the gauteng spatial development framework - Gauteng Online

STEP FIVE: ASSIGNING THE QUANTIFIABLE ASPECTS OFURBAN STRUCTURE ELEMENTS AS A MEANS TO ACHIEVEPOTENTIAL (MINIMUM) PERFORMANCEFigure 4-3: The GCR Proposed Urban Structure (Corridors and Nodes; extent of UrbanSystem forming the envisaged GSDF urban footprint)The fifth step quantifies the proposed urban structure within each USAZ that comprises theenvisaged urban footprint or extent. It typically includes the consolidation zones, thecorridors, the nodes, the activity streets, the high streets and the districts. The USAZ enablesassessment of urban performance in terms of the urban structure elements, from whichstructural adaptations, amendments or fundamental changes are proposed in morphologicalterms (as proposed in Step Four). The model therefore sets out morphological types aroundwhich urban structure should be re-considered and what minimum urban performancecriteria need to be met in developing within these types. The types of uses, the intensitiesand densities of use, the anticipated resultant population profile and the transport andsocial and service infrastructure likely to be necessary to support this, are all factors fordecision making and urban management deriving from the morphological expectationsascribed to any particular sections of the GCR.For example, where an undeveloped site is located within a regional node, within a particulardistrict that forms part of a consolidation zone and corridor, the site could potentially bedeveloped to the following minimum urban intensity: as it is located within the inner coreof a regional node, it should comprise mixed-use development, with a high complexity andintensity of activity, allowing for a floor area ratio of 1.8 to 2.8, general height of buildingsat least 6-8 storeys, and supporting high density residential units at a minimum of 60dwelling units/ hectare. The latter are the broad development parameters that a node yieldsin terms of its urban structure. Consequently these development parameters form theminimum development standard/ intensity that should be achieved. If a development isallowed that achieves less than this identified minimum, then the site is under-achievingin terms of its role within the regional node and within the context of the wider urbansystem. A development of less intensity may be viable in its own right, yet does not achievethe assigned potential and therefore will under-perform in the aim to achieve a sustainableand integrated urban system.SECTION 4: OUTCOMES OF APPLICATION: FROM CONCEPT TO COMPOSITEGAUTENG SPATIAL DEVELOPMENT FRAMEWORK 2011GAUTENG GROWTH AND DEVELOPMENT AGENCY56