i

CITY OF JOHANNESBURG

Development Planning and Urban Management

Development Planning and Facilitation

SANDTON

URBAN DEVELOPMENT FRAMEWORK

ii

Prepared for

Department of Development Planning and Urban Management:

Development Planning and Facilitation

Prepared by

iii

Contents PART 1 – INTRODUCTION & BACKGROUND ............................................................................................................................................................................................................ 1

1 INTRODUCTION ................................................................................................................................................................................................................................................. 1

2. Objectives and Structure ................................................................................................................................................................................................................................ 2

3. Sandton Context .............................................................................................................................................................................................................................................. 4

4. Policy Context .................................................................................................................................................................................................................................................. 6

5. Methodology .................................................................................................................................................................................................................................................... 7

6. Conclusion ........................................................................................................................................................................................................................................................ 9

PART 2 – OBJECTIVES & OUTCOMES ...................................................................................................................................................................................................................... 10

1. National and Provincial Development Principles and Objectives ........................................................................................................................................................... 11

2. City Response ................................................................................................................................................................................................................................................. 14

2.1 A Spatial Response ................................................................................................................................................................................................................................... 15

2.2 A Transportation Response ...................................................................................................................................................................................................................... 17

2.3 Conclusion ................................................................................................................................................................................................................................................. 18

PART 3 – STATUS QUO ............................................................................................................................................................................................................................................. 20

1 The Study Area ............................................................................................................................................................................................................................................... 20

2 Movement ...................................................................................................................................................................................................................................................... 21

2.1 Transportation ............................................................................................................................................................................................................................................ 22

2.2 Public Transport .......................................................................................................................................................................................................................................... 26

2.2.1 Sandton Gautrain Rapid Rain Link (GRRL) ................................................................................................................................................................................. 27

2.2.2 Bus Rapid Transit (BRT) .................................................................................................................................................................................................................. 29

2.2.3 Metro-Bus ....................................................................................................................................................................................................................................... 30

2.2.4 Metered Taxi’s ............................................................................................................................................................................................................................... 30

iv

2.2.5 Mini-Bus Taxi’s ................................................................................................................................................................................................................................ 31

2.3 Accessibility ................................................................................................................................................................................................................................................ 34

2.3.1 Urban Grain & Layout Geometry ................................................................................................................................................................................................ 34

2.3.2 Urban Grain & Layout Geometry: Point Depth from Sandton Station Entrances .................................................................................................................. 37

2.3.3 Baseline Spatial Analysis: Ease of movement & spatial accessibility analysis ........................................................................................................................ 39

2.3.4 Potential Linkages ........................................................................................................................................................................................................................ 44

2.4 Walkability .................................................................................................................................................................................................................................................. 46

2.4.1Pedestrian movement analysis ............................................................................................................................................................................................................. 46

2.5 Traffic Information ...................................................................................................................................................................................................................................... 50

2.5.1 Traffic Volumes ............................................................................................................................................................................................................................. 50

2.5.2 Traffic Operations ......................................................................................................................................................................................................................... 53

2.5.3 Traffic Volume Growth Rates ...................................................................................................................................................................................................... 56

2.5.4 The stabilization of the City of Johannesburg Traffic Signal System ........................................................................................................................................ 58

2.5.5 Travel Demand Management Measures & Intelligent Transport Systems (ITS) ...................................................................................................................... 59

3 Development Profile ...................................................................................................................................................................................................................................... 60

3.1 Land Use and Spatial Structure ................................................................................................................................................................................................................ 60

3.1.4 Social Facilities .............................................................................................................................................................................................................................. 65

3.1.5 Vacant Land ................................................................................................................................................................................................................................. 73

3.2 Heritage Sites ............................................................................................................................................................................................................................................. 73

3.3 Council Owned Land ................................................................................................................................................................................................................................ 73

3.4 Zoning ......................................................................................................................................................................................................................................................... 73

