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• Add urban amenities that foster a dynamic and memorable sense of place, e.g. public open space, street landscaping, wide pavements and street furniture. • Create an independent, business-oriented and self-financing entity to oversee the site’s development and a commercial improvement district that can focus on crime, grime and maintenance in the area. The Sleeper Site development forms a key component of the Buffalo City’s plans, as a catalytic project in both its Built Environment Performance Plan (BEPP) and Integrated Development Plan (BCMM, 2015a; 2015b). The municipality has allocated R1-billion over the next three years to the project, which is managed by the Directorate of Development Planning. The municipality’s BEPP 2015/16 (BCMM, 2015a) identifies a range of strengths and weaknesses. Strengths • Long-term attractiveness of centrally located CBDs, as private travel costs increase and the region’s population grows. • Planned expansion of the University of Fort Hare will require more student accommodation and teaching facilities. • Municipal ownership of the site allows the municipality to leverage private sector investment through (e.g.) long leases, subdivisions, rezoning etc. Weaknesses • Poor public sector governance and overall education system, which negatively affects investment attractiveness and confidence. • Lack of a business retention and expansion (BRE) programme, which could result in lowing existing investment. • No clear vision for the city’s CBD and no agreement to establish a city improvement district, coupled with strong decentralisation of businesses from the CBD. The BEPP also identifies various opportunities, including: • The municipality’s intention to build municipal offices and other government facilities on the site. • Possible application of the urban development zone (UDZ) tax incentive to future Sleeper Site development. • Enhanced retail interest in the area due to the planned increase in student numbers. • Potential partnerships for building social and gap housing. Stakeholders generally agree about the best uses of the site, i.e. that it should primarily be used for institutional purposes, with any commercial uses seen as ancillary or related to the primary uses. No stakeholders voiced a preference for the site to be wholly commercially developed Concept diagram: East London Central Business District Strategy Source: A Fish, BCMM 316 State of South African Cities Report 2016
Reflections While the development of the Sleeper Site is still underway, and only in recent years has the land been acquired, the case study provides some useful reflections: • The concept of best-use planning has allowed the municipality to identify where development should be focused in the site and to clarify proposed initiatives, and thereby benefit from the site’s key strategic location. • A key challenge relates to the length of time it has taken to purchase the land. It took over 12 years to finalise, despite the site being recognised as crucial for the development of the city centre (SACN and HDA, 2014). Buffalo City This problem, of acquiring state land needed for development that will transform <strong>cities</strong>, is found across municipalities. Individual municipalities are often unable to speed up the release of land and to hold other organs of state accountable for contributing to the transformation of urban areas. Therefore, the South African Local Government Association (SALGA), as well as the SACN and HDA, should assist municipalities in clearly communicating their transformation agenda to other spheres of government and in dealing with SOEs and the transfer of key land: “Until there is better planning and utilisation of well-located land and buildings belonging to the State, SoEs and municipalities, the ad hoc transformation of our urban areas will continue along with the Aerial photo: Buffalo City sleeper site challenges that this presents” (BCMM, 2015a). Source: A Fish, BCMM Looking forward The City’s BEPP 2015/16 includes for a few Sleeper Site development scenarios to be tested using an agreed set of evaluation criteria and a multi-criteria decision-making tool. Scenarios will include the following components (BCMM, 2015a): • Different road infrastructure options • Different tenure arrangements (sale of land, long-term leases, lease to purchase, development lease, development lease to purchase) • Public private partnership option for municipal offices • Different public transport system options • UDZ incentive (availability or non-availability) • Different approaches to the bulk infrastructure development contribution policy • Options for the availability or not of financial and non-financial municipal incentives References BCMM (Buffalo City Metropolitan Municipality). 2015a. 2015/16 Built Environment Performance Plan. Buffalo City: BCMM. BCMM. 2014. 2015b. 2015/16 Integrated Development Plan SACN (South African Cities Network) and HDA (Housing Development Agency). 2014. Case Studies on the Acquisition of Urban Land by Municipalities from State Owned Companies and Other Organs of State. Johannesburg: SACN and HDA. ULI (Urban Land Institute). 2014. Highest and best use concept for the Sleeper Site in East London. Report from the Advisory Panel, 7–10 December. Buffalo City: Sleeper Site development 317
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State of south african cities Repor
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The cities covered in the SoCR Limp
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FOREWORD by the Chairperson of the
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Buffalo city ekurhuleni ethekwini J
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Overview: State of South African Ci
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CH3 PRODUCTIVE CITIES Spatial trans
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INTRODUCTION Our cities: status quo
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State of Cities Reporting Over the
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Figure 1.2 shows the projected grow
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The consequence of this rapid urban
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LEARNING ACROSS BRICS: from city-re
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Addressing these challenges require
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TRANSFORMING OUR WORLD: THE 2030 AG
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Key issues for South African cities
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! ! ! ! ! ! ! ! ! ! ! ! Cities and
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Figure 1.8: Population change total
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Figure 1.10 shows that, while popul
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Significant densification through b
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Increased densities and demand have
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Global networks versus domestic res
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Informed by five years of research
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Key Messages 1 2 3 4 5 Spatial tran
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In cities, economic and social ineq
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Undesirable current spatial configu
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neighbouring municipalities are not
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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !
