Precinct Plan for the Sedibeng Fresh Produce Market … Plan for the Sedibeng Fresh Produce Market Area. ... SWOT Analysis • Strengths and ... Road network. Sedibeng Fresh

Sedibeng Fresh Produce Market AreaSedibeng Fresh Produce Market Area

Precinct Plan for theSedibeng Fresh Produce Market Area


Stakeholder Meeting8 November 2013


Contents

• Planning Area

• Vision and Objectives

• Context

• Precinct Analysis

• Spatial Development Concept

• Precinct Design

• Implementation


Planning Area

Secondary Planning Area


Vision and Objectives



The planning area is envisaged as a highly accessible, The planning area is envisaged as a highly accessible, functional and landmark commercial/light industrial precinct functional and landmark commercial/light industrial precinct

at Vereeniging’s western entrance which makes use of and at Vereeniging’s western entrance which makes use of and

provides support for the important public transport (railway) provides support for the important public transport (railway) corridor along its northern edgecorridor along its northern edge..

Development Vision



•• enlargement enlargement of the Fresh Produce Market’s site in order to allow for its of the Fresh Produce Market’s site in order to allow for its expansion expansion and and renovation, as well as for the accommodation of subsidiary businesses (e.g. renovation, as well as for the accommodation of subsidiary businesses (e.g. wholesale);wholesale);

•• creation creation of sites suitable for new commercial and light industrial developments; of sites suitable for new commercial and light industrial developments;

•• improvement improvement of local accessibility and connectivity with the immediate of local accessibility and connectivity with the immediate surroundings surroundings (currently separated from the planning area by means of high order roads and railway (currently separated from the planning area by means of high order roads and railway lines);lines);

•• application application of at least some TOD principles in the vicinity of Leeuhof station in order to of at least some TOD principles in the vicinity of Leeuhof station in order to derive benefits from and, at the same time, to support the Johannesburg derive benefits from and, at the same time, to support the Johannesburg -- Vereeniging Vereeniging public transport (rail) corridor;public transport (rail) corridor;

•• improvement improvement of environmental quality and ambiance, particularly to ensure of environmental quality and ambiance, particularly to ensure --

�� safesafe, pleasant, interesting and comfortable pedestrian , pleasant, interesting and comfortable pedestrian environments; environments;

�� a a high quality, landmark or gateway development on this very prominent high quality, landmark or gateway development on this very prominent intersection;intersection;

•• proposing proposing a clear and appealing vision for the development of the precinct which will be a clear and appealing vision for the development of the precinct which will be able to entice the commitment and facilitate the cooperation of the three different tiers of able to entice the commitment and facilitate the cooperation of the three different tiers of government who own different portions of the precinct.government who own different portions of the precinct.

Objectives of the Precinct Plan


Context


Context

Regional Context


Context

Local Context


Context

Limited Local Accessibility


Context

Administrative and Political Context


Context

Emfuleni Spatial Development Framework 2017 - Land Use Management Zones


Context

Emfuleni Spatial Development Framework 2017 - Rail Corridor Densification


Precinct Analysis


Precinct Analysis

Ownership


Precinct Analysis

Zoning


Precinct Analysis

Topography and Natural Features


Precinct Analysis

Land Use


Precinct Analysis


Precinct Analysis


Precinct Analysis


Precinct Analysis


SWOT Analysis


SWOT Analysis• Strengths and Opportunities:

� Good regional accessibility (R59, Johannesburg - Vereeniging railway line)

� The development may create facilities, amenities and jobs for surrounding communities, while the communities may become users, clients or employees of the precinct.

� The expanse of vacant land allows for meaningful planning and urban design and not only for mere patching up the area with scattered inf ill developments.

� The entire land is in public ownership (state, district municipality, local municipality or parastatals) which may facilitate the implementation of the precinct plan and give the authorities more leverage in that process.

� Few topographical, geotechnical, hydrological or environmental constraints to development can be envisaged at this stage.

