Colenso Regeneration Plan and Urban Design Framework Final ...

EMNAMBITHI LADYSMITH LOCAL MUNICIPALITY

Colenso Regeneration Plan and Urban Design Framework

Final Report

Issue Date: June 2011 Project No.: 10513

Date: June 2011

Document Title: Colenso Regeneration Plan and Urban Design Framework: Final Report

Author: Oscar Fumba, Vishnu Govender Checked by: Vishnu Govender Approved: Kavi Soni

Signature: For: SiVEST Town and Regional Planning Division

EMNAMBITHI/LADYSMITH LOCAL MUNICIPALITY

COLENSO REGENERATION PLAN AND URBAN DESIGN FRAMEWORK

FINAL REPORT

Contents Page

1 INTRODUCTION 1

1.1 Background 1

1.2 Aim of the Document 1

2 STUDY AREA IN CONTEXT 2

2.1 Locality 2

2.2 Municipal Context and Planning 2

3 CURRENT REALITY 3

3.1 Structure of Study Area 3

3.2 Colenso Historical Background 3

3.3 Colenso Heritage and Attraction 4

3.4 Natural Environment 8

3.5 Population Distribution 9

3.6 Age Group Population Distribution 10

3.7 Household Revenue 10

3.8 Employment Status 11

3.9 Existing Infrastructure 12

3.10 Tourism 16

4 URBAN FORM ANALYSIS 21

4.1 Local Area Analysis 21

4.2 Colenso Town Planning Scheme 32

4.3 Existing Land Use Pattern 33

4.4 Current Land Ownership 34

5 STRATEGIC ANALYSIS 35

5.1 SWOT Analysis 35

5.2 Lynch Analysis 37

6 DEVELOPMENT FRAMEWORK 41

6.1 Context 41

6.2 Understanding the Challenge 41

6.3 Summary of SWOT Analysis 42

6.4 Guiding Development Principles: Colenso - A Historic Town 44

6.5 Value Filters 45

6.6 Development Path 45

7 INTERVENTIONS 47

7.1 Intervention: Rebranding the Town 47

7.2 Intervention: Colenso Town Planning Scheme Revision 49

7.3 Intervention: Urban Design Framework 50

8 URBAN DESIGN FRAMEWORK 52

8.1 Planning Methodology 52

8.2 Intent and Use of the Guidelines 53

8.3 Colenso Town 54

8.4 Industrial Guidelines 72

8.5 Guidelines for Colenso Residential Neighbourhoods 84

9 RECOMMENDATION 95

9.1 Introduction 95

9.2 Observations/Issues 95

9.3 Objectives 95

9.4 Development Concept 96

9.5 Broad Land Use Framework 97

9.6 Colenso Town Parameters 98

9.7 Overview 99

9.8 Key Opportunities and Consideration 100

9.9 Strategies for Improving the Built Environment 100

List of Annexures:

Annexure 1 – Locality Plan Annexure 2 – Existing Structure of Study Area Annexure 3 – Public Infrastructure Plans Annexure 4 – Colenso Town Planning Scheme Annexure 5 – Land Use Plan Annexure 6 – Ownership Plan Annexure 7 – Lynch Analysis Plan Annexure 8 – Colenso Industrial Area Annexure 9 – Nkanyezi Township Annexure 10 – Colenso Residential Annexure 11 – Colenso CBD Annexure 12 – Newtown

EMNAMBITHI LADYSMITH LOCAL MUNICIPALITY prepared by: SiVEST Colenso Regeneration Plan and Urban Design Framework

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1 INTRODUCTION

�� Background

Colenso Town has evolved in the last 150 years from rural village and war time “wagon halt” (1855-1899) to a proclaimed town (1926) to a significantly declining town at present. It was once a functional borough but could not sustain its character due to closures and ceasing of operations experienced in the Government Parastatals specifically present day entities known as Eskom and Transnet.

Over the recent years the town as taken on a poor image characterised with very marginal public investment, lack of private investment, rapidly deteriorating standards of living of residents, poor levels of social capital etc. Since the closure of the Eskom Power Station, Colenso rapidly experienced decay in character as well as the economic status of the town. Infrastructure which was once used to support developments was also left to decay.

�� Aim of the Document

The Colenso Regeneration Plan and Urban Design Framework for Colenso Town endeavours to redress and create a new local town that has the ability to positively perform, coupled with urban design principles that will contribute to improved accessibility; linkages and convenience; reinforced town character; protections and enhancement of the economic core of the CBD; improved economic opportunity spaces and maintenance and enhancement of the environmental character.

The primary purpose of the document set forth is to provide a closer look at the current reality of the Colenso Town area, allowing for an examination and analysis of significant issues and in turn providing effective development strategies and proposals that feed into a comprehensive Regeneration Plan and Urban Design Framework that will ultimately ensure a more attractive and progressive Colenso Town which prides itself on improved overall functionality and management.


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2 STUDY AREA IN CONTEXT

�� Locality

Colenso Town forms part of the Emnambithi/Ladysmith Municipality (ELM) and located approximately 25km from the Ladysmith Central Business District. Colenso is laid on the banks of Tugela (uThukela) River on the southern-most quarter of the local Municipal area of jurisdiction. The town is traversed by Provincial route R103, with the N3 Freeway being realigned 16km to the West. The study area is defined as all land within the Colenso Town Planning Scheme, in course of preparation.

(See Annexure 1 – Locality Plan)

�� Municipal Context and Planning

Colenso Town falls within Local Municipal Ward 25 and was initially the centre of the former Colenso TLC. The ELM IDP 2009/10 classifies the greater Colenso Town Area as a Secondary Node. In terms of this classification, these nodes correspond with settlements that function as important urban foci in the rural areas. They have lower levels of services that the primary node and often act as dormitories for the primary node.

The cutting down of ESKOM's operations in Colenso saw this complex becoming a typical dying town. Its entire infrastructure is still in place, with the rail infrastructure as one of the main defining features. Commercial activities are encouraged along the main road which is currently used for this purpose whilst, mixed uses mainly in the form of light industry are encouraged along the railway line.

The ELM Spatial Development Framework SDF 2009 has identified Colenso has a Secondary Centre in terms of the Current Spatial Pattern of the municipality. The ELM SDF defines a Secondary Centre as: “Whilst their potential and reach is somewhat inferior to Ladysmith, these settlements are the key links to the rural hinterland, as they are the only “trading posts” for these areas”. Colenso’s classification as a Secondary Centre owes primarily to its development potential and the thresholds of service that exist,which are lesser to those within the major town centre of Ladysmith but are however significantly higher than the identified tertiary settlements within the municipality.

In terms of the Spatial Development Plan (forms the Forward/Strategic planning component of the ELM SDF 2009), a specific development model was used (see ELM SDF 2009). This model was applied to the ELM Context i.e. within the Development Centres/Nodes as well as in and around the rural hinterland. With this application, the allocation of investment and development, will be based on need in relation to the status quo. The identification of these Nodes and Areas provides a solid foundation from which strategic interventions can be generated within the SDF, which will in turn facilitate:

• Direct Infrastructure Investment, • Positive Action for Growth • Basic Service Delivery to all.


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Accordingly, Colenso has been classified as a Level 2 Investment Node. In terms of this classification:

“Whilst these towns have access to basic services, there is a critical need to develop local capacity and eliminate infrastructure backlogs. These nodes correspond with settlements that function as important urban foci in the rural areas. They have lower levels of services that the primary node and often act as dormitories for the primary node.”

3 CURRENT REALITY

�� Structure of Study Area

The study area is made up of a number of varying components. These include:

Component DescriptionColenso Town Contains the Colenso CBD, surrounding formal residential and now

defunct Power Station Complex Nkanyezi Township A former R293 township characterized by low cost housing, poor

infrastructure and community facilities, or lack thereof. Newtown Formal middle-income residential units that were historically built to

absorb the overspill from Colenso Town. Suffers from poor road quality (gravel)

“Indian Area” Formal middle-income residential that was historically occupied by the Indian Community. Also suffers from poor road quality (gravel)

Rural Residential The southern most settlement with the study area. Rural in nature, the area is characterized by a traditional housing types as well as poor infrastructure and community facilities, if any

Colenso Industrial Cluster

A cluster of industrial units that formed a key apart of an LED initiative to attract investment to the area. Only few land parcels within the cluster have been developed as such, to date.

(See Annexure 2 – Existing Structure of Study Area)

�� Colenso Historical Background

Colenso was named after Bishop John William Colenso. The Zulu’s referred to Colenso as eSkipeni, meaning the place of the boat. As mentioned Colenso has evolved over the last century from rural village and war time “wagon halt” (1855-1899) to proclaimed town (1926) to stand alone municipality in 1958, and eventually being absorbed in to the ELM. Colenso is found just south of Ladysmith within the famous Battlefields Region as well as the Battlefields Route and Battlefields Meander (local tourism marketing campaigns). This area is renowned for its rich heritage and its many historic remnants.


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Colenso is most fondly remembered for its strategic and tactical location in the Anglo-Boer War, and specifically the Battle of Colenso (December 1899), in which the British forces who fairy superior in terms of solider numbers and artillery, were outclassed (in terms Military Strategy) and suffered heavy losses. The Battle of Colenso is widely regarded by historians as being fiasco on the part of the British and has been heavily downplayed.

�� Colenso Heritage and Attraction

The small museum was originally the old toll house and is next to the Police Station (from where the keys may be obtained) and was named after R.E. Stevenson who specialized in battles fought in and around Colenso during the Boer War. The museum displays a variety of badges, medals, photographs and historic memorabilia.

Many cemeteries and monuments relating both to battle of Colenso and that of Tugela Heights are found close to the town. Historic sites close to the town are the military cemeteries at Ambleside, Chieveley and Clouston and the battlefields of Colenso and Tugela Heights. Close to the town is the small Tugela Drift Nature Reserve (KwaZulu Wildlife) where one can obtain good views of the battlefield and enjoy a picnic.

3.2.1 Battle Sites around Colenso

The Battle of Colenso

On 15 December 1899, General Buller's advanced on the lines of defense that had been set up by General Louis Botha along the Thukela River. The purpose of this offensive was to relieve the besieged town of Ladysmith. The British forces advanced on three fronts. On the right flank towards Hlangwane Hill, led by the Earl Douglas Hamilton, who was repulsed.

On the left flank by Major General Hart, who was ambushed in a blind loop 7km upstream from Colenso with heavy causalities. In the centre by Colonel C.J Long. The heavy guns were advanced into the bend in the river. They came under heavy fire and as a result were abandoned. Buller then ordered an attempt to retrieve these guns. Only 2 of the 12 were recovered. One of those who died trying to save these guns, was Lieutenant Freddy Roberts, son of Field Marshall, Lord Roberts. Altogether Buller lost more than 1 100 men at Colenso, while 8 Boers lost their lives and 30 were wounded.

Battle of Thukela Heights

This battle took place on 21-26 February 1900. It represented General Bullers fourth attempt to relieve the town of Ladysmith. Numerous battles were fought on the hills of Hlangwane, Monte Christo, Cingolo, Pieters, Kitchener's, Wynne's and Inniskilling before the reoccupation of Ladysmith. Turn off from the Colenso road towards Ezakheni/ Newcastle. This road travels through a number of these battlefields. The graves and memorials on the side of the road bear testimony to this fact.


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Site of the Guns

Ten of the twelve British guns brought forward during the Battle of Colenso, were lost to the Boers, under the leadership of General Louis Botha. Freddy, son of Lord Roberts was mortally wounded here. A marker indicates where he fell.

3.2.2 Colenso Monuments & Memorials

Ambleside Military Cemetery

Many of the men, who fell in the Battle of Colenso, during the Anglo- Boer War, particularly the Irish regiments, are buried here. Directions to this site entail taking the Weenen/ Colenso off ramp from the R103 (approaching from Estcourt) and turning left to Winterton. Follow the signs to the cemetery which is open daily.

Armoured Train Cemetery:

It was near this site that Winston Churchill was captured by Boer forces, who derailed the armoured observation train which he was travelling. A plaque just off the road records the event and the cemetery set among trees located off the R103 near Frere which is signposted.

Chieveley Military Cemetery

Here Lt. Freddy Roberts, the son of Lord Roberts, lies buried. He was posthumously awarded the VC. Follow the dirt road past the railway station to the cemetery set among trees located off the R103 from Estcourt to Colenso. This is open daily.

Clouston Garden of Remembrance

Many of the Memorials and graves from the Battle of Colenso have been moved to the Clouston Garden of Remembrance. This site was General Buller's headquarters during the Battle of Colenso. There were a number of brigade hospitals here during the battle to which the wounded were brought. The graves of many of the men killed on the 15 December and Thukela Heights battles are found in this 'garden'.


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R.E Stevenson Museum(Old Toll House)

Erected in 1879 as the house of the Bulwer Bridge. The military historian Dr R.E. Stevenson made a study of the Battles fought in and around Colenso during the Anglo-Boer War. To access the Museum, one needs to obtain the key from the police station next door.

TUGELA fireless-type steam locomotive

TUGELA is a fireless-type steam locomotive. This means that it has no boiler to generate steam. Instead, it has a large insulated pressure vessel holding steam under pressure. These locomotives were suitable for short trips in areas where large steam generating plants were available to recharge the pressure vessel.

