150 281 208 1 708

2032 337 546 257 160 299 221 1 819

2033 358 580 273 170 318 235 1 933

2034 379 614 289 180 337 249 2 049

2035 401 650 306 191 356 263 2 167


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September 2020

Figure 10: HOUSING AFFORDABILITY RANGES


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September 2020

RESIDENTIAL DEVELOPMENT

DIFFERENT RESIDENTIAL TYPOLOGIES Residential development in the Precinct differs in

character. The bulk of the Precinct is still agricultural in

nature.

Security estates dominate the N14/ Hendrik Potgieter

intersection and is growing at a rapid rate around the

Cradlestone Mall. 340ha of the Precinct is already used

for this type of development. It links in function and

typology more to the adjacent area of Ruimsig in

Johannesburg than to the surrounding character of the

Precinct.

Some of the properties along Hendrik Potgieter and the

southern portion of the N14 are still agricultural holdings.

These comprise 240ha of the Precinct. The agricultural

holdings are rapidly changing to commercial and

residential use.

There are a large number of informal settlements spread

out over the entire precinct.


24

September 2020

Figure 11: RESIDENTIAL CHARACTER


25

September 2020

Figure 12: DISTRIBUTION OF BUILT STRUCTURES


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September 2020

INFORMAL SETTLEMENTS The following informal settlements have been compiled

from the District Informal Settlement Status – Covid

Interventions, which is the most comprehensive and up

to date information available.

There are 24 informal settlements within and directly

surrounding the Precinct. These range in size from less

than 20 to more than a 1 000 units. The settlements are

distributed throughout the precinct with some clustering

around main roads. Most of the settlements have to be

relocated because some are located within the CoH

WHS or are too isolated and small to functionally form

part of the urban structure. There is a dire need not only

to provide housing but also to create a functional urban

form, where informal settlements can be integrated in

the urban structure and functioning.

With regards to upgrading and resettlement, the

settlements fall in the following categories:

▪ Category A: Full Upgrading consisting of full

services, top structures, and formal tenure where

appropriate, affordable, and viable

▪ Category B1: Interim basic services for Informal

settlements which are viable and appropriate for

formalisation, but not imminent

▪ Category B2: Providing emergency basic services

for settlements where long-term formalisation is not

viable and/or appropriate, but relocation is not

urgent or possible

▪ Category C: Relocation of informal settlements

due to urgent health or safety threats which

cannot be mitigated, and relocation sites are

readily available

Figure 13: INFORMAL SETTLEMENTS

Settlement Locality Property Description Category Nr of Households

Portion 38 Nooitgedacht 534 North of N14 Pnt 38 of Nooitgedacht 534-

JQ C - imminent

relocation 55

Ptn 42/RE Nooitgedacht 534

IQ

South of N14 along

Nooitgedacht Rd

R/ Pnt 42 of Nooitgedacht

534 -IQ C - imminent

relocation 25

Nooitgedacht 534 IQ Portion

89

West of Zandspruit Portion 89 of Nooitgedacht

534-JQ A - upgrading 232

Portion 81 Rietfontein 189 IQ North of N14 and east of Beyers

Naude Dr

Pnt 81 of Rietfontein 189-IQ B1 – long tern

upgrading 150


27

September 2020


Portion 44 Rietfontein North of N14 and east of Beyers

Naude Dr

Pnt 44 of Rietfontein 189-IQ C - imminent

relocation 70

Portion 4 Rietfontein 189 IQ South of N14 and east of Beyers

Naude Dr


relocation 112

Rietfontein Plot 83 and 90) South of N14 and east of Beyers

Naude Dr

Pnt 83 and 90 of Rietfontein

189-IQ B1 – long tern

upgrading 1 850

Plot 78 Ethembalethu West of Beyers Naude Dr and

north of N14

Pnt 78 of Driefontein 179-IQ B2 – long term

relocation 35

Plot 62 Driefontein (Sekolong) West of Beyers Naude (M5) Dr

and north west of N14

Pnt 62 of Driefontein 179-IQ C - imminent

relocation 18

Rietfontein Plot 195 South of N14 and west of

Beyers Naude Dr


relocation 24

Plot 77 Rietvlei South of N14 and west of

Beyers Naude Dr

Pnt 77 of Rietvallei 180-IQ C - imminent

relocation 48

Plot 71 and 72 Driefontein

(Avianto)