3.5 Building Height ........................................................................................................................................................................................................................................... 73

3.6 Property Market ......................................................................................................................................................................................................................................... 74

4 Infrastructure .................................................................................................................................................................................................................................................. 78

4.1 Water & Sanitation .................................................................................................................................................................................................................................... 78

v

4.2 Electricity .................................................................................................................................................................................................................................................... 80

PART 4 – KEY FINDINGS & CHALLENGES ................................................................................................................................................................................................................ 81

1 General Assessment ...................................................................................................................................................................................................................................... 81

2 Goals and Objectives ................................................................................................................................................................................................................................... 82

PART 5 – DEVELOPMENT FRAMEWORK .................................................................................................................................................................................................................. 84

1. Introduction .................................................................................................................................................................................................................................................... 84

2. Intent ............................................................................................................................................................................................................................................................... 85

3. Objectives, Principles, and Standards ......................................................................................................................................................................................................... 85

4. Strategies, Mechanisms, and Guidelines..................................................................................................................................................................................................... 87

4.1 Define and delineate the nodal area ..................................................................................................................................................................................................... 87

4.2 Support an efficient movement system and network ........................................................................................................................................................................... 91

4.2.1 Urban Design proposals ............................................................................................................................................................................................................... 91

4.2.2 Transportation Planning Proposals .............................................................................................................................................................................................. 92

4.3 Develop appropriate urban form, land use and urban design guidelines ....................................................................................................................................... 102

4.3.1 Form and Mix of Uses ................................................................................................................................................................................................................. 102

4.3.2 Landmarks and Nodes ............................................................................................................................................................................................................... 106

4.3.4 Public open space – parks and squares .................................................................................................................................................................................. 108

4.4 Manage and monitor infrastructure and services provision ............................................................................................................................................................... 109

4.5 Promote communication, co-ordination and engagement .............................................................................................................................................................. 112

4.6 Develop a monitoring and evaluation system ..................................................................................................................................................................................... 113

PART 6 - IMPLEMENTATION ................................................................................................................................................................................................................................... 116

1. District Application .................................................................................................................................................................................................................................. 117

2. Interventions ................................................................................................................................................................................................................................................. 170

BIBLIOGRAPHY ....................................................................................................................................................................................................................................................... 183

ABBREVIATIONS ..................................................................................................................................................................................................................................................... 185

vi

Figures

Figure 1: Construction of the Gautrain Station in Sandton ................................................................................................................................................................................... 1

Figure 2: Sandton at night........................................................................................................................................................................................................................................ 1

Figure 3: Proposed Study Area Boundary .............................................................................................................................................................................................................. 3

Figure 4: The Sandton Skyline .................................................................................................................................................................................................................................. 4

Figure 5: One of the first Skyscrapers in Sandton ................................................................................................................................................................................................... 4

Figure 6: Project Methodology ................................................................................................................................................................................................................................ 7

Figure 7: Engagement Process ................................................................................................................................................................................................................................ 8

Figure 8: General Legislative and Policy Framework .......................................................................................................................................................................................... 10

Figure 9: Spatial Plan Example .............................................................................................................................................................................................................................. 15

Figure 10: Gauteng Public Transport Routes ........................................................................................................................................................................................................ 17

Figure 11: Urban Design Guideline ........................................................................................................................................................................................................................ 19

Figure 12: Sandton as Metropolitan Node in Gauteng ...................................................................................................................................................................................... 20

Figure 13: Location of the Gautrain Station ......................................................................................................................................................................................................... 21

Figure 14: Functional Road Hierarchy/Classification .......................................................................................................................................................................................... 25

Figure 15: Public Transport Hierarchy .................................................................................................................................................................................................................... 26

Figure 16: Conceptual Representation of the construction Phase 1 & 2.......................................................................................................................................................... 27

Figure 17: Artistic Visualisation of the Station ....................................................................................................................................................................................................... 27