Trains hauling coal were brought by the railways to points near the power stations. Each power station was then responsible for the haulage of the coal trucks to its coal straits. ESKOM, formerly known as the Electricity Supply Commission (ESCOM) was the second largest user of fireless locomotives in South Africa. The Iron and Steel Corporation (ISCOR) was the largest user of this type of locomotive. ESKOM employed fireless locomotives at its power stations for almost sixty years.


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TUGELA was bought from R W Hawthorne, Leslie & Company of the United Kingdom in 1935. It saw service at Colenso power station until the station closed in 1984. It is rather appropriate that the locomotive was named after the river on whose banks the station was built and from which the station obtained its water. In 2010, it is still on display at the municipal offices at Colenso, KwaZulu/Natal.

3.2.3 Battlfields Route/Meander

Given the role that Colenso played in the Anglo-Boer War, Cultural Resources are in abundance ranging from museums, remembrance memorials and even cemeteries where actual soldiers from the war were buried, as mentioned above. Accordingly, Colenso is advantageously located along the Battlefields Route and Battlefields Meander. Modeled along the lines of the Midlands Meander but aligned to the battlefield sites of the KZN Midlands the Battlefields Meander is: “An area renowned for some of the most gruesome and remarkable wars in all South African History, must be the Kwa-Zulu Natal midlands regions, also now known as the Battlefields. It attracts tourists from around the globe, in particularly British nationals, who would like to hear, and take a moment to feel the reinter-action of what happened in the Anglo-Zulu and Anglo-Boer wars over 130 years ago.

(www.africanexclusivetravel.com; www.warthog.co.za).


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�� Natural Environment

The Environmental Framework prepared for the ELM reveals that the Colenso area falls within the Humid Subtropical Region which is characterized by summer rainfall and warm temperatures (>22°c)

Colenso Town is well noted for its setting along the banks of the Tugela River. The river meanders through the northern quadrant of the town, providing it with significant river frontage. In addition there many dams, watercourse and dongas that can be found around the town.

Whereas ELM EMF notes that the Colenso Town area forms part of the KwaZulu Natal Highland Thornveld, the town it also find itself surrounded by a mixture of open veld and fields of commercial agriculture. Agricultural output includes maize, wheat (winter crop), kenaff and soya beans as well fresh produce such as cabbage, onions, tomatoes etc. (ELM EMF 2010)

The Tugela Drift Nature Reserve which is classified as a protected area in close proximity to the Townand is a noted environmental management zone. However aside from that, the Colenso area is seen in general has having a least threatened conservation status. Game Farming seems to be very popular to the area, judging by the number of private game farms in the vicinity. Game held in individual farms range from the complete Big Five to variations in buck as well as other wild animals such as zebra and giraffe.


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�� Population Distribution

Table 1: Racial Cohorts

Populace Total %

Black African 9,569 92.41

Coloured 168 1.62

Indian or Asian 228 2.20

White 389 3.76

Total 10,355 100

(Source: Statistics South Africa-2001 Census)

According the Municipal Ward Profile Ward 25 is one of the wards that is a home to most of the ELM, since 10,355 people live in this ward which is approximately 4,03% percent of the entire population. The African ethnic group is dominant within ward 25 accounting for 92.41% of the total ward population followed by whites with 3.76% and the coloureds are the least populated group only representing 1.62% of the total ward population.

A further statistic utilized to gauge the current population of Colenso is Population Density that was recently released as part of the Environmental Management Framework (EMF) released for the municipality. The EMF puts the population density for Colenso at around 149 to 229 persons/KM².

Stats SA is planning the next Census for 2011 and the only recent statistics available is the Community Survey 2007, which is based at a municipal level but also compares the results of the survey with the Census 2001. Community Survey 2007 notes that the population distribution of the Emnambith/Ladysmith Municipality has increased by 5% from 225 49 to 236 748 people. Its also notes an increase in average house hold size from 4.4 persons per household in 2001 to 4.7 persons per household in 2007 . It is uncertain at this stage if these marginal increases have had any bearing on Ward 25 or Colenso Town for that matter.


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�� Age Group Population Distribution

Table 2: Age Cohorts

Age Group Total %

0-4 1,224 13,46

5_14 1,273 13,99

15-34 3,775 41,51

35-64 2381 53,87

65 and over 442 4,86

Total 9,095 100


According the Municipal Ward Profile the majority of people in Ward 25 fall within the 35 and 64 years old age (53,87%), whilst elderly people represent the minority (4,86%). It can be said that Ward 25 is dominated by significant potential labour force age group (ages 15 – 64).

�� Household Revenue

Table 3: Household Income Levels

Annual Household Revenue(pa)

Households %

No income 812 33.00

R1 - R4 800 274 11,13

R4 801 - R 9 600 439 17,84

R9 601 - R 19 200 390 15,85

R19 201 - R 38 400 255 10,36

R38 401 - R 76 800 141 5,73

R76 801 - R153 600 102 4,15

R153 601 - R307 200 23 0,93

R307 201 - R614 400 6 0,24

R614 401 - R1 228 800 12 0,49

R1 228 801 - R2 457 600 3 0,12

R2 457 601 and more 3 0,12

Total 2,460 100


Most households within Ward 25 fall within the region of no income at all (33,00% percent), whilst the majority of earners are in the R4 801 and R9 600 spectrum with 17,84% percent and the highest earning are at R2 457 601 or more region with only 0,12% percent.


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�� Employment Status

Figure: Employment Status

Employment Status 15 - >65 Years

15%14%

71%

Employed Unemployed Not Economically Active

Employment Status 15 - >65 Years

15%14%

71%

Employed Unemployed Not Economically Active


71 percent of ward 25 population falls within the “Not economically active” region, 14 percent is “Unemployed” and only 15 percent is “Employed”. The not economically active population of the population could be ascribed to various factors inter alia but not limited to:

� 27% being under the age of 15 which translate to a high dependency ratio. � Majority living in abject poverty in the rural area. � Lack of Employment Opportunities � Decommissioning of the Colenso Power Station � Illiteracy


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�� Existing Infrastructure

3.9.1 Energy Source

Colenso Energy Source

0%69%

28%

2%

1%

Solar/Other/Unspecified Electricity Gas Paraffin Candles

Colenso Energy Source

0%69%

28%

2%

1%

Solar/Other/Unspecified Electricity Gas Paraffin Candles


The most utilised energy source in Ward 25 is electricity with 69% percent, followed by the candle usage, which is at 28% percent, whilst paraffin, gas and other forms of energy sources constitute rest.

The Community Survey 2007 provides an alternate view of the municipality, noting that: � Households using electricity for lights has increased from 67.6% in 2001 to 69.5% in 2007; � Households using electricity for cooking has increased from 43.1% in 2001 to 52.2% in 2007; and � Households using electricity for heating has decreased from 39.3% in 2001 to 35.6% in 2007


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3.9.2 Water Supply

Colenso Water Source

36%

1%4%

59%

Piped Water Inside Dwelling

Piped Water Inside Yard

Piped Water on CommunityStand: Distance <200m fromDwelling

Piped Water on CommunityStand: Distance >200m fromDwelling

Borehole/Rain-water Tank/Well

Dam/River/Stream/Spring

Water-carrier/Tanker/WaterVender

Other/Unspecified/Dummy

Colenso Water Source

36%

1%4%

59%

Piped Water Inside Dwelling

Piped Water Inside Yard

Piped Water on CommunityStand: Distance <200m fromDwelling

Piped Water on CommunityStand: Distance >200m fromDwelling

Borehole/Rain-water Tank/Well

Dam/River/Stream/Spring

Water-carrier/Tanker/WaterVender

Other/Unspecified/Dummy


Most people (59%) rely on piped water on yard, (36%) utilises piped water inside dwelling, (4%) utilises piped water on community stand: distance less than 200m from dwelling, the rest access water from various sources

The Community Survey 2007 notes that, whereas there has been a decrease in the number of households that have access to any form of piped water i.e. from 80.3% in 2001 to 78.4% in 2007, there is a noted increase in the number of households that have piped water inside dwelling i.e. from 32.5% in 2001 to 40.8% in 2007.

(See Annexure 3 – Public Infrastructure Plans: Bulk Infrastructure)


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3.9.3 Refuse Removal

Colenso Refuse Removal

85%

11%2%

2%

Unspecified/Other

Removed by LocalAuthority at least oncea Week

Revoved by LocalAuthority Less Often

Communal Refusedump

Own Refuse Dump

No Rubbish Disposal

Colenso Refuse Removal

85%

11%2%

2%

Unspecified/Other

Removed by LocalAuthority at least oncea Week

Revoved by LocalAuthority Less Often

Communal Refusedump

Own Refuse Dump

No Rubbish Disposal


The statistical data depicted above indicates that the local authority is fairly efficient in terms of waste disposal at a rate of 85% however, the 11% of households without any form of waste disposal still needs to be address.

The Community Survey 2007 notes that the number of households where refuse is removed by local authority or private contractor has increased from 52.6% in 2001 to 54.3% in 2007. The number of households with no refuse removal has decreased from 10.8% to 4.6% in the same period.

3.9.4. Sanitation

Colenso Sanitation

93%

5% 2%

Flush or ChemicalToilet

Pit Latrine

Bucket Latrine

None of the Above

Unspecified/Dummy

Colenso Sanitation

93%

5% 2%

Flush or ChemicalToilet

Pit Latrine

Bucket Latrine

None of the Above

Unspecified/Dummy


The Ward 25 Profile reveals that a significant number of households at 93% have full access to a waterborne sewerage system. A number of flush toilets connected to sewerage system (52 percent in total) are found in this ward, 1 percent are flush toilets with septic tanks, 22 percent has none toilet facilities, 5 percent uses still uses the undesirable bucket latrine system, 16 percent uses the pit latrine without ventilation and 2 percent uses the chemical toilets.


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The Community Survey 2007 has focused specifically on households that are still using archaic toilet systems. The municipality is amongst 25 others that have totally eradicated the bucket toilet. The number of households still using the pit latrine system has significantly decreased from 41.7% in 2001 to 27.1% in 2007. Households with no form of ablution have also decreased from 9.1% to 5% in the same period. It is apparent from the statistics presented that the number of households that now use flush or chemical toilets has increased in the municipality.

3.9.5. Dwelling Type

Colenso Dwelling Type

5%

80%

4%

3%

3%

2%2%

1%

House or Brick Structure on aSeparate Stand or Yard

TraditionalDwelling/Hut/Structre made ofTraditional MaterialsFlat in a Block of Flats

Town/Cluster/Semi-detachedHouse (Simplex, Duplex orTriplex)House/Flat/Room, in Backyard

Informal Dwelling/Shack, Notin Backyard, e.g. in aninformal/squatter settlementroom/Flatlet not in Backyardbut on a Shared Property

Other/Unspecified/NA

Colenso Dwelling Type

5%

80%

4%

3%

3%

2%2%

1%

House or Brick Structure on aSeparate Stand or Yard

TraditionalDwelling/Hut/Structre made ofTraditional MaterialsFlat in a Block of Flats

Town/Cluster/Semi-detachedHouse (Simplex, Duplex orTriplex)House/Flat/Room, in Backyard

Informal Dwelling/Shack, Notin Backyard, e.g. in aninformal/squatter settlementroom/Flatlet not in Backyardbut on a Shared Property

Other/Unspecified/NA


The pie chart above demonstrates the developed nature of the Colenso Town with 75% of houses being formal structures.

3.9.6. Education Facilities

There are 3 existing educational facilities within the Colenso Town Area i.e. a Primary School in Colenso Town area, a Primary School in the area known as Indian Area and a Combined School in Nkayezi Township.

3.9.7. Health Facilities

A clinic administered by the Uthukela District Municipality is located at Nkanyezi Township. A Voluntary Counselling and Testing is located in Colenso Town itself. The ELM EMF makes mention of a “satellite” clinic that operates within the town on Mondays and Thursdays.


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3.9.8. Community Facilities

The Colenso Library is located within the town. The Colenso Police Stations also features prominently within the CBD. The ailing Colenso Club represents the only recreation facility within the study area.

(See Annexure 3 – Public Infrastructure Plans: Community Facilities Plan)

3.9.9. Road Infrastructure and Public Transport

Road conditions are generally very poor within the study area with many roads being gravel and absent of any form of pavements, kerbing or stormwater management.

The only form of organized public transport is minibus taxis which run from Colenso to Ladysmith. There is however no designated formal Taxi/Bus Stop.

An informal service offered by passenger cars was observed transporting people from within the study (especially the Nkanyezi Township and the Rural Residential area) to the Colenso CBD and surrounding areas.

(See Annexure 3 – Public Infrastructure Plans: Transport Infrastructure Plan)

�� Tourism

Tourism is identified has one of the key pillars on which the ELM economy has to develop and advance. The current ELM Tourism Sector Plan is largely outdated and its statistics and proposals cannot be considered as part of the study. Nor is there a consolidated strategy when it comes to tourism development. The ELM IDP 2009/2010 however identifies number of strategic opportunities that need to be considered. These include:

� Ideal climate conditions � The strategic location and geographical

advantage held by the Municipality, � Its unique and internationally recognized

heritage i.e. the Battlefields, � Diversity in tourism i.e. cultural, wildlife and

heritage, � Existing of base tourism infrastructure such as

railways – Rail Tourism.

3.10.1. Battlefields Route Initiative

Given the role that Colenso played in the Anglo-Boer War, Cultural Resources are in abundance ranging from museums, remembrance memorials and even


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cemeteries where actual soldiers from the war were buried, as mentioned above.