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Built environment investments not s
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The cost of fragmentation In additi
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associated land uses benefit all, n
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Local government is best placed to
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Competing land interests need to be
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PRE-1994 building POLICY 1994-2003
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The 2011 State of South African Cit
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The most recent National Household
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Figure 2.6: Alternate transport-urb
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SPATIAL TRANSFORMATION: Tracking tr
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Spatial transformation needs respon
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What is Required to Transform South
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Transformation of management and ca
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PRODUCTIVE CITIES Spatial transform
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Introduction South Africa is headin
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Congestion and pressure on resource
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transportation networks. Land-use p
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strategies in separate silos, with
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The Economic Role and Performance o
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• Johannesburg is South Africa’
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Nevertheless, recent economic fores
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• In the last five years, Tshwane
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Figure 3.7 shows the average labour
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Over the last 10 years, at a sector
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There is a marked correlation betwe
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Figure 3.13: Estimated city share o
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Figure 3.15: City gross fixed-capit
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development role set out in the 199
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Table 3.3: Key economic development
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• eThekwini has an active economi
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Both types of township are low-inco
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Informal economy and self-employmen
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South Africa’s Expanded Public Wo
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PRODUCTIVE CITIES 123 3
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Key Messages 1 2 3 4 5 6 Cities sti
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Andile’s story This is based on a
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of that ward participate in making
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Cape Town metro Mangaung Mamre Pell
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These service delivery gains have c
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YOUTH STUDY: Youth potential and vu
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However, when the NWAC is superimpo
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Tshwane, Figure 4.7: Johannesburg C
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As mentioned, urban integration is
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Table 4.2: Change in lowest income
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Ethekwini metro Northdale Hambanath
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Urban safety South Africa’s citie
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City’s unemployment rate is about
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Collective violence 7 Two main dime
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Towards More Inclusive Cities Citiz
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Furthermore, citizen education and
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South Africa requires a spatial pol
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SUSTAINABLE CITIES Leveraging the t
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Introduction Since 1994, the govern
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will need to have low-emissions gro
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Most of South Africa’s energy con
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Figure 5.3: Average baseline energy
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• Tshwane initiated its A Re Yeng
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WASTE: legislation, policies and pl
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500 0 400 200 0 2011 2013 2015 2017
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facility (i.e. waste is sorted manu
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Figure 5.10: Depiction of in- and o
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As Figure 5.12 shows, Cape Town and
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Accelerating the transition to sust
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disadvantaged groups, through facil
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Accelerating the transition to food
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Biodiversity South Africa is the th
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Open spaces Ecological and social o
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in the city and in their homes then
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Emissions reduction to mitigate cli
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Principles of a Sustainable City Ur
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Recommendations Develop and embed a
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Key Messages 1 2 3 4 5 Cities have
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informal political and social cultu
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Section 51 of the Municipal Systems
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While these dynamics are critical a
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Blurred intergovernmental responsib