� The planning area is highly visible f rom major roads and it therefore may be attractive for businesses that seek such visual exposure and prominence.

� The planning area may be considered as the western gateway to Vereeniging so the development of the precinct may impact signif icantly on the image of the town as a whole;

� Lager Street as a double carriageway road provides good internal mobility and access, as well as opportunities in terms of urban design and place making.


SWOT Analysis

• Weaknesses and Threats:

� Vehicular access to the precinct is currently limited to a single point at the intersection of Boy Louw and Lager Streets. Another access point may be created at the north-eastern corner of

the planning area, but any other future vehicular access would imply costly bridges over or underpasses under the freeway or railway lines.

� The location of the prison prevents the application of the transit oriented development (TOD) principles around Leeuhof Station.

� The shape of the prison property precludes the extension of Lager Street all the way to Leeuhof station, although the street and the station lie on the same axis and such an

extension of Lager Street would improve the legibility of the area and shorten walking distances.


Spatial Development Concept



Planning Area



Access



Land Use


Precinct Design


Precinct Design

Public right-of-way network


Precinct Design

Road network


Precinct Design

Land use framework


Precinct Design

Suggested built form (for Primary Planning Area only)


Precinct Design


Precinct Design

Fresh Produce Market - current site Fresh Produce Market - planned site


Precinct Design

LAND USE ZONE TOTAL AREA

ESTIMATED AREA FOR

PUBLIC

FACILITIES

ESTIMATED MAXIMUM

NUMBER OF DWELLING

UNITS

ESTIMATED

MAXIMUM

POPULATION

ESTIMATED

MAXIMUM

COMMERCIAL FLOOR

AREA

ha ha du people m2

MEDIUM DENSITY

RESIDENTIAL 16.8 2.1 1 836 7 344

PRISON 27.0 18 72

MIXED USE 12.7 4.4 30 120 162 920

COMMERCIAL A 40.8 611 291

COMMERCIAL B 89.2 1 337 348

TRANSNET 80.3 50 000

SERVICE

INFRASTRUCTURE0.3

GREEN OPEN SPACE 2.2

PUBLIC RIGHTS-OF-

WAY 21.6

TOTAL 290.7 6.5 1 884 7 536 2 161 559


Implementation


Implementation• An agreement or partnership among all major role-players to ensure their buy-in and commitment to the

implementation of the Precinct Plan• Establishment of a joined development management mechanism, body or agency

• Development attraction (marketing) and facilitation aimed at enabling and stimulating the private sector’s involvement• Renovation and extension of the Fresh Produce Market

• Establishment of a community empowerment centre in the proposed “Mixed Use” zone in the vicinity of Leeuhof Station

• Requisite town planning procedures (township establishment)

• Ensuring sufficient capacities of service infrastructure and obtaining all necessary licences and approvals in this regard

• Relocation of the prison wall at the north-western corner of the prison property to create space for the Lager Street extension

• Upgrading of existing roads where necessary

• Construction of new roads (including the two new access routes proposed by the Precinct Plan, as well as a bridge over or an underpass under Sybrand van Niekerk Freeway)

• Creation of the proposed Station Plaza in front of Leeuhof Station• Landscaping and streetscaping of all streets and other public open spaces• Preparation of a more detailed plan for Transnet’s site to determine if and how it can be subdivided and where new

development can take place• Land use management aimed at controlling the development (ensuring that it takes place in accordance with this

Precinct Plan)• Development of the housing component• Provision of necessary public facilities such as crèches, schools, clinics, recreation and other facilities

• Ongoing management of the precinct during and after the development process with the emphasis on maintenance and security


Implementation

Implementation steps (projects)


Thank You

Documents

Precinct Plan for the Sedibeng Fresh Produce Market … Plan for the Sedibeng Fresh Produce Market Area. ... SWOT Analysis • Strengths and ... Road network. Sedibeng Fresh