In addition Colenso is advantageously located along the Battlefields Route and Battlefields Meander. Modeled along the lines of the Midlands Meander but aligned to the battlefield sites of the KZN Midlands the Battlefields Meander is: “An area renowned for some of the most gruesome and remarkable wars in all South African History, must be the Kwa-Zulu Natal midlands regions, also now known as the Battlefields. It attracts tourists from around the globe, in particularly British nationals, who would like to hear, and take a moment to feel the reinter-action of what happened in the Anglo-Zulu and Anglo-Boer wars over 130 years ago.

(www.africanexclusivetravel.com; www.warthog.co.za).

Currently Colenso features as a point of interest if anything at all on the Battlefields Route and Battlefields Meander.

3.10.2. Tourism Status Quo

Tourism KZN is responsible for the development, promotion and marketing of tourism into and within the province (the KwaZulu-Natal Tourism Act, 1996 as amended, including No. 2 of 2002). Given, their mission to initiate, facilitate, co-ordinate and implement strategic tourism marketing, and demand–driven tourism development programs, Tourism KZN continues to track travel trends and activities in the province to inform their study.

The graph below indicates the comparison in international and domestic travel into KZN in the period 2005-2009

International and Domestic Visitors 2005 - 2009

0

5

10

15

20

2005 2006 2007 2008 2009

Years

Vis

ito

rs (

Mill

ion

s)

International Visitors

Domestic Visitors

While there is a visible decrease in the number of domestic visitors to the province in period 2005-2009, the number of international visitors has remained steady in the same period. However the sheer volume of domestic visitors still dwarfs that of their international counterparts.

Tourism KZN, as part of tracking travel (both air and land) trends have divided the KZN Province into 8 specific regions and collected statistics for those regions. Statistic streams included where travelers


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came from (both international and domestic sources), purpose of the travel i.e. holiday and business, activities undertaken etc.

Given the parameters of the study the focus here will be on: 1. The Battlefields region and the PMB/Midlands region. 2. The related activities undertaken by travelers visiting KZN in general

International Visitors The graph below exhibits the number of international travelers that visited the two regions in the period 2005-2009. (note that no figures exist for 2006).

International Visitors 2005 - 2009

0

100000

200000

300000

400000

500000

2005 2007 2008 2009

Years

Vis

ito

rs PMB/Midlands

Battlefields

It is important to note that whilst the number international visitors to the PMB/Midlands region has dropped radically in the period between 2005-2009, international visitors to the Battlefields region has remained steady in the same period.

The graph below exhibits the activities undertaken by international travelers visiting KZN in the period 2005-2009. (Note that no figures exist for 2006).

International Visitor Activties 2005 - 2009

0

500000

1000000

1500000

2000000

2005 2007 2008 2009

Years

Vis

ito

rs

Cultural/Historical/Heritage

Wildlife

Natural Attractions


8 June 2011

19

There is a visible decline in the number of international visitors partaking in the mentioned activities in the period 2005-2008. Figures however have remained steady since then.

Despite the slight indication of decline displayed above, it must be noted that international visitors to the battlefields regions has remained steady which is significant, given that the market value of international tourism to KZN sits at around R8 Billion on average per annum.

Domestic Visitors The manner in which data was captures in terms of domestic tourism in KZN is different to international. Tourism KZN focused on number of trips and not actual visitors. They have however retained the 8 regions as mentioned above.

The graph below exhibits the number of domestic visits to the two regions in the period 2005-2009

Domestic Visitor Trips 2005 - 2009

0200000400000600000800000

1000000

2005 2006 2007 2008 2009

Years

Vis

itors PMB/Midlands

Battlefields

There is a visible decline in the number of domestic trips to both areas with the PMB Midlands experience the worst of the two.

The graph below exhibits the activities undertaken by domestic travelers visiting KZN. However, data has been captured in a different manner to that of the international stats but remains relevant to study, and constant data has only been captured from 2007-2009.

Domestic Visitor Activities 2007 - 2009

0

5

10

15

20

2007 2008 2009

Years

Vis

ito

rs(%

)

Museum/ArtGallery/Historical Bld

Wildlife/Nature Reserve

Tour: Battlefields


8 June 2011

20

Whereas the ‘Touring the Battlefields” activity has remained constant, there has been a gradual decline in other relevant activities.

Despite the slight indication of decline in domestic visitor trips to the province, it must be noted that l visits specifically to the battlefields regions has remained steady, which is significant, given that the market value of domestic tourism to KZN sits at around R6 Billion on average per annum.


8 June 2011

21

4 URBAN FORM ANALYSIS

�� Local Area Analysis

This section of the report presents a detailed analysis for the study area in terms of its urban form. The principle aim of this section is to present a detailed analysis of urban form through the documentation of a photographic analysis and an investigation into local conditions. Four specific areas were observed for the analysis and were chosen based on their locality, relevance, form and function.

Issues Contained within the Analysis The analysis is undertaken in the following manner:

� A Photographic record of key attributes with each area is presented. � An overall aerial image is provided for each local area, and provides a reference for each photo

point. � An analysis of conditions including comment on:

• Locality/description • Key use/Activities • Existing Character • Built Form attributes • Built form conditions • Public environment • General Observations/issues

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

22

Co

lens

o R

esid

enti

al A

rea

An

alys

is

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

23

Lo

calit

y/d

escr

ipti

on

A

rea

betw

een

6 A

venu

e an

d W

est S

tree

t to

the

nort

h

Key

use

/Act

ivit

ies

The

pre

dom

inan

t la

nd u

se i

s re

side

ntia

l in

ters

pers

ed b

y a

num

ber

of r

elig

ious

bui

ldin

gs

(Chu

rche

s).

Exi

stin

g C

har

acte

r T

he

area

is

ty

pica

l of

ar

eas

whi

ch

have

fa

llen

into

de

cay.

It’s

a re

lativ

ely

quite

ne

ighb

ourh

ood

with

min

imal

ped

estr

ian

activ

ity.

Bui

lt F

orm

att

rib

ute

s T

he a

rea

is c

hara

cter

ised

by

one-

site

-one

uni

t ho

uses

whi

ch a

re in

gen

eral

goo

d ph

ysic

al

cond

ition

but

poo

rly m

aint

aine

d an

d re

quire

rev

italis

atio

n.

Bui

ldin

gs

and

Sp

ace

Rel

atio

nsh

ip

No

Cle

ar

defin

ition

of

st

reet

s an

d bu

ildin

gs

are

setb

ack

crea

ting

a ne

gativ

e st

reet

re

spon

se e

dge

Pu

blic

en

viro

nm

ent

The

are

a ex

hibi

ts a

gen

eral

apa

thy

in t

erm

s of

ver

ge m

aint

enan

ce a

nd u

nder

utili

sed

open

sp

aces

Gen

eral

Obs

erva

tio

ns/is

sues

The

ar

ea

is

gene

rally

ve

ry

quite

w

ith

an

alm

ost

non-

exis

tenc

e of

pe

dest

rian

traf

fic/m

ovem

ent.

Pav

ing

pede

stria

n si

dew

alks

are

onl

y pr

ovid

ed o

n th

e m

ain

St

Geo

rge

Str

eet

whi

ch i

s ge

nera

lly in

goo

d co

nditi

on (

Ref

er, 1

3)R

oads

are

wid

e en

ough

to

faci

litat

e ur

ban

desi

gn a

nd s

tree

t pav

ing

T

he g

ener

al s

tate

of

the

resi

dent

ial

area

s is

tha

t of

a d

erel

ict

stat

e as

mos

t ho

uses

lac

k ge

nera

l m

aint

enan

ce

coup

led

with

ne

gativ

e an

d un

deru

tilis

ed

open

sp

aces

w

hich

tr

ansl

ates

to

the

lack

of m

aint

enan

ce.

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

24

Co

len

so C

om

mer

cial

Cor

e A

nal

ysis

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

25

Loc

alit

y/d

escr

ipti

onT

his

can

be d

escr

ibed

as

an a

rea

alon

g S

ir G

eorg

e R

oad

betw

een

Wes

t S

tree

t an

d D

u P

less

is S

tree

t

Key

use

/Act

ivit

ies

Cor

e m

ixed

use

are

a co

mpr

isin

g as

fol

low

s:

Info

rmal

Tax

i R

ank,

Gen

eral

Dea

lers

, B

ottle

S

tore

s, C

olen

so H

otel

; P

anel

Bea

ters

, R

esta

uran

ts,

a B

utch

ery

and

Sup

erm

arke

t, P

etro

l F

illin

g S

tatio

ns e

tc.

Exi

stin

g C

har

acte

rT

he c

hara

cter

of t

he C

omm

erci

al C

ore

is t

hat

of a

typi

cal r

ural

tow

n or

ser

vice

cen

tre,

whi

ch

how

ever

in t

he c

ase

of C

olen

so is

in s

igni

fican

t dec

ay.

A k

ey o

bser

vatio

n is

that

ther

e is

no

unifo

rm b

uild

ing

aest

hetic

, with

in m

any

of b

uild

ings

bei

ngs

rand

om a

nd c

ontr

astin

g.

Bu

ildin

g

and

S

pac

e R

elat

ions

hip

T

he r

oad

rese

rve

is 2

3m w

ide

with

zer

o bu

ildin

g lin

e.

How

ever

, th

e bu

ildin

g fr

onta

ges

are

frag

men

ted

whi

ch p

rese

nts

a no

n-co

nsis

tenc

y in

term

s of

cle

arly

def

ined

str

eets

cape

.

Bu

ilt f

orm

con

dit

ion

sG

ener

ally

G

ood,

ho

wev

er

show

ing

gene

ral

lack

of

m

aint

enan

ce,

som

e ha

ve

been

ab

ando

ned

and

dila

pida

ted

as a

res

ult.

Pu

blic

en

viro

nm

ent

The

Pub

lic E

nviro

nmen

t is

not

wel

l kep

t

Gen

eral

Ob

serv

atio

ns/is

sues

The

re a

re t

he o

bvio

us s

igns

of

dila

pida

ted

and

deca

ying

bui

ldin

gs,

road

s an

d pa

vem

ents

br

eaki

ng u

p, a

nd i

llega

l du

mpi

ng o

f w

aste

whi

ch i

nevi

tabl

e in

add

ition

to

the

incr

easi

ng

diffi

culty

to

let b

uild

ings

, de

clin

ing

rent

als,

and

low

er e

mpl

oym

ent

dens

ities

.


8 June 2011

26

Nkanyezi Analysis


8 June 2011

27

Key use/Activities The predominant land use is residential interspersed by a number of vacant properties.

Existing Character The area is typical of areas which have fallen into decay. It’s a relatively quite neighbourhood with minimal pedestrian activity.

Built Form attributes The area is characterised by one-site-one unit houses which are in general good physical condition (recently built) but poorly maintained and require revitalisation.

Buildings and Space Relationship No Clear definition of streets and buildings are setback creating a negative street response edge

Public environment

The area exhibits a general apathy in terms of verge maintenance and underutilised open spaces.

The quality of the public environment overall is very poor, with very little investment in the form of streetscaping, street furniture, paving, public open spaces or maintenance of existing open space areas.

The area does not comprise any form of formal open space such as a square or park that could serve as an identity-creating focus in the area. Most roads are unsurfaced.

General Observations/issues

The area is generally very quite with an almost non-existence of pedestrian traffic/movement. Roads are wide enough to facilitate urban design and street paving The general state of the residential areas is that of a derelict state as most houses lack general maintenance coupled with negative and underutilised open spaces which translates to the lack of maintenance.


8 June 2011

28

“Indian Area” Analysis

It is the area located at the south eastern section of Colenso Town Boundary. It is bounded to the north by Nkanyezi Township, Farmland to the east, and Power Street to the west and R34 to the south. It enjoys direct access from Power Street.


8 June 2011

29

Key use/Activities The predominant land use is residential.

Existing Character It’s a relatively quite neighbourhood with minimal pedestrian activity.

Built Form attributes The area is characterised by one-site-one unit houses which are in general good physical condition.

Buildings and Space Relationship There is a clear definition of streets and buildings are setback creating a negative street response edge

Public environment

Lack of verge maintenance and underutilised open spaces.

The quality of the public environment overall is very poor, with very little investment in the form of street-scaping, street furniture, paving, public open spaces or maintenance of existing open space areas.

The area does not comprise any form of formal open space such as a square or park that could serve as an identity-creating focus in the area. All roads are un-surfaced.


The area is poorly integrated with the regional movement network, with no formal links southward to Colenso Town; furthermore there is no formal through-route or linkages to the north towards Nkanyezi Township.


8 June 2011

30

Newtown Area Analysis

This area is located at the south of Colenso town. It is bounded to the north by the Regional Route (R34) which runs in an east-west direction. R103 bounds the eastern section in a north-south direction. It is bounded to the west and south by agricultural land.


8 June 2011

31

Key use/Activities The predominant land use is residential interspersed by a number of vacant properties.

Existing Character The area is of better quality given that is a more recent development in comparison to the rest of Colenso.

Built Form attributes The area is characterised by one-site-one unit houses which are in general good physical condition.

Buildings and Space Relationship There is definition of streets and buildings are setback creating a positive street response edge

Public environment

The area exhibits a general apathy in terms of verge maintenance and underutilised open spaces.

The quality of the public environment overall is very poor, with very little investment in the form of street-scaping, street furniture, paving, public open spaces or maintenance of existing open space areas.