West of Beyers Naude Dr and

north west of N14. Along

Driefontein Rd

Pnt 71 and 72 of Driefontein

179-IQ C - imminent

relocation 16

Rietfontein Plot 140 South of N14 and west of

Beyers Naude Dr


relocation 90

Plot 45 Rietvlei East of N14 Pnt 45 of Rietvallei 180-IQ C - imminent

relocation 25

Plot 79 Rietvlei East of N14 Pnt 79 of Rietvallei 180-IQ A - upgrading 93

Plot 34 Rietvlei East of the N14 Pnt 34 of Rietvallei 180-IQ C - imminent

relocation 35

Plot 8 Van Wyk Restant East of the N14 Pnt 8 of Van Wyks Restant

182-IQ C - imminent

relocation 34

Plot 33 Van Wyk Restant East of the N14 Pnt 33 of Van Wyks Restant

182-IQ C - imminent

relocation 20

Steynsvlei 41 North of the N14 Holding 41 of Steynsvlei AH C - imminent

relocation 20

Steynsvlei 24 North of the N14 Holding 24 of Steynsvlei AH C - imminent

relocation 40


28

September 2020


Plot 63 Rietvlei East of the N14 Pnt 63 of Rietvallei 180-IQ C - imminent

relocation 43

Van Wyk's Restant 182 East of the N14 Re/ Van Wyks Restant 182-

IQ C - imminent

relocation 50

Portion 1 Ruimsig North of Beyers Naude Dr Erf 1 of Arena C - imminent

relocation 1 050

Plot 11 Honingklip North of the N14 Ptn 11 of Honingklip 178-IQ A - upgrading 15

4 150


29

September 2020

Figure 14: EXISTING INFORMAL SETTLEMENTS


30

September 2020

HUMAN SETTLEMENT PROJECTS Three subsidised housing projects have been completed. These are:

Table 6: SUBSIDISED HOUSING PROJECTS

Name Date of GP Proclaimed Estimate number of units Area

Dr Nthato Motlana 2015 2018 260 22 ha

Ethembalethu 2009

160 10.5 ha

Riefontein Village 2007 2017 213 30.9 ha

TOTAL

633 63.4ha

The following two housing projects are in different stages of implementation:

Table 7: PROPOSED HOUSING PROJECTS

Project Name Property Description Residential Typology Other facilities

Refentse Township (Mogale Ext 16)

Portions 89, 90, 205, 206 and 370 Nooitgedacht 504-JQ

▪ 1 926 Res 1

▪ Res 4 (64 - 80du/ha)

▪ 3 Res 4 (500 du/ha)

▪ 2 Business 1 erven,

▪ 4 educational erven

▪ 2 Business 3 erven

▪ 5 institutional erven

▪ 4 POS

▪ 3 municipal erven

Honingklip Township Part of portion 11 Honingklip 178-IQ

218 Res 1 erven

TOTAL


31

September 2020

Figure 15: EXISTING INFORMAL SETTLEMENTS


32

September 2020

HOUSEHOLD DEMAND AND SUPPLY

According to the socio-economic study, there are

currently 10 094 households in the precinct. This is

projected to grow to 13 445 households by the year 2035

based on population growth trends over the past five

years. There are 14 806 households in the subregion

projected to grow to 19 722 in 2035.

The cumulative net effective demand (NED) for housing

is projected to grow by 4 420 households for the

subregion.

There are currently approximately 4 150 households that

are residing in informal settlements in the subregion that

need to be accommodated.

The second most common dwelling typology is an

informal dwelling in a backyard, consisting of 14.48% in

the Sub Region and 21.14% in the Precinct (based on

census 2011). This accounts for some 3 100 units in the

subregion.

Table 8: DEMAND VS SUPPLY

DEMAND Nr of

households SUPPLY Nr of erven

Housing study – NED sub-region

2035 4 420

Refentse Township (Mogale Ext 16)

Informal settlements

4 150 Honingklip Township

218

Backyard units

(sub-region) 2020

3 100

TOTAL 11 670 TOTAL


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September 2020

NON-RESIDENTIAL DEVELOPMENT

Being on the rural-urban fringe, a wide variety of different

non-residential uses are spread throughout the Precinct.

Retail development is specifically focused on the N14/

Hendrik Potgieter intersection with the Cradlestone Mall

creating the centre of the node. There is a

concentration of particularly commercial development

at the intersection of Beyers Naude Drive, the R114 and

the N14. Smaller retail and commercial clusters are

located:

▪ along the R114 between the intersection with

Beyers Naude Drive and its intersection with the

N14

▪ along Beyers Naude Drive on the eastern border

of the Precinct

▪ along the western section of the N14

The importance of visibility, accessibility, and many users

on the locational choices of business is clear.

Tourism facilities are distributed over the entire Precinct.

The only concentration can be identified along the R114

to the north of the N14. This is one of the main routes to

the Cradle of Humankind.

Social facilities are sparse and widely distributed. Long

distances must be travelled to access these facilities.