Figure 18: Artistic Visualisation of the Station from the street ............................................................................................................................................................................. 28

Figure 19: Artistic Visualisation of the Station Internal View ................................................................................................................................................................................ 28

Figure 20: Artistic Impression of BRT Station .......................................................................................................................................................................................................... 29

Figure 21: Artistic Impression of BRT Station & Street Design ............................................................................................................................................................................... 29

Figure 22: Metro-Bus at Bus stop ............................................................................................................................................................................................................................ 30

Figure 23: Metered Taxi .......................................................................................................................................................................................................................................... 30

Figure 24: Mini-Bus Taxi picking up passengers .................................................................................................................................................................................................... 31

Figure 25: Transportation Network......................................................................................................................................................................................................................... 32

Figure 26: Pedestrian Movement Network ........................................................................................................................................................................................................... 33

Figure 27: Block Sizes............................................................................................................................................................................................................................................... 36

Figure 28: Block Sizes............................................................................................................................................................................................................................................... 37

Figure 29: Walking Distances ................................................................................................................................................................................................................................. 38

Figure 30: Global Accessibility ............................................................................................................................................................................................................................... 40

vii

Figure 31: Local Accessibility ................................................................................................................................................................................................................................. 41

Figure 32: Detail View of Global Accessibility ...................................................................................................................................................................................................... 42

Figure 33: Detail View of Local Accessibility ........................................................................................................................................................................................................ 43

Figure 34: Potential New Linkages ........................................................................................................................................................................................................................ 45

Figure 35: Locations of the 36 Survey Positions .................................................................................................................................................................................................... 47

Figure 36: Pedestrian Movement Analysis ............................................................................................................................................................................................................ 48

Figure 37: Busiest Routes over Lunch Time............................................................................................................................................................................................................ 49

Figure 38: PM Peak Period ..................................................................................................................................................................................................................................... 51

Figure 39: AM Peak Period ..................................................................................................................................................................................................................................... 51

Figure 40: Forward Projections PM Peak Period ................................................................................................................................................................................................... 52

Figure 41: Forward Projections AM Peak Periods ................................................................................................................................................................................................. 52

Figure 42: Base Year Scenario ............................................................................................................................................................................................................................... 54

Figure 43: 2016 Scenario ........................................................................................................................................................................................................................................ 55

Figure 44: Traffic Growth Rates PM Peak .............................................................................................................................................................................................................. 57

Figure 45: Traffic Growth Rates AM Peak ............................................................................................................................................................................................................. 57

Figure 46: Traffic Signal Upgrades ......................................................................................................................................................................................................................... 58

Figure 47: Location of Existing Social Facilities in Sandton .................................................................................................................................................................................. 67

Figure 48: Sandton Study Area Calculation Zones .............................................................................................................................................................................................. 71

Figure 49: Available Water Infrastructure in Sandton .......................................................................................................................................................................................... 79

Figure 51: Pedestrian Design .................................................................................................................................................................................................................................. 85

Figure 52: Melrose Arch Mixed Use Development .............................................................................................................................................................................................. 85

Figure 53: 10 Minute, 800 M Walking Distance..................................................................................................................................................................................................... 88

Figure 54: Walking Time & Distance ...................................................................................................................................................................................................................... 88

Figure 55: Sandton Study Area Boundary ............................................................................................................................................................................................................ 90

Figure 56: Proposed pedestrian orientated roads & increased regional accessibility roads ......................................................................................................................... 92

Figure 57: Revise Functional Road Hierarchy ....................................................................................................................................................................................................... 93

Figure 58: Transportation Network......................................................................................................................................................................................................................... 94

Figure 59: Pedestrian Movement Network ........................................................................................................................................................................................................... 96

Figure 61: Proposed Height .................................................................................................................................................................................................................................. 103

Figure 62: Proposed Land Use ............................................................................................................................................................................................................................. 104

