the gauteng spatial development framework - Gauteng Online

More documents

Recommendations

Info

THE REGIONAL NODEDevelopment Yield: Based on Perimeter Development Config. Inner Core (0m - 400m)No of Blocks (108mx108m)Mixed-use: Retail (ground floor 75% coverage) / Offices / ResidentialMixed-use: Retail (ground floor 75% coverage) / Offices / ResidentialMixed-use: Retail (ground floor 75% coverage) / Offices / Residential4.58.06.018.5HeightFloors975variesNet FARRatio3.09Floor Area665,723504,216No of Floors for each land-useGround 1 2 3 4 5 6 739,36662,986 104,97669,98474,650 149,29952,488 27,994 83,981Office / Residential MixOffice / Residential MixPocket parks / open spaceCentral Public SquareMulti-modal Public Transport FacilityStreet AreaInner Core Total: Net FARInner Core Total: Gross FAR2.08.010.02.01.00.528.5Whole area75variesn/an/a1variesvaries2.16Site area onlySite area onlySite area as well2.761.82251,9421,166918,832918,83223,32811,6645,832130,96827,994 37,32574,650 111,974Development Yield: Based on Perimeter Development Config. Outer Core (400m - 800m)No of Blocks (108mx108m)Residential / Office MixResidential- AResidential- BActivity Spine: Commercial (ground floor coverage 50%) / ResidentialActivity Spine: Commercial (ground floor coverage 50%) / Residential10.029.028.012.012.091.0HeightFloors54332variesNet FARRatio1.23Floor Area1,307,5341,828,998No of Floors for each land-useGround69,98469,9841 2 3 4 5 6 781,648 122,472473,558342,92297,97848,989ANNEXURE A: THE 5 GIS-BASED MODELSPocket parks / open spaceCentral Public SquareMulti-modal Public Transport FacilityPublic / Social FacilitiesStreet AreaOuter Core Total: Net FAROuter Core Total: Gross FARGross FAR for the entire node:Floor AreaTable A.2-i: The performance dimensions of a Primary Node.12.00.00.09.091.0Whole area144.00Whole Area233n/an/a11variesvariesvarieshaSite area onlySite area onlySite area as wellSite area as well1.250.730.96ResidentialOfficesRetail / CommercialSocial & Public Transport020,9951,328,5301,328,5302,247,3611,354,190569,203301,80622,1622,247,361139,96800104,976522,63020,834 units8914993 GAUTENG SPATIAL DEVELOPMENT FRAMEWORK 2011 GAUTENG GROWTH AND DEVELOPMENT AGENCY
The outcomes of the modelling establish various development parameters, and this becomes the performance base-line.Table A.2-ii indicates the performance baseline for a typical regional node.PRIMARY NODEExamples: Sandton, Fourways, Midrand …ComponentDescription/DefinitionElementFactorOverallLocationNodal core: 0m - 400m radiusmin.max.Nodal belt: 400m - 800m radiusmin.max.Development IntensityThe desired land use distribution over theland area, as a %. The envisaged grossfloor area of development expressed as aratio of floor area over site area.Floor AreaLand Use ActivityResidential, Retail, Commercial, IndustrialGross FAR%%100%55%1.8 2.81.0 1.8Public FacilitiesOpen space & RecreationMovement, Streets%%%5%15%25%Development ComplexityLand use mix vertically and horizontally,diversity of land use activities.Vertical & horizontal land use mix. High diversity &range of land use activities, no industrial. Publicspace focus around central public square.Reduced vertical land use mix. More horizontalland use mix, with activity focused at street level &residential above. Mix includes recreation, openspace & public