There is also a shortage of facilities. This will increase with

the development of lifestyle estates and the conversion

of agricultural holdings into residential complexes. These

developments are of such a nature that each does not

warrant social facilities when considered on their own,

but their cumulative impact necessitates the provision of

a wide array of social facilities. The ideal is to cluster social

facilities together in an accessible node.

There is limited agricultural activity left in the Precinct.

There is a cluster of facilities along the western section of

the N14. These are not strictly agriculture in nature but

rather activities such as nurseries.

The main factors that inform the Precinct Plan with

regards to land use is the gravitation of commercial and

retail activities to main routes and intersections and

tourism towards the Cradle. The remainder of the

Precinct has different, sometimes conflicting and illegal

land uses, mixed together.


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September 2020

Figure 16: NON-RESIDENTIAL FACILITIES


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September 2020

ROAD NETWORK

The N14 dominates the Precinct. It connects to the City

of Tshwane and Lanseria airport in the north and to the

R28 in the south. In the east, it connects to Hendrik

Potgieter Drive and to the west it continues past the

Precinct boundary to Tarlton.

The north-south stretch of the N14 has been designated

as a Development Corridor and the east-west stretch as

a Tourism Corridor.

There are three important linkages to the City of

Johannesburg:

▪ Malibongwe Drive which runs next to Cosmo City

and links to Strydom Park and Randburg

▪ Beyers Naude Drive which passes Zandspruit and

connects to Laser Park and Honey Dew

▪ Hendrik Potgieter Drive which links to Ruimsig and

Roodepoort.

All these routes are freight routes and carry large

numbers of traffic. Development is naturally attracted

to these routes, leading to an increase in the traffic

which creates significant pedestrian-vehicular traffic.


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September 2020

Figure 17: ROAD NETWORK


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September 2020


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September 2020

DEVELOPMENT CONCEPT

INTRODUCTION

The design concept explains the logic behind the

proposals for the future development of the Precinct.

STRUCTURING ELEMENTS

The structuring elements consist of environmental factors,

residential development, land use concentrations,

development zones and corridor and nodal

development.

ENVIRONMENTAL FACTORS The Precinct is relatively flat, except for the Roodepoort

Ridge which defines its southern border. The Crocodile

River that passes through the middle of the Precinct in a

north-south direction. It is classified as endangered.

The area to the west of the N14 and to the south and

north of the western leg of the N14 falls within the

Magaliesberg Biosphere and the Cradle of Humankind

World Heritage Site Buffer Zone 4 (Visual).

Environmentally sensitive and ecologically important

areas are focussed on the rivers and the ridges.

Development in the north-western portion of the site is

thus not ideally suited for development.


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September 2020

Figure 18: NATURAL FEATURES


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September 2020

DEVELOPMENT CORRIDOR N14 is identified as a development corridor in the MCLM

SDF, 2019.

It should act as a magnet along which commercial

development can be attracted to by its high levels of

visibility and accessibility.

The development corridor is defined as 1km wide on

each side of the N14.

The N14 links with Lanseria airport and the City of Tshwane

in the north. Lanseria is seen as a significant growth point

along the lines of an aerotropolis and its area of influence

affects the northern part of the Precinct.

For the purpose of this Precinct Plan the corridor it ends at

the intersection with Hendrik Potgieter Road where it

crosses the Roodepoort Ridge.

Figure 19: N14 DEVELOPMENT CORRIDOR


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September 2020

There are four intersections on this stretch of the N14 that

falls within the Precinct:

1) Malibongwe Drive: full interchange

2) Beyers Naude: full interchange

3) R114/ Drift Boulevard: left-in left-out underpass

4) Hendrik Potgieter: at grade intersection

These are spaced as follows: 8km - 3km – 3km

In order for a development corridor to function properly it

needs a mobility spines (the N14) and supporting

accessibility spines on the sides to provide access to

development. The R114 functions as an accessibility

spine to the north of Beyers Naude on the southern side

of the N14. To the north of Beters Naude Drive, Sunset

Drive provides an acitivity spine although it is not well

linked. There are no other accessibility spines along the

remainder of the N14 to support the development

corridor. These must to be developed if the development

corridor is to developed successfully.

The dimensions of the development corridor will be

tapered to match the alignment of the R114 and Sunset

Drive.

Figure 20: ACCESSIBILITY SPINES ALONG THE N14


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September 2020

ACTIVITY SPINES The Precinct will be structured through the use of activity

spines. Activity spines are accessibility routes with lined

with mixed uses and high densities. Existing and

proposed roads are used to create a loose grid.

The R114 is already functioning as an activity spine and

fulfil an important role as support accessibility spine for

the N14. It is proposed that this route becomes an

activity spine from its northern intersection with

Malibongwe Drive to its southern intersection with the

N14. It would be ideal if this link could be linked to

Hendrik Potgieter Drive in the south. It will have the

character of a retail mixed use spine.