The area does not comprise any form of formal open space such as a square or park that could serve as an identity-creating focus in the area. All roads within the area are un-surfaced.


� The area is generally very quite with an almost non-existence of pedestrian traffic/movement.

� Roads are wide enough to facilitate urban design and street paving


8 June 2011

32

�� Colenso Town Planning Scheme

The Colenso Town Planning Scheme has a final adoption date of 25 April 1977. The scheme itself is fairly uncomplicated and typical of planning schemes designed for rural service towns. The table below provides a brief breakdown of the Colenso Town Planning Scheme.

Table 5: Zoning Analysis within Colenso Town

Zoning No of Erven

Administration & Public Buildings 12

Agriculture 1

Education 35

General Commercial 60

General Industry 4

General Residential 1 13

General Residential 2 616

Office 2

Private Open Space 6

Public Open Space 22

Railway 36

Service Industry 16

Special Residential 514

Unknown 494

As typical with a scheme of this nature, well more than half the erven within the study area are residentially inclined (1143 sites); with next significant grouping being commercial (General Commercial and Office) with 64


8 June 2011

33

sites; thereafter comes Civic zones (Admin & Public Buildings, Education) for which there 47 sites. There are 29 sites that fall within open space zones (Private/Public Open Space, Agriculture) and 20 industrially inclined sites (General and Service Industry). 36 sites are zoned for Railway purposes.

Both the ELM IDP 2009/2010 and discussions with the ELM Department of Economic Development reveal an intention of the municipality to promote industrial development within the Colenso area, as means to curb unemployment and enhanced Local Economic Development in the area. Accordingly, a significant portion of vacant land in the centre of the study area is earmarked for industrial development and have been subdivided as such complete with linkages with rail. However, the Town Planning Scheme reflects these properties as being zoned General Residential 2 and proves to be a hindrance.

It is also important to note that based on consultations with municipal planning officials, there have not been any Rezoning or Special Consents applications made within the area within the last 15 – 20 years, with building plan submissions have been at a minimum if any at all. This represents a significant lack of development pressure within the study area and further contributes to the “dying town” status that is widely recognized by all.

(See Annexure 4 – Colenso Town Planning Scheme)

�� Existing Land Use Pattern

The Colenso Town is characterised by 3 key structuring elements i.e. the Railway Line bisecting the town in a north-south direction, Bordered by R74 to the south and the Tugela River to the north running in an east-westerly direction. The Sir George Road is the Major route running in a north-westerly direction through the Town Centre towards R103 to Ladysmith.

The area between West Street and Doornkop Street is dominated by a number of basic commercial uses ranging from an Informal Taxi Rank, General Dealers, Bottle Stores, Colenso Hotel; Panel Beaters, Restaurants, Butchery and Supermarket, Petrol Filling Stations etc. It is therefore considered as Town’s Central Business District (CBD). Number of Government buildings is located within this zone i.e. Voluntary Testing centre (Tholusizo Clinic), Post Office, Magistrate Court, Uthukela District Municipal Offices, Community Hall, a Library as well as the Museum and a Police station near the entrance at the Tugela Bridge. There are also a number of abandoned dilapidated buildings interspersed throughout this area such as the former Spar building, and shop next to the BP Petrol filling station. Community Facilities are limited to 6 (Churches) and a Mosque in the CBD area. 2 Schools are located in the vicinity of the CDB.

There are a number of vacant properties interspersed throughout the area which present opportunities for Brownfield/new development and densification particularly in the core area. The current industrial footprint within the study area is minimal.

The second half of the 1980’s saw Eskom generating a surplus in terms of national electrical supply. This was attributed to major advances in technology and significant government spending. As a result, it was decided that older power stations such as Colenso would be decommissioned as they were no longer required. Eskom has however remained at the power station site, operating a maintenance depot. Much of the buildings have been closed of save for the depot, as well as the actual electricity generation infrastructure and cooling towers, which have become synonymous with the town.

(See Annexure 5 – Land Use Plan)


8 June 2011

34

�� Current Land Ownership

A significant number of properties within the Colenso Town are privately owned. Eskom has its share of ownership in the northern sections of the area whilst Transnet owns the railway line. National Government’s property ownership is limited to a select few properties which are institutional in Nature i.e. Magistrate court, School, Police Station etc. Provincial Government owns a large portion of land in the eastern area of Nkanyezi Township whilst the large remainder of vacant land is in the ownership of the Local Municipality.

(See Annexure 6 – Ownership Plan)

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

35

5 S

TR

AT

EG

IC A

NA

LY

SIS

��

��

��

��

S

WO

T A

nal

ysis

ST

RE

NG

THS

W

EA

KN

ES

SE

S

�

The

Col

enso

are

a ha

s be

en e

arm

arke

d as

a S

econ

dary

Nod

e an

d a

Leve

l 2 I

nves

tmen

t N

ode

whi

ch h

as p

ositi

ve im

plic

atio

ns in

res

pect

to

mun

icip

al c

omm

itmen

t to

inve

stm

ent.

�

In

clos

e pr

oxim

ity t

o th

e R

103

and

has

good

ac

cess

to

th

e N

3,

Lady

smith

and

sur

roun

ding

are

as.

�

The

stu

dy a

rea

is m

ade

up o

f va

ryin

g co

mpo

nent

are

as a

nd t

hus

prov

ides

a s

olid

foun

datio

n fo

r sp

ecifi

c de

velo

pmen

t str

ateg

ies.

�

Ric

h hi

stor

y an

d he

ritag

e w

hich

attr

acts

bot

h lo

cal

and

inte

rnat

iona

l in

tere

st.

�

A f

avou

rabl

e cl

imat

e an

d na

tura

l en

viro

nmen

t w

hich

add

s to

tou

rism

ba

se o

f the

are

a.

�

Gro

win

g po

pula

tion

char

acte

rised

by

sign

ifica

nt la

bour

forc

e po

tent

ial.

�

The

exi

stin

g to

wn

cent

re a

nd s

urro

undi

ng r

esid

entia

l a

stro

ng b

ase

infr

astr

uctu

re, f

orm

al h

ousi

ng s

tock

and

com

mun

ity fa

cilit

ies.

�

Ste

ady

tour

ism

flo

ws

with

int

erna

tiona

l to

uris

t to

the

are

a be

ing

fairl

y st

eady

ove

r th

e la

st 5

of y

ears

�

Dom

estic

tour

s to

the

Bat

tlefie

lds

regi

ons

has

also

bee

n st

eady

�

Res

iden

tial

area

s cl

oses

t to

the

CB

D o

ffer

for

mal

hou

sing

with

goo

d bu

ild q

ualit

y an

d pr

ovid

e a

uniq

ue r

ural

tow

n ch

arac

ter.

�

The

exi

sten

ce o

f th

e C

olen

so T

own

Pla

nnin

g S

chem

e im

plie

s th

at

deve

lopm

ent

has

and

will

tak

e pl

ace

in a

co-

ordi

nate

d an

d su

stai

nabl

e m

anne

r.

�

Bas

ic C

omm

erci

al u

se in

exi

sten

ce w

ithin

the

CB

D.

�

Indu

stria

l ac

tiviti

es (

very

min

imal

) ha

ve l

ocat

ed w

ithin

the

ear

mar

ked

indu

stria

l zon

ed.

�

Pow

er S

tatio

n an

d re

late

d in

fras

truc

ture

rem

ains

inta

ct.

�

Larg

e nu

mbe

r of

pro

pert

ies

is h

eld

in g

over

nmen

t ow

ners

hip,

hen

ce

min

imal

bar

riers

to

gove

rnm

ent

driv

en d

evel

opm

ent.

�

Res

iden

tial a

reas

in g

ener

al a

re s

ervi

ced

by p

oor

qual

ity r

oads

lack

ing

prop

er s

urfa

cing

, pa

vem

ent,

and

stor

mw

ater

man

agem

ent.

�

Hig

h ra

te o

f une

mpl

oym

ent.

�

Str

uctu

ral

pove

rty

and

lack

of

ba

sic

infr

astr

uctu

re

and

need

s co

ncen

trat

e in

pre

viou

sly

disa

dvan

tage

d ar

eas.

�

Abs

ence

of

a de

dica

ted

tran

spor

t ter

min

al.

�

Gen

eral

poo

r qu

ality

nei

gbou

rhoo

ds a

nd i

sola

ted

natu

re o

f ou

tlyin

g re

side

ntia

l are

as.

�

The

CB

D c

onta

ins

vaca

nt a

nd d

ilapi

date

d bu

ildin

g w

hich

add

s to

its

un

-kep

t nat

ure.

�

Num

ber

of a

band

oned

and

run

dow

n bu

ildin

gs.

�

Res

iden

ts h

ave

to tr

avel

led

into

Lad

ysm

ith fo

r go

ods

and

serv

ices

. �

Pub

lic t

rans

port

is p

oorly

org

anis

ed.

�

Col

enso

mus

t com

pete

with

Lad

ysm

ith f

or in

dust

rial d

evel

opm

ent

etc.

�

The

Col

enso

Tow

n P

lann

ing

Sch

eme

is o

utda

ted

and

infle

xibl

e an

d is

in

effe

ctiv

e in

pro

mot

ing

LED

and

ove

rall

deve

lopm

ent

with

in t

he s

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ar

ea.

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OP

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UN

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Exi

stin

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and

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s w

ithin

the

CB

D p

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de a

sol

id

foun

datio

n fo

r de

velo

pmen

t int

erve

ntio

n an

d st

rate

gies

. �

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imum

cap

italis

atio

n of

ste

ady

inte

rnat

iona

l to

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m a

nd d

omes

tic

trip

s to

the

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tlefie

lds

regi

on.

�

Uni

que

rura

l to

wn

feel

and

cha

ract

er o

f re

side

ntia

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eas

imm

edia

tely

ad

jace

nt to

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de.

�

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roun

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gam

e re

serv

es a

nd n

atur

al e

nviro

nmen

t in

gen

eral

can

ad

d to

tour

ism

pot

entia

l �

The

mot

hbal

led

Col

enso

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er S

tatio

n re

mai

ns i

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t an

d pr

ovid

es

an o

ppor

tuni

ty f

or I

ndep

ende

nt P

ower

Pro

duct

ion

as w

ell

as b

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as

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ated

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ivity

with

in t

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rea.

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e nu

mbe

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pert

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is h

eld

in g

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ners

hip,

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ce

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imal

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riers

to

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ent

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en d

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opm

ent.

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lined

tou

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tre

nds

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to la

ck o

f inv

estm

ent.

�

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h un

empl

oym

ent,

ram

pant

pov

erty

and

squ

alor

with

in p

revi

ousl

y di

sadv

anta

ged

area

s ca

n le

ad t

o un

rest

�

The

attr

actio

n of

ind

ustr

ial

deve

lopm

ent

to t

he a

rea

coul

d un

derm

ine

the

LED

initi

ativ

es o

f the

Lad

ysm

ith in

dust

rial c

ompl

ex.

�

Aba

ndon

ed b

uild

ings

, va

cant

and

un-

kept

vac

ant

land

tog

ethe

r w

ith

poor

qu

ality

ne

igbo

urho

ods

will

co

ntin

ue

to

affe

ct

inve

stm

ent

and

tour

ism

with

in t

he s

tudy

are

a.


8 June 2011

37

�� Lynch Analysis

5.2.1 Key Physical Elements

It is deemed necessary to gain an understanding of the physical features that play a key role in the

development process. Certain sorts of physical elements can be grouped into five key elements which are

hereunder listed as follows:

• Nodes

• Edges

• Paths

• Districts and;

• Landmarks

Nodes: Nodes are focal places, such junctions of paths: examples extend inter alia from roundabouts to

market squares.

Edges: are linear elements which are either not used as paths, or which are usually seen from positions where

their path nature is obscured. These elements include rivers, railway viaducts and elevated motorways.

Paths: are amongst the most significant of these elements. They are channels of movement – alleys, streets,

motorways, railways and the like – and many people include them as the most important features in their

images of the place

Districts: Paths, nodes, landmarks and edges constitute the skeleton of the urban image, which is fleshed out

with areas of less strongly differentiated urban fabric. The flesh itself is organized into districts: medium-to-

large sections of the city, recognizable as have some particular identifying character.

Landmarks: In contrast to nodes, which can be entered, landmarks are point references which most people

experience from outside.

5.2.2 Analysis

This section seeks to explain how the Colenso analysis was undertaken. The first point of departure was to

ascertain the existing potential of site and its potential. Look for any existing activities and forms which could be

used to make the place more legible and recorded them – and how they might be used on a plan. It is often

helpful to use Lynch’s checklist of elements – paths, nodes, landmarks, edges and districts – to stimulate this

analysis. Typical factors that were looked for include the following.

Paths: recorded any routes which adjoin or cross the site noting their relative intensity of use,

Nodes: noted any place where paths meet; recording the relative importance of each path, and the public

relevance of any associated buildings.

Landmarks: recorded any publicly-relevant activities, either in buildings or in outdoor spaces.


8 June 2011

38

Edges: recorded any distinct limits to areas with different patterns of use or visual character and recorded any

strong linear barriers.

Districts: recorded areas with different patterns of use, areas with different visual characters, and decided

what makes the differences; overall building forms, materials or details.