facilities.Walkability/ Public SpacePedestrian access to and within the node…., public transport access; publicsquares & public parks etc.Urban FormResidential Density/PopulationEnvironment/ Open SpacePublic TransportFocuses on the type of urban environmentthat is to be achieved. This encompassesthe building typology & its envisagedenvelope.Inclusion of sufficient residentialdevelopment to support public transport &public facilities. Average dwellingoccupancy determines potentialpopulation.TypologyHeightCoverageBuilding DepthFrontageInformal SettlementLow Density/ SuburbanMedium Density/ ClusterMedium-High Density/ Walk-upHigh Density/ High-riseTable A.2-ii: Summary- The performance dimensions of a typical Regional Node.Storey%m%GrossDensitydu/hadu/hadu/hadu/hadu/haPerimeter/ Walk-upHigh-Rise6 860% 70%12m15m100% 100%n/an/an/an/an/an/a60 10080 140Cluster/ Walk-upPerimeter3 540% 60%9m12m80% 100%n/an/an/an/a50 80n/an\aANNEXURE A: THE 5 GIS-BASED MODELSGAUTENG SPATIAL DEVELOPMENT FRAMEWORK 2011GAUTENG GROWTH AND DEVELOPMENT AGENCY94
Page 1:
THE GAUTENG SPATIAL DEVELOPMENT FRA
Page 4 and 5:
TABLE OF CONTENTSSECTION 1: INTRODU
Page 6 and 7:
Table A.2-iv: Summary - Typical per
Page 8 and 9:
FIGURESSECTION 1: INTRODUCTIONFigur
Page 10 and 11:
Figure A.2.4: Modelling key compone
Page 12 and 13:
FOREWORD
Page 14 and 15:
SECTION1:Introduction
Page 16 and 17:
development framework around which
Page 18 and 19:
SECTION 1: INTRODUCTIONcadastral in
Page 20 and 21:
Not only does it seem necessary to
Page 22 and 23:
SECTION 2: THE GSDF AS A CONCEPTA S
Page 24 and 25:
disasters, shortages and changes in
Page 26 and 27:
are to promote sustainability, equi
Page 28 and 29:
It is legislated that metropolitan
Page 30 and 31:
Similarly, there must be a consiste
Page 32 and 33:
The corridors reflected in the figu
Page 34 and 35:
Similarly, in the United Kingdom, i
Page 36 and 37:
• urban compactness, also noted i
Page 38 and 39:
With Johannesburg as the city syste
Page 40 and 41:
Making sense of, and integrating, t
Page 42 and 43:
Based on this figure, it is suggest
Page 44 and 45:
On this basis, there is no reason w
Page 46 and 47:
SECTION 2: THE GSDF AS A CONCEPTPRI
Page 48 and 49:
SECTION 2: THE GSDF AS A CONCEPTPRI
Page 50 and 51:
SECTION3:The modelling elements of
Page 52 and 53:
value that goes with this can be de
Page 54 and 55:
THE MODELLING THAT UNDERPINS THE GS
Page 56 and 57: MODEL 2: THE MORPHOLOGICAL MODELaro
Page 58 and 59: with lower levels of accessibility.
Page 60 and 61: MODEL 5: THE VIRTUAL MODEL ROOMSECT
Page 62 and 63: URBAN MANAGEMENT AND SPATIAL DEVELO
Page 64 and 65: making processes around these (for
Page 66 and 67: The intricacies of the urban struct
Page 68 and 69: SECTION 4: OUTCOMES OF APPLICATION:
Page 70 and 71: STEP SIX: URBAN DEVELOPMENT, MANAGE
Page 72 and 73: THE COMPOSITE SPATIAL STRUCTUREThe
Page 74 and 75: SECTION 4: OUTCOMES OF APPLICATION:
Page 76 and 77: FRAMEWORK FOR THE IMPLEMENTATION OF
Page 78 and 79: SECTION 5: FRAMEWORK FOR THE IMPLEM
Page 80 and 81: TRANSPORTATIONThe principles of urb
Page 82 and 83: URBAN STRUCTURING INITIATIVESSECTIO
Page 84 and 85: SECTION 5: FRAMEWORK FOR THE IMPLEM
Page 86 and 87: It is not enough, however, to simpl
Page 88 and 89: APPENDIXA.1: The urban profile mode
Page 90 and 91: ANNEXURE A: THE 5 GIS-BASED MODELSF