The three important linkages to Johannesburg:

Malibongwe Drive, Beyers Naude Drive and Hendrik

Potgieter Drive form important connectors that are

surrounded by mixed land uses, exhibiting the

characteristics of activity spines. These should be

strengthened. Marina Street also plays an important

role in this regard.

The proposed K56 has the potential to develop as an

activity spine in future thereby connecting the three

main routes to Johannesburg.

Given their current and proposed characteristics

Malibongwe and Beyers Naude Drives are proposed

commercial mixed-use spines and Marina Drive and the

proposed K56 as residential mixed use activity spines.

It would be ideal to have an activity spine to the north

of the N14 and an extension of the R114 towards the

south on the side of the development corridor.

The eastern leg of N14 is designated as a Tourism

Corridor in the MCLM SDF, 2019. It links up with a network

of tourism corridors that connect Magaliesburg,

Hekpoort the Cradle of Humankind, Hartebeestpoort

Dam and Rustenburg. It currently does not have the

character of a tourism corridor in this area with vehicle

related land uses and few tourism offerings. Its

character is that of a mixed-use spine at least to the

western edge of the Precinct. A strategy needs to be

developed to create a tourism character along this

route. It is proposed that the first row of erven, be used

for tourism facilities. This ranges from 200m – 500m deep.

Due to its current mixed-use character, mixed land use

are also supported

The R114 gives access to the Cradle of Humankind

World Heritage Site and several of the tourism facilities in

the area. It also connects to the node, colloquially

known as the Drift node or the old Muldersdrift node

directly to the east of the N14. The heat map for land

uses, indicates that there is already a clustering of social

facilities at this node and along the R114 as it enters the

Cradle. It should thus be considered as a tourist spine

and included in the tourism network.


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September 2020

Figure 21: PROPOSED ACTIVITY SPINES


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September 2020

The ideal road network consisting of corridors and spines

must be adapted to align with natural features and

large land uses in order to be implementable. The

following amendments are necessary:

The access road to the north of the N14 cannot be an

activity spine but only an access road due to the natural

character of this area as well as its proximity to the

Cradle of Humankind and the Magaliesberg biosphere.

The R114 cannot be extended to the south of the

Crocodile River as the area is environmentally sensitive.

This means that the Development Corridor can only

develop on the western side of the N14 in this section.

The K56 can in all likelihood not link between Beyers

Naude and Hendrik Potgieter Drives due to

environmental sensitivities and quarrying.

Figure 22: RATIONALISED ACTIVITY SPINES


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September 2020

NODES AND CONCENTRATIONS Nodes are spaced through the Precinct at points of

highest accessibility to allow equal access to as many

residents as possible.

Nodes consist of a high concentration and intensity of

missed uses.

Four mixed-use nodes have been identified:

▪ The Cradlestone Mall node which is the most

prominent and developed node at the

intersection of the N14 and Hendrik Potgieter

Drive.

▪ The Drift node which stretches along the R114

from the Crocodile River in the south to the

Beyers Naude Intersection in the north.

▪ A node on the intersection of the R114 and

Marina Street.

▪ At the intersection of Malibongwe Drive and the

N14.

An industrial/commercial node has been identified at

Greengate along Beyers Naude Drive.

Figure 23: NODES AND CONCENTRATIONS


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September 2020

RESIDENTIAL TYPOLOGIES AND DENSITIES Residential development in this Precinct should in

general be high to accommodate the need for

housing, both within Mogale City and within the City of

Johannesburg, whilst protected the Cradle of

Humankind and Magaliesberg Biosphere. The following

densities are proposed:

▪ Within the mixed nodes and the mixed-use

corridors, the proposed density is 80 – 120 du/ha.

This will allow for densification of points of highest

access and the introduction of a viable public

transport network.

▪ Adjacent to the City of Johannesburg,

specifically adjacent to Marina Street between

the N14 and Beyers Naude Road, the proposed

density is 60 -80du/ha. This will be aligned with

the densities in Cosmos City and the proposed

densities in Zandspruit.

▪ The remainder of the Precinct south and east of

the N14 is earmarked for a density or 20 60du/ha.

This accommodates current development as

well as higher density development.

▪ All residential to the north and west of the N14

should be rural, i.e. not smaller than 1ha in extent.

Figure 24: RESIDENTIAL TYPOLOGIES AND DENSITIES


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September 2020


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September 2020


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September 2020

WAY FORWARD

After the approval of the development concept as

contained in the precinct plan, the implementation plan

will be drafted. This will include:

▪ Development of design guidelines

▪ Identification of and elaboration on strategic plans

and sector plans/ strategies

▪ Guidance for LUMS

▪ Incentives and evaluation and monitoring system

muldersdrift precinct mogale city local municipality

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