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Access to information As many ward
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Figure 6.5: Turnout for national an
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COMMUNITY-BASED PLANNING: Strengthe
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The right people are not necessaril
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Local government will require new k
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All the cities have performance man
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Unethical behaviour is one of the r
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Figure 6.9: Municipal audit consist
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Service Delivery and Development As
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Still playing catch-up on basic ser
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knew anything about the city’s ID
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The established routines need to ch
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FINANCE and INNOVATION Sustainable
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Introduction With total expenditure
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In 2013/14, unauthorised, irregular
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Figure 7.2: Nelson Mandela Bay Muni
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The challenge is that the interface
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Phase 3: City autonomy and accounta
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National Treasury uses Uniform Fina
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As Figures 7.5 and 7.6 show, Johann
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In the case of property development
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distribution. Johannesburg’s capi
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• Despite this, the overwhelming
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Effectiveness of spending and servi
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cities have low capital expenditure
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An encouraging development is that
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Page 269 and 270: encourage non-compliance. If priced
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Page 273 and 274: Recommendations If spatial transfor
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Page 278 and 279: Key Messages 1 2 3 4 5 A Call to Ac
Page 280 and 281: 1. The Spatial Transformation chapt
Page 282 and 283: Statements of intent in the SOCR St
Page 284 and 285: WARWICK TRIANGLE: A fragile public-
Page 286 and 287: Arguably, the primary constraint pr
Page 288 and 289: Figure 8.1: The quadruple helix - t
Page 290 and 291: • Completing the National Framewo
Page 292 and 293: development agency) that took place
Page 294 and 295: MILE’s strategic objectives are:
Page 296 and 297: Public participation should be the
Page 298 and 299: The implementation of CBP through t
Page 300 and 301: According to Cloete (2015) a partne
Page 302 and 303: The chapters in this State of Citie
Page 304 and 305: Overall Recommendations Urban space
Page 306 and 307: Ensuring city transformation throug
Page 308 and 309: Roadmap to the city dashboards All
Page 311 and 312: Buffalo City @refinedrevolt
Page 313 and 314: CITY FINANCE economy Municipal reve
Page 315: Overview of flagship programme The
Page 320 and 321: People and Households Size of city
Page 322 and 323: Design Capital Introduction Cities
Page 324 and 325: Manenberg Contact centre Source: P.
Page 327 and 328: City of Ekurhuleni @moography
Page 329 and 330: 100% 80% 60% 40% 20% 0% CITY FINANC
Page 331 and 332: Overview of flagship programme Situ
Page 333: the corporate structure and governa
Page 338 and 339: Go!Durban Introduction Integrated p
Page 340 and 341: Go!Durban will include new railways
Page 343 and 344: City of JOHANNESBURG @jayjay_gregor
Page 345 and 346: 100% 80% 60% 40% 20% 0% CITY FINANC
Page 347 and 348: Overview of flagship programme The
Page 349: However, the success of the Corrido
Page 354 and 355: Naval Hill Introduction Heritage is
Page 356 and 357: In December 2012, the redevelopment
Page 359 and 360: Msunduzi @natesvw
Page 361 and 362: 100% 80% 60% 40% 20% CITY FINANCE e
Page 363 and 364: important tourist sites, there have
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People and Households Size of city
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Safety and Peace through Urban Upgr
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A number of other projects have tak
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City of Tshwane @drae_savvides
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100% 80% 60% 40% 20% 0% CITY FINANC
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Wi-Fi is a significant enabler that
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The coverage map below shows the pl
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Introduction A key part of the deve
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These indicators were evaluated on
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SCODA is a partnership between citi
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Indicator PRODUCTIVE CITIES Definit
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Indicator SUSTAINABLE CITIES Defini
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2016 State of Cities Report Spatial
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Acronyms ACSA Airports Company Sout
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FIGURES Figure 1.1 State of South A
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. . . Figure 6.7 Percentage of seni
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References for Chapter 1 AfDB (Afri
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FFC (Financial Fiscal Commission).
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Cameron B. 2009. Integrated Rapid P
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References for Chapter 4 Balbo M. a
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Venter C and Cross C. 2014. Access
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DPME (Department of Planning and Mo
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National Treasury. 2006. Local Gove
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Tel: + 27 11 407 6471 • Fax: + 27
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