5.2.3 Combining the Elements

This section seeks to explain the various elements depicted on the Colenso Lynch Analysis Plan.

a. Residential Districts

Colenso Town Residential

• Characterised by the old rental housing stock for Eskom labourers.

• Lies adjacent to Colenso Commercial District.

• Architectural uniqueness and character

• Low density residential

• Very large individual plots

Nkanyezi Township

• A former R293 township characterized by high density low-cost housing, poor infrastructure and

community services or lack thereof.

• Similar architectural character-typical of low-cost housing development in South Africa

“Indian Area”

• Formal middle-income residential that was historically occupied by the Indian community.

• Predominantly residential, interspersed by a number of vacant properties and also suffers from poor

road quality (gravel).

Rural Residential

• Typical rural housing development, typified by traditional housing typologies as well as poor

infrastructure and community facilities.

Newtown

• Formal middle-Income residential that was historically built to absorb the overspill form Colenso Town.

• It is characterised by one-site-one unit.

Industrial District

• A cluster of large vacant subdivisions which are earmarked for the development of an Industrial hub as

part of an LED initiative to attract investment, job creation and economic growth.

Commercial District


8 June 2011

39

• Central business District

• Unique architectural character

• Zero building line

• Colonnaded Verandas

• 23m wide road reserve.

Eskom District

• An area consisting of Eskom cooling towers and the associated

• Former backbone of Colenso economic activities and employment

Civic District

• An area comprising of a number of Government buildings such as the Colenso Police Station and other

institutions.

• It is also an important node as it serves as an entrance to the Colenso Town to the north-eastern

quadrant of the town.

• Furthermore it possesses the Colenso Stevenson Museum and historical Old stream engine train.

b. Landmarks

Refer to key physical elements above

Colenso Town Primary Node

• Entrance to the Commercial District

• Acts as a central connection to the rest to Colenso

• Weakly defined node – provides opportunities an institutional node as it provides an interface with the

Colenso residential district and its associated community facilities i.e. Library, community hall, school,

sports fields etc.

Colenso Primary Spine

• It is a major path that connects all the identified nodes

• It acts as a regional connecter as it bisects the town in a north-westerly direction towards Ladysmith

and beyond.

• It provides access in and out of the town.

• Major pedestrian movement occurs primarily along this route.

• Major economic activity is predominantly along the primary spine.

c. Major Paths

R103 is a significant major path as it emanate from the N3 and runs in a north-south direction through Colenso

towards Ladysmith, thus providing both Provincial and Regional access.


8 June 2011

40

The R74 plays a secondary role, however it is significant the sense that it runs through Colenso in a west-south-

easterly direction whilst intercrossing with the R103 providing direct access to Colenso Town, Winterton to the

south-east and the N3 to the west.

d. Edges

• Tugela River is a significant major edge forming the north-western boundary

• The railway line is also a significant major edge as it runs in a north-south direction whilst separating the

Colenso Town with rest of the significant areas to the east.

• It is also noteworthy that there is only one access point across the railway line to connect with the

eastern areas which severely inhibits connectivity.

(See Annexure 7 – Lynch Analysis Plan)


8 June 2011

41

6 DEVELOPMENT FRAMEWORK

�� Context

The development and maintenance of the Colenso Power station was the key driving force in transforming what was once a “wagon halt” village in 1855, into to a functional town in 1985, complete with Town Planning Scheme bulk infrastructure and social facilities. Colenso town has experienced serious decline in the last 30 years, the onset of which is directly related to the closure of its historic Power Station in the mid 1980’s. Despite the closure of the power station, many staff and their families chosen to stay on in Colenso and retire rather than move to bigger urban centres.

The key symptoms of this decline, as noted by the ELM included marginal public investment, lack of private investment, rapidly deteriorating standards of living, poor levels of social capital, infrastructure decay and crime. This decline was further reinforced by the realignment of the N3 National Freeway in 1990’s which saw lucrative Johannesburg/Durban through-traffic being diverted to a newly developed toll road which crossed the Tugela River, 16km west of Colenso town.

�� Understanding the Challenge

Colenso Town faces a number of challenges:

• Neighbourhood decay and neglect due to a number of reasons such as inadequate infrastructure maintenance; inconsistent service provision; and poor planning.

• Infrastructure and service obsolescence resulting from production and market changes that have rendered the built environment non-functional.

• At a residential level, poor economic conditions, declining employment opportunities, and the influence of poorly managed industrial areas, have further undermined the quality of life in the area.

Considerable physical decay is evident in both the industrial, commercial, civic and residential area. There are the obvious signs of dilapidated and decaying buildings, roads and pavements breaking up, and illegal dumping of waste; in addition to the increasing difficulty to let buildings, declining rentals, and lower employment densities.

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vest

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as a

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datio

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ear

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nce

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imal

bar

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over

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elop

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iden

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s in

gen

eral

ar

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by

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ads

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d l

ack

of b

asic

in

fras

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d n

eed

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eas.

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ded

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ran

spo

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inal

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po

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bo

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atur

e of

out

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side

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as.

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of a

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do

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iden

ts h

ave

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to L

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mit

h fo

r go

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and

serv

ices

. �

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lic t

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port

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. �

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enso

mus

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for

indu

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c.

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fou

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re

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ent

in g

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can

add

to to

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so P

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tio

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mai

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and

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opp

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are

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D in

itiat

ives

of t

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mith

indu

stria

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plex

. �

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and

on

ed b

uild

ings

, va

can

t an

d u

n-ke

pt

vaca

nt

land

tog

ethe

r w

ith p

oo

r q

ual

ity

neig

bo

urh

oo

ds

will

con

tinue

to

affe

ct i

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tmen

t an

d to

uris

m w

ithin

the

stud

y ar

ea.


8 June 2011

44

�� Guiding Development Principles: Colenso - A Historic Town

The Urban Regeneration of Historic Towns1 stresses a focus of inducing life into decaying assets and developing future potential not only as a means to regenerate but as a base to sustain development. They go on to define assets and potentials as anything from built heritage, cultural resources and traditional industries. Hereunder is a summary of the assets and potentials that apply to Colenso and the possibilities that exist.

� Built Heritage

Whereas the town is fairly well serviced in terms of bulk infrastructure, the built form is largely insignificant as many buildings lie abandoned or in severe need of upgrading. There are a number of historic buildings/sites which to serve as points of interest which are however not marketed accordingly. In addition, given the historical significance of the town, there is an opportunity to develop the town with a rustic feel, in keeping with its rich heritage. The Urban Design Framework developed and included as part of the Colenso Regeneration Plan will provide insight and direction into developing the rustic character of the town.

� Cultural Resources

Given the role that Colenso played in the Anglo-Boer War, Cultural Resources are in abundance ranging from museums, remembrance memorials and even cemeteries where actual soldiers from the war were buried, as mentioned above.

In addition Colenso is advantageously located along the Battlefields Route and Battlefields Meander. Modeled along the lines of the Midlands Meander but aligned to the battlefield sites of the KZN Midlands the Battlefields Meander is: “An area renowned for some of the most gruesome and remarkable wars in all South African History, must be the Kwa-Zulu Natal midlands regions, also now known as the Battlefields. It attracts tourists from around the globe, in particularly British nationals, who would like to hear, and take a moment to feel the reinter-action of what happened in the Anglo-Zulu and Anglo-Boer wars over 130 years ago."2

Currently Colenso features as a point of interest if anything at all on the Battlefields Route and Battlefields Meander. The town is adequately positioned and as the potential to become a key stop-over along the Battlefields Meander, proving rest and relaxation facilities, restaurants sampling local cuisines, local entertainment, shopping facilities for arts and craft/curios, leather goods and other regionally indigenous items. Lessons can be learned from both the

1 Parlewar and Fukukawa, Urban Regeneration of Historic Towns: Regeneration Strategies for Pauni, India; 4th International Conference on Urban Regeneration and Sustainability (The Sustainable City), 2006

2 www.africanexclusivetravel.com; www.warthog.co.za


8 June 2011

45

Midlands Meander and the Free State town of Clarens, both have which have thrived especially due to their retention of their rustic character and feel

� Traditional Industries

Industries have been centered around the erstwhile Colenso Power Station, and naturally closed shop once the Power Station was decommissioned. However with infrastructure available, easy access to a labour force and a local authority willing to assist, there is an opportunity for niche industries such as cottage industries, arts and crafts etc. that are linked to the cultural built heritage and existing cultural heritage of Colenso as mentioned above.

�� Value Filters

Value filters3 are a useful mechanism used to generate the requisite steps of an envisaged development path as part of an overall development framework. They act by screening a set of existing characteristics (in this case the project context, noted challenges, elements of the above-mentioned SWOT Analysis and guiding development principles), ensuring that the core values/principles and objectives are supported in the generation of a development path.

In the case of Colenso the core Value Filters would include:

i. Improved town functionality, ii. A more attractive urban environment, iii. Better urban management, iv. Perpetuation of new investment and economic opportunities, v. Efficient public transport, vi. Improved safety and security.

�� Development Path

The envisaged development path towards realising a more attractive, better functioning Colenso Town will take into account the above Colenso Town characteristic sets and assess them against the noted value filters, there by defining the parameters around which regeneration can take place. This is better explained diagrammatically below.

3 eThekwini Municipality IDP 2010/2011 Annual Review

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7 INTERVENTIONS

Interventions generated must avoid being direct stop gap measures in response to challenges, weakness and threats, present within the Colenso Town. Interventions must be designed in a manner takes into account existing strengths and opportunities whilst striving to create long-term and sustainable benefits.

�� Intervention: Rebranding the Town

A brand image generates a unique set of ideas, feelings and attitudes in people. Initially used within a corporate context, rebranding in recent times has been used to create new identities in an attempt to breathe life and attract investment within towns and cities4.

Rebranding as part of Regeneration

Source: http://geographyfieldwork.com

The modern approach to rebranding towns and cities focuses on making the area a desirable place for both people living within the town and those from outside the town wanting to shop and undertake recreational activities. Rebranding shares a very close relationship with urban regeneration, given that a successful urban regeneration can only take place when people aware of the regeneration programme and its introduction of new place products and its benefits. People can only become fully aware of this via an appropriate rebranding exercise.

4 Bennet and Savani, The Rebranding of Cities, 2003


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Current Thinking around Rebranding Towns/Cities5

Some of the current thinking around rebranding towns and cities include:

� Realistic evaluation of what the community and the place is capable of;� To establish the areas distinctiveness, its sense of place;� Being clear about the identity of a place and what it wants to achieve;� Identifying key distinctive traits of a place and build on what's special about a place;� Towns must re-invent themselves while remaining as authentic as possible - juxtapose traditional offerings

with modern values.

The diagram below explains some of the broader aims of rebranding and how they fit into regeneration:

Source: http://geographyfieldwork.com

Context

It is easy to note that Colenso Town has lost its role with the close of the Power Station. The town no longer has a specific purpose, nor is it competitive. Coupled with rapid decay and a severe lack of investment, Colenso is seen as a "dead" town.

5 www.guardian.co.uk; www.marketmagazine


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Strategic Characteristics and Distinctiveness

� Rich history and heritage (Battlefields) which attracts both local and international interest.� Steady tourism flows with international tourist to the area being fairly steady over the last 5 of years � Domestic tours industry to the Battlefields regions is established� Unique rural town feel and character of residential areas immediately adjacent to CBD provide.� Surrounding game reserves and natural environment in general can add to tourism potential.

Rebranding Actions

A comprehensive Rebranding exercise must be undertaken with the following activities, albeit to a scale that is applicable and within the capacity of the municipality:

Thorough market research focussed on tourism, battlefields, historic cities local and abroad, target markets; boutique B&Bs/Guesthouses/Hotels; Wedding Tourism (the many chapels present within the area.

• Direct public consultation; • Design of a new town logo; • Generate a calendar of events that tie into current activities in local area; • Advertising campaign across relevant mediums e.g. Print, web, word of mouth; • Hosting of a website for the town to showcase refurbished town, facilities; events/activities.

�� Intervention: Colenso Town Planning Scheme Revision

One of the key issues arising out of the SWOT Analysis is the presence of the Colenso Town Planning Scheme. The presence of the Town Planning Scheme provides a solid foundation to effect changes from a statutory planning perspective, in a manner that:

• Encourages and facilitates development in-line with rebranding and overall regeneration of the town; • Strengthens the functioning and character of town and; • Actively promotes Local Economic Development (LED).

Guidelines for Scheme Revision and Statutory Planning

The Colenso Town Planning Scheme is a fairly straightforward and typical of a KwaZulu Natal Midlands Town. Given this simplicity and the advent of LUMS implementation, it would be unfavourable to introduce entirely new zones to the scheme. It would rather be useful to provide guidelines that can be used during the next municipality undertaken review, or integrated into the LUMS process. These would include:

• Introduce accommodation uses such as B&B's, guesthouses and Boutique Hotels into the Scheme • Allow B&B's, guesthouses and Boutique Hotels to be operated via Special Consent in the Special

Residential zone, specifically those properties zoned as such, nearest to the CBD; • The Colenso CBD to be earmarked as a Business Improvement Zone • Ensure low barriers of entry to use ancillary to tourism orientated and commercial activities. • Land Development Applications for tourism orientated, housing and infrastructure projects must be

favoured, within the margins of sustainability.


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�� Intervention: Urban Design Framework

The final intervention is the provision of an Urban Design Framework. Its aim is to provide a vision for the development of the entire study area by applying the various development and design principles in line with the other interventions set out in this document.