Figure 63: 3D Image of the Initial Height and Land Use in the Study Area ..................................................................................................................................................... 105

Figure 64: Nelson Mandela Square ..................................................................................................................................................................................................................... 106

Figure 65: 3D Image Indicating Location of Proposed Landmarks ................................................................................................................................................................. 107

Figure 66: Location of Proposed Landmarks ...................................................................................................................................................................................................... 107

Figure 67: Public Open Space (Nelson Mandela Square) ............................................................................................................................................................................... 108

viii

Figure 68: Open Space ........................................................................................................................................................................................................................................ 108

Figure 69: City Features Requiring Maintenance .............................................................................................................................................................................................. 109

Figure 70: Proposed Management Districts ....................................................................................................................................................................................................... 110

Figure 72: Institutional Arrangements .................................................................................................................................................................................................................. 113

1

PART 1: INTRODUCTION & BACKGROUND 2008

PART 1 – INTRODUCTION & BACKGROUND

1 INTRODUCTION

Sandton as we know it today is a far cry from the Sandton of the early 1900s, a place where the rich searched for peace and tranquility amongst the open fields and wildlife. Today Sandton no longer portrays this picture of a peaceful environment with its busy streets and skyscrapers having transformed it

into a concrete jungle where the wealthy and the famous thrive.

Visionaries must have recognised Sandton’s strategic location (to the north of the CBD) and immense potential early on, with it boasting the distinction of being one of the first suburbs to have trams as a form of public transport. Since the mid 1900s, the area has attracted the growing interest of developers – a trend which continues to this day. Sandton has always been a meeting place for people – whether for business or pleasure, its vibey urban feel and mix of old-world character with cutting-edge cosmopolitan,

continues to attract.

Thanks to the area’s location and proven track record as a popular shopping and office node, Sandton has always faced pressure to grow and develop. One of the latest and, undoubtedly, most exciting developments to take place in the area, is that of the Gautrain Rapid Rail Transport System, for which

Sandton has been selected to serve as the location for one of the five stations.

The Sandton node is one of metropolitan importance, linked to other nodes along the rail line. It is important that the station should not become an isolated entity, but that it responds to the integrated city network on both a global and local level, thereby becoming a magnet of activity to the area as a whole. The importance of this node therefore necessitates a reassessment of our current planning policies and boldly actions a new way forward. In order to support the success of the Sandton Station, the area as a whole must be dealt with by means of a different approach. Transit-oriented Development is considered the best option for implementation within the Sandton Precinct and informs the urban design proposals. To ensure that this urban design report gets actioned and materialises in the built environment, policies and planning strategies will have to be reviewed with the submission of any new development proposals within the project area.

Figure 1: Construction of the Gautrain Station in Sandton

Figure 2: Sandton at night

2

PART 1: INTRODUCTION & BACKGROUND 2008

2. Objectives and Structure

The Sandton Urban Development Framework (SUDF) seeks to provide a set of development principles and specific urban design and transportation guidelines for future development in Sandton. The anticipated outcomes of the implementation of the framework are:

� To meet public sector policy outcomes � To ensure integrated and sustainable development � To protect and enhance land value � To improve pedestrian and vehicle movement � To promote the development of a compact, pedestrian-friendly environment.

In order to deliver on the above, the document has been structured in the following way:

� Identifying important objectives and outcomes – Part 2 � Assessing the status quo – Part 3 � Identifying key issues that need to be addressed – Part 4 � Providing a framework with development principles – Part 5 � Implementation guidelines – Part 6

The original study area indicated in the brief related to the Regional Spatial Development Framework (RSDF) boundary. All the analyses and assessments were therefore completed for the specific area as indicated in the RSDF. The planning area as proposed in the final assessments is an expansion of the original study

area. The reasons for this will be discussed in the framework section of the document. The final planning area is indicated in Figure 3 below.