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THE BID-RENT MODELThe Bid-Rent Model is a computer (GIS) based model that provides a spatial depiction ofa range of relative values of an area. The model, as it has been developed for the currentprocess, draws on both desirability value, an approximate measure of development demand,and developability value, an indication of the overall suitability of an area for development.The basis of the Bid-Rent Model lies with 'grid' of 10m x 10m cells superimposed over theGSDF study area. Base data layers are filtered through this grid, resulting in each cell havinga specific value corresponding to each data layer.The resulting grid of cells, the basis of the model, serves as a basis for elaborating theproposed framework (structure/ lattice) as a whole (i.e. in terms of a specific developmentscenario or trend/strategy), or for specific development queries and analysis.Bid-rent theory is used in urban economics to model urban activity patterns, and intensitiesof activity, according to the land value potential of a place as informed by how much acertain use would bid for a piece of land relative to the prices other land-uses would bid.Thus, at an epicentre of very high land value within a given spatial extent (notionally referredto as the Peak Land Value Intersection of any particular district), retail may typically bidextremely high at and over a very short distance from this epicentre; office uses may bidless but over a wider area from the epicentre; residential, in turn, may bid less but over amuch wider distance; and industrial, for its part, may bid least and be placed, by the propertyvalues, furthest away from the epicentre. The resultant value-gradient from these graphsrepresents what is referred to as the 'bid-rent curve' of a particular point or district.Effectively, the urban potential of any given point is indicated relative to its existing positionin the urban structure, its urban fundamentals (such as visibility and access), and the natureof the infrastructural investments in that area.This simply gives an indication of what might be expected, in urban performance terms,of an area in the existing circum-stances. It is then possible to test, in 'if-then' terms, whatthe result may be of various interventions into that area, say, in the form of a new highwayinterchange, or a new station or road link.ANNEXURE A: THE 5 GIS-BASED MODELSTHE ROLE OF THE MODELThe model is intended to guide the design process by suggesting areas of higher potentialenergy and intensity, and provide some direction to the determination of specific functionaluses, or the degree of mix of uses. It can also serve as a basis for longer-term strategies forthe development and release of land.The Bid-Rent Model has been developed to describe an indicative urban potential of anygiven point within the GCR expressed, notionally, in 'bid-rent' terms. It is a model derivedto indicate relative urban development value rather than an indicative land value and shouldbe regarded in these terms only.One is thus able, for example to identify those areas that may not be achieving theirurban potential at present, postulate why this may be, and test whether any particularprogramme of intervention would assist it in achieving more. Similarly, by cross- referencingwith the connectivity model, one may identify areas of dislocation and test the efficacy,indicative with the Bid-Rent Model, of various spatial interventions to rectify this.The diagram alongside reflects the overall structure of the Bid-Rent Model, showing thedifferent layers utilised in formulating the cellular variables across the study area.As reflected in the diagram, there are two distinct 'indices' around which the Bid-RentModel has been structured; one that defines an index of 'desirability' in the sense of creating115 GAUTENG SPATIAL DEVELOPMENT FRAMEWORK 2011 GAUTENG GROWTH AND DEVELOPMENT AGENCY
an inherent land value related to how much demand there is likely to be for individual areas,or groups of cells; and a 'developability index' that provides a value that can be adjustedto account for specific constraints or environmental resource issues that may relate to specificareas, or groups of cells.The different data sets that make up each of these indices are summarised in the sectionthat follows.ANNEXURE A: THE 5 GIS-BASED MODELSGAUTENG SPATIAL DEVELOPMENT FRAMEWORK 2011GAUTENG GROWTH AND DEVELOPMENT AGENCY116
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THE GAUTENG SPATIAL DEVELOPMENT FRA
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TABLE OF CONTENTSSECTION 1: INTRODU
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Table A.2-iv: Summary - Typical per
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FIGURESSECTION 1: INTRODUCTIONFigur
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Figure A.2.4: Modelling key compone
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FOREWORD
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SECTION1:Introduction
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development framework around which
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SECTION 1: INTRODUCTIONcadastral in
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Not only does it seem necessary to
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SECTION 2: THE GSDF AS A CONCEPTA S
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disasters, shortages and changes in
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are to promote sustainability, equi
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It is legislated that metropolitan
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Similarly, there must be a consiste
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The corridors reflected in the figu
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Similarly, in the United Kingdom, i
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• urban compactness, also noted i
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With Johannesburg as the city syste
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Making sense of, and integrating, t
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Based on this figure, it is suggest
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On this basis, there is no reason w
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SECTION 2: THE GSDF AS A CONCEPTPRI
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SECTION 2: THE GSDF AS A CONCEPTPRI
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SECTION3:The modelling elements of
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value that goes with this can be de
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THE MODELLING THAT UNDERPINS THE GS
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MODEL 2: THE MORPHOLOGICAL MODELaro
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with lower levels of accessibility.
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MODEL 5: THE VIRTUAL MODEL ROOMSECT
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URBAN MANAGEMENT AND SPATIAL DEVELO
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making processes around these (for
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The intricacies of the urban struct
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SECTION 4: OUTCOMES OF APPLICATION:
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STEP SIX: URBAN DEVELOPMENT, MANAGE
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THE COMPOSITE SPATIAL STRUCTUREThe
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SECTION 4: OUTCOMES OF APPLICATION:
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FRAMEWORK FOR THE IMPLEMENTATION OF
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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 106 and 107: THE REGIONAL NODEDevelopment Yield:
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 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 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
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APPENDIXC.2: A perspective guidingt
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anges of hills or mountains, whethe
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APPENDIXC.3: Preservationof landhav
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ANNEXURE C: POLICY PERSPECTIVESFigu
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URBAN CONSOLIDATION ZONESThe physic
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APPENDIXC.5: Indicativepatterns ofe
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APPENDIXC.6: Integrationof the rura
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opportunity that goes with being ab
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ANNEXURED: The package of plans
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In order to achieve spatial integri
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LEVEL ESSENTIAL FOCUS AND SCOPE SCA
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LEVEL ESSENTIAL FOCUS AND SCOPE SCA
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ANNEXUREE: Glossary of terms
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Brownfield Land and SitesPreviously
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ANNEXURE E: GLOSSARY OF TERMSTown -
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Development ManagementThe process w
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Geographic Spread Programme (DTI)Th
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ANNEXURE E: GLOSSARY OF TERMSIntegr
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ANNEXURE E: GLOSSARY OF TERMSSpatia
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ANNEXURE E: GLOSSARY OF TERMSUrban
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ANNEXURE E: GLOSSARY OF TERMS• Ur
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