It is therefore attempted to illustrate how these principles can be employed in a given area, rather than proposing a rigid spatial structure that has to be adhered to. The hope is that these designs will influence the manner in which these precincts are ultimately developed.

What Is Urban Design

Urban design involves the arrangement and design of buildings, public spaces, transport systems, services, and amenities. Urban design is the process of giving form, shape, and character to groups of buildings, to whole neighborhoods, and the city. It is a framework that orders the elements into a network of streets, squares, and blocks. Urban design blends architecture, landscape architecture, and city planning together to make urban areas functional and attractive.

Key Aspects of Urban Design

• Places for People – to be loved, places must be safe, comfortable, varied and attractive. They also need to be distinctive, offer variety, choice and fun. Vibrant places provide opportunities both to socialise and to watch the world go by.

• Enrich the Existing – places should enrich the qualities of existing urban places. Whatever the scales new developments should respond to and complement their settings.

• Make Connections – places must be easy to get to and well integrated both physically and visually with their surroundings so people can move around without effort.

• Work with the landscape – places should use the site’s intrinsic resources – climate, landform, landscape and ecology – to minimize energy use.

• Mix Use and forms – stimulating, enjoyable and convenient places meet a variety of demands from the widest possible ranges of users, amenities and social groups.

• Manage the investment – for places to be successful they must be economically viable, well managed and maintained.

• Design for change – places must be flexible enough to respond to future changes in use, lifestyle and demography

In most cases, the buildings within a rural town such as the study area are located in road frontage locations and usually express the rural character of the surrounding landscape through its architecture. A number of urban design principles can be applied to develop and preserve the characteristics of a rural node. These urban design principles are as follows:

Build an Identity and Character


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Recognize the unique character and heritage of the rural area in the location and development of a rural node. Use this unique character to develop a strong nodal identity and to create a ‘sense of place’ that is aligned with a character of the surrounding rural area. Encourage a style of architecture that defines the local identity and distinguishes the rural node from other locations. This can be reinforced through unified building design and

preventing the development of inappropriate land uses, such as shopping malls.

Reinforce Gateways and Open Space Corridors

Gateways provide legibility, identity and visual character. To this end, define and reinforce the entry points, the main arrival area, intersections and circulation points within a rural node. Open space can be use to reinforce linkages between the rural node and the larger area. This can be accomplished through the creation of pedestrian, bicycle and equestrian paths linking to the rural node to surrounding rural areas along drainage ways and open space corridors. Providing a recreation area within a rural node can function as part of a larger open space network.

Create Human Scale and Pedestrian Environment

It is important to create a human scale setting within a rural node. All buildings should be designed to create an intimate human scale that does not detract from the surrounding rural landscape. To enable this, buildings within a rural node should not exceed 2 storeys, the height at which the upper floors of buildings are still connected to street level. Providing pedestrian areas and linkages will further define a human-scale environment. Landscaping and paving can effectively be used to accentuate pedestrian walkways and pedestrian area. Site layout and building designs should also be pedestrian-oriented by incorporating wide sidewalks, seating, low-level lighting, and signs in pedestrian areas.

Key Spatial Issues

Based on the contextual analysis that was done in the preceding report, the key spatial issues that impact on the future development of the Study Area can be summarised as follows:

• Lack of clear gateway elements defining the boundaries • The core area (Colenso Town Centre) of the node lacks definition, integration and general quality public

environment • Large parcels of vacant land presents opportunities for development • Lack of sufficient facilities for informal traders

The public environment (streets, sidewalks, open spaces and street furniture) are badly maintained, and in many instances non-existent. In general, the area displays all the qualities that are synonymous with the marginalised urban areas in the country.


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8 URBAN DESIGN FRAMEWORK

The intention is to generate an urban design strategy that guides the nature and scope of future development and public realm in a coherent direction. The over-riding philosophy is to provide a more coherent, legible and harmonious town centre consistent with rustic town best practices.

This vision seeks to promote a more integrated, unified centre in terms of areas of character, scale and building lines, all of which create and reinforce the street / block relationship. The centre should build upon the distinctive identities of the different parts of the town, such as the Heritage sites, Tugela River and Historical Architectural Buildings, whilst increasing their connectivity and functional relationships.

The centre should move away from segregated virtual mono-use to supply a more mature mix, variety and conviviality across the whole of the town centre. Key opportunity sites should be identified for priority treatment (redevelopment and/or refurbishment).

Active ground floor uses will be encouraged along main pedestrian routes, irrespective of upper floor use, to spread the flows of people and to stimulate new investment and employment. New small scale uses such as cafes and restaurants will be encouraged as vital ancillary functions, particularly in those areas where there is a shortfall.

The ‘Old Town’ should act as a focus for the growth of smaller scale cultural activity that reinforces the archaeological heritage of the area and provides opportunities for niche retail, cafe and restaurants that are consistent with the fabric, scale and character of the area. Buildings which address the street well are essential in virtually all parts of the centre, so the presence of dead frontage is minimised.

�� Planning Methodology

The following provides an overview of the envisaged planning process and methodology.

DEVELOPMENT FRAMEWORK containing the following guidelines:

Movement guidelines including the creation of a hierarchy of streets and streetscapes, public and private vehicular movement, parking, pedestrian movement and spaces for associated activities,

Land use guidelines including the proposed land use for each of the existing and proposed sites within the respective precincts, including information on actions to be taken and information to be integrated into a future land use management system,

Urban form guidelines including proposals on volume, scale, design approaches, appropriateness in terms of location, function, variety etc, the guidelines will also include relevant sketches, artist’s impressions, 3D images, the potential upgrading of existing developments etc,

Public space guidelines including the identification of existing open spaces to be redeveloped, additional open spaces to be created, the detailed development of the open spaces,


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�� Intent and Use of the Guidelines

The goal of this document is to provide clear and useful recommendations for the design, construction, review, and approval of commercial, industrial, and residential development in Colenso. The guidelines are intended as a reference point for a common understanding of the minimum qualitative design expectations in Colenso. The


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guidelines are offered as one way of achieving attractive and functional projects that compare favourably with established community standards.

Designers and developers are urged to become familiar with these guidelines and to apply the guidelines to the design of projects from the very beginning to assure that the design, review, and permitting processes are as efficient as possible.

Designers and developers are also urged to recognize that these guidelines are a minimum starting point for quality development. No claim can be made that these guidelines encompass every possible technique for achieving a high level of design quality.

The designer is encouraged to use his or her own creativity and experience to improve upon the means for realizing this highest level of quality design. The architect is advised that not following the guidelines may necessitate an extended review period.

The Design Guidelines may be interpreted with some flexibility in the application to specific projects, as not all design criteria may be workable/appropriate for each project. In some circumstances, one guideline may be relaxed in order to accomplish another, more important, guideline. The overall objective is to ensure that the intent and spirit of the Design Guidelines are followed and to attain the best possible design within reason.

�� Colenso Town

8.3.1 Urban Design Proposals

Spatial Structure - Key themes

• Enhancing the arrival to and movement through the town • Enriching the public realm and defining a clear hierarchy and linkages • Creating powerful landmarks for identity and navigation • Reinforcing the individual character of distinct areas in the town


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� Streetscape

Figure 1

Included in the streetscape should be rustic wood planked sidewalks, smooth rolled curbs, strategic landscaping, and western styled wooden light poles, and the jewel of the streetscape; the archways marking entry into Old Colenso Town. The archways symbolize a definite visual boundary where citizens and visitors recognize that they have entered the Town of Colenso:

Figure 2: Figure 3:


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Current Scenario VisionFigure 4:

Photo pair showing sidewalk designs in Old Colenso Town and alternative Design for a two metre side walk curb

Figure 5: Figure 6:

Ideal/Preferred: Curb+tree/light zone + clear sidewalk. Facades located on property line. Advantages: Wider walking path with few obstruction. Ability to allow for sidewalk dining.

� More Continuous Retail Frontage � Well Defined Street Frontage

Current Scenario: Trees planted too close tobuilding; branches conflict with building frontage.

Ideal/Preferred: Trees planted next to curb with tree grates to allow for clearer path of travel/sidewalk dining opportunities

� Pedestrian Experience Marginal � Definition of Street Edge Unclear � Dedicated Parking NOT Park once


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Figure 7:

Proposed Speed Tables on Old Colenso Town at the corner of Sir George Road and Bloukrans street, Sir George Road and West Street intersection.

Figure 8:


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� Façade Improvement Programme

The Façade Improvement Program seeks to bring new life to existing buildings in the Old Town Tourist Retail Core. The program is designed to enhance the visual attractiveness and design and reduce non-conforming conditions of commercial properties in the project area, and to facilitate continued growth and economic stability.

The project funding is subject to availability of program funds. The Municipality shall provides project oversight and coordination with other Municipal departments. Eligible properties must be within the designated Old Town Tourist Retail Core.

Program Objectives

● To improve the viability of existing businesses in the Tourist Retail Core. ● To provide financial assistance for facade improvements to owners and/or tenants of properties in the

Core area. ● To eliminate blight and non-conforming design standards by encouraging program participation. ● To improve the visual presentation of individual properties and Old Colenso Town by upgrading

facades, signage, and other exterior features. ● To bring structures up to existing building and safety code standards.

Figure 9:

Existing Varied Building Façades


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Figure 10: Proposed Building Frontages

Figure 11:


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Eligible Improvements

● Painting/stucco or other exterior enhancement ● Awnings, windows/doors replacement ● Murals, marquees, parapet walls, arcade/canopy facade ● Removal of old signage and new conforming facade and/or monument signs ● Tile/pavement between entry and public sidewalk ● Exterior and/or display lighting ● Accessibility improvements for the disabled ● Other improvements subject to Town approval

Figure 12:

� Sign Guidelines

Basic Concepts for Signage in Old Colenso Town:

• Identify tenants with simple, clear design that is consistent with Old Colenso Town’s urban and historic character

• Signs should not compete with each other or dominate the setting

• Signs should be compatible with the building architectural elements and should be placed consistent with the scale of building elements


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Sign Placement

• Primary signs are to be placed in harmony with the building architecture

• To be located at the frontage with the primary business entrance. Businesses having frontage on two public streets are permitted secondary signs

Figure 13: Figure 14:

Appropriate Placement Inappropriate Placement

Allowable Sign Area

• Businesses may choose a combination of wall signs, hanging signs, blade signs, awning signs, plaque signs, and under canopy signs to a maximum of 1m total sign area per linear foot of business frontage on the primary frontage and 0.5 square feet along a secondary frontage

• Accessory signs, window signs, and temporary sing are not counted toward the permitted total sign area.

Wall Mounted/Painted Signs

• Wall signs shall align with major architectural elements, such as moldings, pilasters, cornice lines, doors, and windows


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Figure 15: Figure 16

Plaque Signs

• Plaque signs should be attached to surfaces adjacent to business entries

Figure 17:

Sidewalk Signs

• Sidewalk signs utilize mosaics or terrazzo to place the business name and/or designs within the concrete behind the property line and in front of the business entry


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Figure 18:

Blade Signs

• One blade sign shall be permitted per tenant frontage

Figure 19:

Awnings Sign

• Signs shall be permitted on awnings


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Figure 20:

Hanging Signs

• Hanging signs shall be permitted as an alternative to wall signs where wall signs are not architecturally feasible.

Figure 21:

Under Canopy Signs

• One under canopy sign per business permitted under a canopy, roof, covered walkway, or porch at the business entrance


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Figure 22:

Window Signs

• Permanent window signs are directly affixed to windows • One window sign per business frontage plus entrance doors • Gold-leaf and/or black in color

Directory Signs

• Exterior directory signs are to be at pedestrian scale • May be located on the building’s exterior wall adjacent to public entrances • Design shall compliment building architecture

Figure 23:


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Figure 24:

Building Name Signs

• Building name signs allow for the identification of buildings

Figure 25:


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Directional Signs

• Interior directional signage allowed in interior courtyards or adjacent to stairways or elevators • Intended to guide patrons to rear area and upstairs tenants

Figure 26:

A-Frame Signs

• One A-frame sign is allowed per business • Shall not be located within the public right-of-way • To be removed during non-business hours

Figure 27:

Temporary Banner Signs

• Temporary banners shall comply with the Municipal Code except that:


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• Temporary banner signs shall not exceed 2 metres • Neon and day glow colored banner signs are prohibited • Banner signs may be attached to banisters or elements of the building

• The amended Specific Plan allows banner signs to be constructed of canvas, vinyl, or other durable materials.

Figure 28: Figure 29

Public Signage

• Public signage concept consists of gateway, directory, directional way finding, and special event/light pole banner signs

• Intended to provide cohesive and recognizable marketing identity for the Town• Directional signage content encouraged to be coordinated with the Old Town of Colenso Association.

Marketing brochure may be included in receptacles on side of directional signs

Figure 30:


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8.3.2 Public Art

Goals, Objectives and Policies – Public Art

• Goals, Objectives and Policies Section has been devise • Design Guidelines Section has also been devise

Figure 31:

Devised Goals:

Create a dynamic sense-of-place and unique identity for Colenso Town by:

�� weaving art into the Town area, �� by cultivating imaginative artistic expression, and�� promoting the display and placement of art in the�� public realm.