Page 92 and 93: THE IDENTIFICATION OF MORPHOLOGICAL
Page 94 and 95: ANNEXURE A: THE 5 GIS-BASED MODELSU
Page 96 and 97: DEFINING THE MORPHOLOGICAL COMPONEN
Page 98 and 99: • Activity Spines, with a hierarc
Page 100 and 101: ANNEXURE A: THE 5 GIS-BASED MODELSN
Page 102 and 103: comprises specialised trade, such a
Page 104 and 105: • Development Intensity: Land are
Page 108 and 109: THE TYPICAL PERFORMANCE DIMENSION O
Page 110 and 111: TYPICAL DEVELOPMENT PARAMETERS: URB
Page 116 and 117: Figures A.2.13-15 show the same are
Page 120 and 121: THE CONNECTIVITY MODELANNEXURE A: T
Page 122 and 123: CONNECTIVITY MODEL 2This iteration
Page 124 and 125: CONNECTIVITY MODEL 4The fourth iter
Page 126 and 127: CONNECTIVITY MODEL 6The final itera
Page 128 and 129: THE BID-RENT MODELThe Bid-Rent Mode
Page 130 and 131: TOPOGRAPHIC SUITABILITYThe Topograp
Page 132 and 133: THE SPATIAL POLICY SUPPORT INDEXThe
Page 134 and 135: SURFACE CONSTRAINTSThe Surface Cons
Page 136 and 137: APPENDIXA.5Model 5 - the virtualmod
Page 138 and 139: TSHWANE STATIONS123Existing conditi
Page 140 and 141: APPENDIXB.1: Restrictingurban spraw
Page 142 and 143: urban edge, many of the municipal S
Page 144 and 145: ANNEXURE B: POLICY POSITION PAPERSF
Page 146 and 147: APPENDIXB.2: A densification policy
Page 148 and 149: The model that is to guide both res
Page 150 and 151: APPENDIXB.3: Harmonisinghousingprov
Page 152 and 153: housing and mixed-uses can be reali
Page 154 and 155: ANNEXURE B: POLICY POSITION PAPERSF
Page 156 and 157:
ANNEXURE B: POLICY POSITION PAPERSF
Page 158 and 159:
THE PRINCIPLES GOVERNING THE TRANSP
Page 160 and 161:
ANNEXURE B: POLICY POSITION PAPERSi
Page 162 and 163:
Possible outer extentsof urban deve
Page 164 and 165:
APPENDIXB.5: Thecase principles ofs
Page 166 and 167:
sustainable and efficient. A long-t
Page 168 and 169:
ANNEXURE B: POLICY POSITION PAPERSB
Page 170 and 171:
APPENDIXC.1: Thefreight and logisti
Page 172 and 173:
overall platform on which more focu
Page 174 and 175:
A further south-eastern regional hu
Page 176 and 177:
ANNEXURE C: POLICY PERSPECTIVESFigu
Page 178 and 179:
APPENDIXC.2: A perspective guidingt
Page 180 and 181:
anges of hills or mountains, whethe
Page 182 and 183:
APPENDIXC.3: Preservationof landhav
Page 184 and 185:
Page 186 and 187:
URBAN CONSOLIDATION ZONESThe physic
Page 188 and 189:
APPENDIXC.5: Indicativepatterns ofe
Page 190 and 191:
Page 192 and 193:
Page 194 and 195:
APPENDIXC.6: Integrationof the rura
Page 196 and 197:
opportunity that goes with being ab
Page 198 and 199:
ANNEXURED: The package of plans
Page 200 and 201:
In order to achieve spatial integri
Page 202 and 203:
LEVEL ESSENTIAL FOCUS AND SCOPE SCA
Page 204 and 205:
LEVEL ESSENTIAL FOCUS AND SCOPE SCA
Page 206 and 207:
ANNEXUREE: Glossary of terms
Page 208 and 209:
Brownfield Land and SitesPreviously
Page 210 and 211:
ANNEXURE E: GLOSSARY OF TERMSTown -
Page 212 and 213:
Development ManagementThe process w
Page 214 and 215:
Geographic Spread Programme (DTI)Th
Page 216 and 217:
ANNEXURE E: GLOSSARY OF TERMSIntegr
Page 218 and 219:
ANNEXURE E: GLOSSARY OF TERMSSpatia
Page 220 and 221:
ANNEXURE E: GLOSSARY OF TERMSUrban
Page 222:
ANNEXURE E: GLOSSARY OF TERMS• Ur
show all

the gauteng spatial development framework - Gauteng Online

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?