VOLUME 1 HUMAN SETTLEMENT PLANNING AND ... - CSIR

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GUIDELINES FOR HUMAN SETTLEMENT PLANNING AND DESIGNINTRODUCTIONOne of the most basic design decisions facingsettlement planners, is how the land will be dividedand used to provide for new development. Factorsthat influence this decision include the physicalconditions of the site, market forces, surroundingpatterns of development, and regulatory limitations.The size of the site also often influences developmentoptions; large parcels of several hectares can offermany opportunities for creative and diverse landplans, while small sites usually offer a more limitednumber of possibilities.More formally, a subdivision could be defined as thedivision of any improved or unimproved land for thepurposes of sale, lease, or financing. For this reasonlegal processes have been established to ensure thefollowing:• proper registration and title for individual parcelsof land;• accurate identification of land by way of survey;• establishment of rights to tenure and occupation;• security for financing/cost recovery;• identification of boundaries for development;• a formal procedure of conducting subdivision; and• allowance for taxation.The abovementioned are achieved throughapplication of various forms of legislation such as theProvincial Ordinances, Deeds Registry Act, LandSurvey Act, and more recently the DevelopmentFacilitation Act.In simplified terms, the role of subdivision in thiscontext is as follows:• to identify public versus private land;• to create portions of land (erven) which suit thepurposes for which they are intended (i.e.industrial versus residential versus open spaceversus undeveloped land etc);• to establish a vehicle for implementation of policyor overall planning philosophy; and• to identify land which is unusable for settlementpurposes either as a result of physical ortopographic limitations.QUALITATIVE GUIDELINES FOR LANDSUBDIVISIONAllow for density and diversity• Encourage higher densities at strategic points (likepublic transport stops and adjacent to higheramenity areas such as parks), and along significantpublic transport routes. The higher densities wouldprovide the economies of scale to support thefacilities and/or transport service. This could beachieved by providing for smaller lots, and lotscapable of supporting higher density developmentat these positions and along these routes in thesettlement.• Larger land uses like sport stadiums, large “green”spaces, industrial and large commercial sites shouldoccur at the edges of districts where they do notdisrupt the fine-grain mix of uses. There, they canbe “shared” by a number of districts.• A diversity of stand sizes should be provided toaccommodate a range of activities but thefollowing points should be kept in mind:- the need for business and home-basedenterprises to locate in close proximity toconcentrations of economic activities (takingadvantage of agglomeration economics) andalong arterial routes (to ensure optimal accessand exposure);- the ability of land-uses and building forms toact as noise buffers to external noise sourcessuch as major roads, railways or industries;- the capacity of potential mixed-use lots, initiallydeveloped for housing, to efficiently convert toor add a business use; and- opportunities to allocate highly accessiblestrategic sites on transport routes to larger scaleindustrial or distribution uses.It is therefore necessary to try to attain the highestresidential densities and greater mix of land use alongmajor connection streets and in close proximity tocommercial concentrations.Land subdivision Chapter 5.61
GUIDELINES FOR HUMAN SETTLEMENT PLANNING AND DESIGNConsider the range of housing typesrequiredSouth Africa’s human settlements portray a range ofdelivery systems and a variety of ways in whichcommunities participate in the housing process. Theculmination of these lead to a wide variety of housingtypes. Housing types differ in terms of materials,permanence, design, internal and external finishes,size and density, layout on the site and in relation toeach other, number of stories and functions. There arealso certain house types geared specifically towardsthe rental market and others which are for privateownership. The determination of house type isdependent on:• residents or households, understood within theirsocietal context and described in terms of suchqualities as age, gender, opinions, beliefs and skillsof members;• the dwelling and how it is used by householdmembers;• existential context or setting of the householdwhich includes relations with various socialgroupings, including family groups,neighbourhood groupings, labour associations;wider political and economic conditions of thesociety; and a household’s material conditions,including qualities of site and climate and thehouseholds access to resources; and• the individual dwelling within the broadersettlement, with qualities of form, substance,function, meaning and locality.• It is therefore necessary to provide a range ofresidential lot sizes to suit the variety of dwellingand household types within the area, anddimensions that meet user requirements. A varietyof both lot sizes and housing types throughoutsettlements facilitate housing diversity and choiceand meet the projected requirements of peoplewith different housing needs. Figure 5.6.1 is arepresentation of a layout that achieves a diversityof lot sizes and shapes.Figure 5.6.1: Diversity created by different lot sizesand shapesConsider the site contextIt is important to keep in mind that land subdivisiondoes not occur in a vacuum but is largely influenced bythe surrounding natural features as well as the existingadjacent settlement structure. The success of a site’ssubdivision in achieving a distinct identity and “senseof place” can be measured in terms of how well thedesign relates to the specific site and its wider urbancontext. The context and site analysis are thereforecrucial means through which the design will achievethese outcomes, and will also identify any featuresthat will add value to a development by accentuatingits “uniqueness” or “character”.The purpose of context analysis is to ensure that newsubdivision and development is connected to, andintegrated with, surrounding natural and developedareas, including planned and committed developmentfor adjacent sites. The site analysis will ensure that sitefeatures (natural and cultural assets) and constraints(including noise, soil erosion, poor drainage, salinesoils and fire risk) inform the layout decisions toenhance local identity.Natural featuresThe land form and its features on which asettlement is developed, are the foremostdeterminants of that settlement’s form. Inconsidering the landscape, we are seeking itscharacter. The prominent features of thelandscape (ranges of hills on the horizon, plateaus)can be employed actively as sites or passively asvistas. They can be used as major vista objectivesfrom points within the city or as special sites forbuildings. Some are better left in their naturalstate.2Chapter 5.6Land subdivision
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G u i d e l i n e s f o rHUMAN SETT
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IndexVolume 1Volume 2Chapter 1Chapt
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Chapter 2A framework forsettlement-
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Chapter 4Planning method andpartici
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Movement networksChapter 5.15.1
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Chapter 5.25.2Public transport
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