Objectives:

� Enhance the public realm

� Public access to art displays

� Promote a cohesive community identity

� Reflect Old Town’s historical heritage through public art collection

� Encourage public art that can be enjoyed by a diverse community

� Public art is encouraged to respond to the challenge of sustainability

� “Brand” Colenso Town as a destination for cultural tourism

� Cultivate art venues & art education facilities in Colenso Town – (performance centres, studio spaces for rent, art galleries)

� Encourage the development of artist live/work units and arts related commercial space in ColensoTown


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� Seek funding opportunities that support art and culture in Colenso Town

Policies:

� Compliance with Art Ordinance

� Appropriate placement/siting of art displays

� Zoning and land use standards that promote cultural arts related uses and live/work space for artist

� Encourage municipally operated and privately owned art galleries

� Partner with public and private entities to promote cultural arts in Old Town

� Promote community involvement

� Develop a “Cultural Heritage and The Arts” marketing plan for Old Town

�� Public Art Design Guidelines

Location

� Wide range of public spaces � Highly visible and accessible � Compatible with the surrounding development � Create “focal points” within the community � Encourage public gathering and social exchange

Symbolic and Thematic Content

� Broad in scope � Relate to Old Town’s local history and heritage � Respond to the themes of people and place – past, present and future � Complementary with physical surroundings � Promote sustainability

Types of Public Art:

� Mosaics and murals � Sculptures and monuments � Lighting displays � Streetscape and paving treatments � Benches and street furniture

Figure 32


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� Way-finders � Landscape planters and seating walls may be expanded by an artists creative abilities and innovation

Goals and Recommendations

1. Historic Core

Goal: Preserve and respect historic buildings.

Recommendation: Protect & preserve existing designated historic buildings. Delineate a historic core. New projects in this area should required to pay special attention to the height and massing of the historic buildings.

2. Streets

Goal: Enhance historic character & pedestrian friendly nature of the streets. Protect the historic grid of streets & alleys.

Recommendation: Future development should a) orient building activity to the street, b) create a clear street edge, and c) preserve existing & reclaim vacated alleys where possible.

3. Building Heights

Goal: Permit up to two-story buildings. Allow taller structures with a Conditional Use Permit.

Recommendation: Include detailed performance standards that respect the relationship with adjacent historic structures.

4. Architecture

Goal: Future buildings should respect historic architectural styles and contribute to a well-defined, lively & pedestrian-oriented streetscape.

Recommendation: Amend Specific Plan guidelines for building form, architectural style, street frontage design, materials, detailing & color to provide design flexibility while ensuring high quality & well designed buildings.

5. Infrastructure

Goal: Improve infrastructure for future development, including water, sewer, power, communications, trash, & deliveries. Maximize alley use to locate services & utilities off street.

Recommendation: Prepare a detailed analysis of existing & future infrastructure needs. Locate utilities in alleys to improve streetscape & building frontages.

6. Economic Development


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Goal: Ensure that future growth in Old ColensoTown meets the needs of its businesses and residents, & that growth is economically sustainable.

Recommendation: Prepare economic development plan & marketing strategy to attract desired growth in terms of new development & commercial businesses.

7. Colenso Town Core and Tugela Bridge Area

Goal: Create greater visual & functional connection between Old Colenso Town core & area of Tugela Bridge Area.

Recommendation: Explore opportunities to extend street & enhance the visual point of entry using the Tugela bridge, the R.E Stevenson Museum (Old Toll House) and the Tugela fire-less type locomotive train monument

�� Industrial Guidelines

The following Design Guidelines seek to assure high quality development in the industrial zoning districts of the Old Town of Colenso. The provisions of this section shall apply to all industrial development within the Town. Additionally, any addition, remodelling, relocation, or construction requiring a building permit within any industrial district should adhere to these guidelines. Common elements found in well-designed industrial projects include:

� Site Planning, � Landscaping, � Building Design, and � Utilitarian Aspects

� Site Planning

Lot Layout

Intent:

Due to the nature of development within industrial districts, building architecture is generally considered secondary to an appropriate site plan. All industrial building site layouts should be designed to provide interesting street scenes, controlled site access, emergency vehicle access, convenient visitor parking, well-screened outdoor storage, loading areas, equipment and service areas, and an emphasis on the entrance or office portion of the building.


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Table 1:

• Expansive paved areas located between the street and the building should be avoided in favour of multiple small lots separated by landscaping and buildings.

• Loading areas shall be screened from public view. (Figures 33,34,35,36,38)

Figure 33 Figure 34 Figure 35 Figure 36

Encouraged Building at Side

Encouraged Building at Front

Encouraged – Centred Building

Discouraged – Building at Back with Parking at Front

An additional 1.5 metres of front setback should be provided for every 3 metres of building height above 9 metres.

Figure 37


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Image Zone

Table 2:

Guidelines Intent

Within the “Image Zone” there should be an emphasis on materials and landscaping and a quality architectural presence should be established. (Figure 38)

The development rationale for the Town of Colenso is to realises that new industrial development cannot construct utilitarian-type structures which incorporate all of the amenities sought in an office building. The Town does want industrial development to look high quality, particularly from the public street.

Therefore, the Town will most closely scrutinize the “Image Zone” of all industrial development proposals. The area with the most public visibility shall be considered the “Image Zone.”

The developer should strive to place considerable attention to aesthetics in this area.

Entry drive orientation and accent landscaping should be used to enhance/ identify entry sequence. (Figure 38)

Visitor and handicap parking shall be located adjacent to the building entrance while employee parking areas shall be located at the side or rear of the building. (Figure 38)

Where industrial uses are adjacent to sensitive non-industrial uses, appropriate buffering techniques, such as setbacks, screening, and landscaping, should be provided to mitigate any negative effects of industrial operations Figure 38.

Signs, paving, and planting should be incorporated into a well-designed entry to visually link the site entry to the buildings.

Landscaping shall be drought-resistant and consist of native materials.


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Figure 38

Entry drive orientation and accent landscaping should be used to enhance/ identify entry sequence. (Figure 39 below) • The entry drive should be oriented toward the main entrance of the building.

� A minimum 7-foot (2.13 metres) wide landscaped centre median shall be provided at the entry drive. � Signs, paving, and planting should be incorporated into a well-designed entry to visually link the site entry to

the buildings. � Landscaping shall be drought-resistant and consist of native materials.


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Figure 39:


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Access and Circulation

Table: 3 Guidelines Image Reference Intent

Parking facilities shall be designed with adequate area for a vehicle to manoeuvre without entering the public right-of-way.

Provide safe and convenient access to the building entry from the street, parking areas, and transit stops. Textured paving at crosswalk provide safety for pedestrians

Crosswalks in parking lots should be accented with special design features such as raised, coloured and/or textured pavement, a narrowed roadway, or a combination of the former.

Easily identifiable pedestrian access shall be provided from the street, sidewalk, parking areas, and bus stops to building entrances and key areas within the site.

Pedestrian walkways should be safe and visually attractive and shall be defined by landscaping and low level lighting. Consider textured paving.


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Loading Areas

Table 4: Guidelines Image Reference Intent

Quality directional signs and pavement markings should be provided at all parking and loading facility entrances and exits.

Easy to read signs should be located near the project entry and should compliment the character of the building.

The loading area needs to be sited with care on the industrial site.

Wherever possible, various screening methods should be incorporated into the site design to reduce the visual impact of these facilities.

Loading areas should be oriented or screened so as not to be visible from a public street or from a non-industrial property.

Loading and service areas shall be screened from public view using a combination of portions of the building, architectural wing walls, decorative screen walls, and/or a 20-foot (6.09m) landscape buffer.

Screening shall be designed as an integral part of the building design and site layout.


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Parking Areas

Table 5:

Guidelines Image References IntentParking areas shall be screened from public view through the use of rolling earth berms (3:1 slope), retaining walls, low masonry walls, elevation changes, landscaping, or combinations of the former

Site access and internal circulation should be designed in a straightforward manner that emphasizes safety and efficiency.

The circulation system should be designed to reduce conflicts between vehicular and pedestrian traffic, provide adequate manoeuvring and stacking areas, and consider access for emergency vehicles.

Parking lots and cars should not be the dominant visual elements of the site from the public street. Parking lots should be landscaped to provide shade for parked cars and to visually enhance parking areas within the “Image Zone”.

Raised concrete curbs and traffic barriers shall be utilized to protect building edges and surfaces from damage caused by vehicles or machinery.

One landscaped finger island shall be provided per every 10 spaces. Landscape islands shall be a minimum of 1.5 metres (inside dimension) in width to allow for tree growth and to avoid tree trunks from being hit.

Trees should be planted throughout the parking areas within the “Image Zone” and not simply at the end of parking aisles.

Trees are planted throughout the parking area


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Planting Areas

Table 6: Guidelines IntendAll landscaped areas shall include trees, shrubs, and groundcover.

For industrial uses, landscaping should be used to define areas such as entrances to buildings and parking lots, define plazas and break areas, define the edges of incompatible land uses, provide transition between neighbouring properties (buffering), and provide screening for outdoor storage, loading, and equipment areas.

The most intensive landscaping should be planted in the “Image Zone”.


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Building Form

Table 7: Guidelines Intent

Desirable Elements: The architectural qualities and design elements for buildings that are most actively encouraged are:

• variety of building indentations, architectural details, and materials; • building entry accentuation; • screening of equipment and storage areas; and • Landscaping to soften building exteriors.

The guidelines for industrial development seek not to impose a particular architectural theme or style but to promote quality development that will be an asset to the Town.

Developers should strive to provide the most attention to aesthetics within the “Image Zone” of the project.

Undesirable Elements: Elements to avoid or minimize are:

• large, blank, flat surfaces; • exposed, untreated concrete block walls (except split face); • loading doors facing the street; • exposed mechanical equipment; • highly reflective surfaces; • trash enclosure doors facing the street or visible from street; and • barbed wire and razor wire (should never be used unless it is needed to solve a demonstrated security problem).

Architectural elements, including overhangs, trellises, projections, awnings, and/or insets, should be incorporated into the building design to create shadow patterns that contribute to a buildings character, particularly in the “Image Zone”.

Overall building mass shall be divided into smaller identified parts. Large, blank, flat surfaces are not permitted. Wall forms should be articulated with changes in massing, colours, and materials, and a change in horizontal wall plane should occur every 50 feet(15.24m) or less.

Undesirable Elements

Changes in colour andmaterial provide additional articulation to the building


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Utilitarian Aspects

Table 8: Wall and Fences/Screening Guidelines Image Reference Intent: Wall and

Fences/Screening a. Screen and sound attenuation walls located along public streets shall be offset with an average setback of 7.62 metres feet and a minimum setback of 20 feet (6.09m), as measured from the face of curb. Offsets in the wall shall be a minimum of 1.5 metres and should occur randomly every 50 feet (15.24m), depending on the length of the wall.

Walls should be designed to blend with the site’s architecture. Landscaping should be used in combination with walls to soften the appearance and to aid in the prevention of graffiti.

b. All non-transparent perimeter walls and/or fences in the “Image Zone” shall be architecturally treated on both sides. For example, if one side of a concrete block wall is covered with plaster to make it aesthetically pleasing, both sides should be finished in the same manner.

c. Large expanses of fences or wall surfaces should be offset and architecturally designed to prevent monotony. Landscape pockets should be provided at minimum intervals of 50 feet (15.24m) along screen or perimeter walls. Vines planted adjacent to walls to break up flat surfaces are also strongly encouraged

d. Walls and fences should be designed with materials and finishes that complement project architecture and should be planted with vines, shrubs, and trees.

Utilitarian Aspects


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Table 9: Lighting Guidelines Image References Intent

Light poles shall be to scale with the building or complex and surrounding area and have a maximum height of about 25 feet (7.62m). Where adjacent to residential uses, light poles shall not exceed 15 feet (4.57m).

The type, location, style, and intensity of lighting should be carefully selected to avoid direct glare into neighbouring properties and to be architecturally compatible with the character of the development.

Light fixtures shall be architecturally compatible with the building design to help to define the character and unify the project

Lights should complement the architectural character of the building and project


8 June 2011

84

�� Guidelines for Colenso Residential Neighbourhoods

This section seeks to solicit input from participants of Stakeholder Workshop/s:

To empower the community with a collectively agreed vision for the area:

• To create jobs and economic opportunities in the area • To upgrade existing and provide new social amenities • To preserve and develop the heritage of the area • To develop public open space in the area • To balance the interests of land uses and users • To provide housing of different types and tenures • To improve safety and security in the area • To improve accessibility to the area by both pedestrians and motorists

In pursuit of these objectives, the following strategies are proposed:

• Mixed Use Catalytic Activity Spines along main streets • Development of Adjoining Sites/Precincts to accommodate larger scale development • Development Guidelines aimed at preserving Street and Townscape Character of the area

The framework becomes a reference guide against which all new development proposals can be evaluated in terms of their suitability and remoulded to better suit the needs of the greater community. It also becomes a guideline for the actions of various implementing agents of government active in producing plans and policies for the area.

Urban design places great emphasis upon the importance of the public realm as both a driver and conduit of the vital activities and processes at play within our cities:

• human interaction • trade • cultural exchange • transport of people, goods and materials

The public realm comprises the shared spaces in which social and economic exchange take place, the places where people of differential income and socio demographic mingle and opportunities are created. The public realm is the means of socio-spatial transformation of the development area into a healthy equitable town.

In this context, it is important that as a point of departure a design-led approach is pursued; focusing on the realisation of a vision of the type of place we want the development area to be, rather than what is expedient in terms of current land ownership and short term political and social pressures. It is important that our thinking is big rather than small, our vision long-term not short term.


8 June 2011

85

Figure 40: Conceptual Nodal Development

1. Township Planning & Layout (roads, rail, public transport, nodes, public spaces, precincts, other studies etc.) & Project Management – TA + Muni.

2. Public spaces & Squares, paving, plating, street furniture, etc – CG + Muni.

3. Public Buildings (e.g. Clinic, Library), pubic transport & informal trading structures – CG + Muni. + Other Govt.

4. School, Park, more landscaping – CG + Muni. + Other Govt.

5. More Public Buildings – CG + Muni + Other Govt. 6. Mixed-Use, High-&-Medium Density Residential

& Commercial – Private Sector 7. Medium Density Residential – Private Sector,

NGOs, Muni. + Other Govt.

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

86

Tab

le 1

0: U

rban

Des

ign

Gu

idel

ines

Ap

plic

able

to

Co

lens

o R

esid

enti

al N

eig

hb

our

ho

od

s S

TR

EE

TS

CA

PE

Lay

ou

t o

f S

tree

tsca

pes

•

All

hard

urb

an s

pace

s m

ust

allo

w f

or s

afe

and

conv

enie

nt p

edes

tria

n m

ovem

ent

and

all o

ther

per

mis

sibl

e pe

dest

rian

activ

ities

th

at n

orm

ally

tak

e pl

ace

in s

uch

spac

es.

•

Alo

ng r

esid

entia

l str

eets

and

str

eets

lead

ing

to m

ajor

ele

men

ts o

f th

e gr

een

open

spa

ce s

yste

m,

prov

isio

n m

ust

be m

ade

for

conv

enie

nt a

nd s

afe

cycl

ing.

•

All

road

s/st

reet

s (w

ith t

he e

xcep

tion

of q

uiet

res

iden

tial s

tree

ts t

hat

have

neg

ligib

le a

mou

nts

of v

ehic

ular

tra

ffic

and

whe

re t

he

mix

ing

of p

edes

tria

n an

d ve

hicu

lar

mov

emen

t ca

n po

se n

o da

nger

) m

ust

have

a w

alkw

ay o

n ea

ch s

ide

of a

t le

ast

the

min

imum

siz

e (i.

e. 1

.3 m

wid

e).

All

wal

kway

s m

ust

be f

ree

of a

ny o

bsta

cles

to

the

mov

emen

t of

ped

estr

ians

(i.e

. ob

stac

les

that

red

uce

a w

alkw

ay’s

wid

th, c

ause

inco

nven

ienc

e or

pos

e a

dang

er).

•

Ver

tical

ker

bs o

r bo

llard

s m

ust

be u

sed

to p

reve

nt v

ehic

les

from

int

rudi

ng o

nto

pede

stria

n ar

eas,

unl

ess

ther

e ar

e sp

ecifi

c,

just

ifiab

le r

easo

ns f

or a

llow

ing

vehi

cula

r ac

cess

ont

o th

e pe

dest

rian

area

s.

•

The

max

imum

gra

dien

t of f

ootp

aths

sho

uld

be li

mite

d to

1:1

2 as

far

as p

ossi

ble.

•

All

pede

stria

n cr

ossi

ngs

mus

t be

clea

rly m

arke

d, p

ayin

g pa

rtic

ular

atte

ntio

n to

the

requ

irem

ents

of d

isab

led

peop

le.

•

Pro

visi

on m

ust

be m

ade

for

disa

bled

peo

ple

at c

ross

ings

. •

Pro

mot

e pe

dest

riani

sm a

s th

e es

senc

e of

the

mov

emen

t sy

stem

, su

pple

men

ted

by a

co-

coor

dina

ted

and

inte

grat

ed p

ublic

tr

ansp

ort s

yste

m in

the

stud

y ar

ea.

•

Est

ablis

h an

d re

info

rce

stre

ets

as th

e “f

ound

atio

n of

com

mun

ity li

fe”

and

not

only

mov

emen

t ar

terie

s fo

r ve

hicl

es.

•

The

des

ign

of s

tree

tsca

pes

shou

ld e

mph

asis

e th

e lin

ear

cont

inui

ty o

f the

spa

ce.

•

Cre

ate

a st

rong

imag

e an

d st

reet

scap

e in

the

se a

reas

thr

ough

the

use

of

desi

gn e

lem

ents

suc

h as

sim

ilar

tree

s, li

ght

pole

s,

bolla

rds,

ref

use

bins

, sea

ting,

pav

ing

and

sign

age.

•

Add

land

mar

ks to

the

envi

ronm

ent t

o cr

eate

a s

ense

of p

lace

– th

is c

ould

incl

ude

a un

ique

bui

ldin

g, m

onum

ent,

publ

ic s

pace

, fo

unta

in,

etc.

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

87

Sur

faci

ng

Mat

eria

ls

•

All

wal

kway

s an

d ot

her

pede

stria

n ar

eas

shou

ld h

ave

a su

rfac

e th

at i

s du

st-

and

mud

-fre

e, w

ell

drai

ned

and

othe

rwis

e

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

88

suita

ble

for

safe

and

com

fort

able

wal

king

. •

The

use

of

a lim

ited

rang

e of

sta

ndin

g pa

ving

mat

eria

ls i

s en

cour

aged

, as

thi

s fa

cilit

ates

mai

nten

ance

and

rep

airs

and

en

sure

s ne

ater

wal

king

sur

face

s in

the

long

-ter

m.

The

sta

ndar

d pa

ving

mat

eria

ls a

re t

he fo

llow

ing:

�

220x

10x7

5 re

d en

gine

erin

g br

ick;

�

220x

110x

50 r

ed c

oncr

ete

bric

k;

�

220x

110x

50 n

atur

al c

oncr

ete

bric

k;

�

450x

450x

50 n

atur

al c

oncr

ete

pave

r bl

ocks

; and

/ or

�

100

mm

in-s

itu c

oncr

ete.

•

In p

edes

tria

n ar

eas

that

hav

e to

allo

w fo

r ve

hicu

lar

acce

ss (

park

ing

bays

, dr

ivew

ays

etc)

con

cret

e in

terlo

ckin

g bl

ocks

can

als

o be

use

d.

•In

-situ

con

cret

e m

ust

be 1

50 m

m th

ick

if it

is to

car

ry v

ehic

les.

•

Whe

re r

equi

red

or a

ppro

pria

te,

the

abov

e m

ater

ials

sho

uld

be c

reat

ivel

y co

mbi

ned

in d

iffer

ent

way

s in

ord

er t

o ac

hiev

e a

varie

ty o

f pa

tter

ns a

nd t

extu

res.

A

sim

ple,

fle

xibl

e th

eme

for

pavi

ng a

nd o

ther

ele

men

ts w

ill c

ontr

ibut

e po

sitiv

ely

to t

he

legi

bilit

y of

the

are

a an

d st

art

a re

cogn

isab

le ‘

lang

uage

’ fo

r id

entif

ying

pub

lic t

rans

port

pic

k up

poi

nts,

ped

estr

ian

cros

sing

s,

arca

de e

ntra

nces

, etc

. All

pavi

ng m

ater

ials

sho

uld

be r

obus

t, du

rabl

e an

d m

aint

enan

ce-f

ree.

•

Whe

reve

r po

ssib

le,

pavi

ng m

ust

be p

erm

eabl

e to

min

imis

e ur

ban

run-

off.

•

Pav

ing

arou

nd s

tree

tsca

pe e

lem

ents

(e.

g. p

oles

) sh

ould

be

finis

hed-

off n

eatly

(i.e

. with

in-s

itu c

oncr

ete

rath

er th

an w

ith

patc

hes

of s

mal

l, irr

egul

ar p

avin

g bl

ock

frag

men

ts).

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

89

Rat

ion

ale

Rec

omm

end

atio

ns

The

R

econ

stru

ctio

n an

d D

evel

opm

ent

Pro

gram

me

(RD

P)

sets

ou

t m

any

goal

s ai

med

at

br

ingi

ng a

bout

fun

dam

enta

l cha

nge

in S

outh

Afr

ica.

Am

ongs

t the

se

goal

s ar

e:

�D

evel

opm

ent

of

infr

astr

uctu

re

�T

he

crea

tion

of

empl

oym

ent

�T

he

deve

lopm

ent

of

entr

epre

neur

ial

skill

s an

d em

pow

erm

ent

of

the

peop

le.

The

co

nstr

uctio

n of

ro

ads

usin

g co

ncre

te

bloc

k pa

ving

(c

bp)

satis

fies

man

y of

the

goa

ls o

f th

e R

DP

. C

oncr

ete

bloc

k pa

ved

road

s ar

e m

ore

labo

ur-in

tens

ive

and

less

ca

pita

l-int

ensi

ve

than

al

tern

ativ

e m

etho

ds o

f sur

faci

ng.

The

co

nstr

uctio

n pr

oces

s is

re

lativ

ely

stra

ight

forw

ard

and

can

be d

ivid

ed i

nto

a nu

mbe

r of

tas

ks.

Fur

ther

mor

e,

the

skill

s ac

quire

d ca

n be

use

d no

t onl

y fo

r pa

ving

, bu

t fo

r ot

her

build

ing

and

mas

onry

wor

k.

The

adv

anta

ge

of

cons

truc

ting

road

s us

ing

conc

rete

bl

ock

pavi

ng

is

that

th

e m

etho

ds

of

cons

truc

tion

do

not

need

to

be

ad

just

ed

to

mak

e it

labo

ur-in

tens

ive,

it a

lread

y is

so.

The

co

nstr

uctio

n of

ro

ads

usin

g co

ncre

te

bloc

k pa

ving

pr

ovid

es

bene

fits

to

the

com

mun

ity,

whi

ch

exte

nds

muc

h fu

rthe

r th

an

the

Con

cret

e bl

ock

pavi

ng p

rovi

des

an a

ttrac

tive,

long

last

ing

mai

nten

ance

fre

e ro

ad.

Bel

abel

a is

a g

ood

exam

ple

of w

hat c

an b

e ac

hiev

ed.

Bes

ides

the

obvi

ous

visi

ble

bene

fits

that

a r

oad

brin

gs to

a to

wns

hip,

whe

re

the

peop

le h

ave

been

invo

lved

in t

he r

econ

stru

ctio

n of

thes

e ro

ads,

ther

e is

a s

ense

of

owne

rshi

p an

d pr

ide

in t

he n

eigh

bour

hood

, re

sulti

ng in

a t

otal

upl

iftm

ent o

f the

are

a as

is e

vide

nt fr

om t

hese

pho

togr

aphs

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

90

prov

isio

n of

roa

ds a

nd t

he c

reat

ion

of

empl

oym

ent.

It

deve

lops

a

sens

e of

pr

ide

and

owne

rshi

p am

ongs

t th

e co

mm

unity

. A

s a

resu

lt, t

he s

idew

alks

are

gra

ssed

, ho

uses

pai

nted

and

the

ent

ire a

rea

is u

plift

ed.

Thi

s is

a p

heno

men

on

obse

rved

no

t on

ly

here

in

S

outh

A

fric

a,

but

also

ov

erse

as

in

coun

trie

s su

ch

as

Aus

tral

ia

and

Col

ombi

a.

A

num

ber

of

maj

or

proj

ects

in

S

outh

A

fric

a ha

ve

alre

ady

been

su

cces

sful

ly

com

plet

ed,

and

the

impr

ovem

ent

in t

he c

omm

unity

and

th

e ne

ighb

ourh

ood

is r

emar

kabl

e.

Exp

erie

nce

has

show

n th

at w

here

th

e co

mm

unity

is

in

volv

ed

in

the

plan

ning

an

d co

nstr

uctio

n of

a

conc

rete

blo

ck r

oadw

ay,

25–

40%

of

the

tot

al p

roje

ct c

ost

will

rem

ain

in

the

com

mun

ity.

Thi

s w

ill

help

sp

awn

seco

ndar

y an

d te

rtia

ry

indu

strie

s re

sulti

ng

in

an

econ

omic

ally

se

lf-su

ffici

ent

com

mun

ity.

Lan

dsc

apin

g

•

The

land

scap

ing

of h

ard

urba

n sp

aces

mus

t cr

eate

acc

epta

ble

livin

g an

d w

orki

ng p

ublic

env

ironm

ents

. It

mus

t als

o co

ntrib

ute

to th

e gr

eeni

ng o

f the

are

a as

wel

l as

enha

ncin

g th

e im

age.

•

Land

scap

ed a

reas

sho

uld

be m

ulti-

func

tiona

l and

sho

uld

prov

ide

envi

ronm

enta

l, re

crea

tiona

l and

aes

thet

ic b

enef

its.

•

In p

arki

ng a

reas

lan

dsca

ping

sho

uld

be p

rovi

ded

in a

man

ner

that

ens

ures

the

pro

visi

on o

f at

lea

st o

ne t

ree

for

ever

y tw

o pa

rkin

g ba

ys.

Thi

s w

ill e

nsur

e th

e pr

ovis

ion

of a

dequ

ate

shad

e as

wel

l as

assi

stin

g w

ith s

torm

wat

er a

ttenu

atio

n.

•

Land

scap

ing

shou

ld a

dher

e to

the

follo

win

g ge

nera

l min

imum

gui

delin

es a

nd p

rinci

ples

:

�

A 2

,5m

(m

inim

um)

wid

e la

ndsc

aped

str

ip s

houl

d be

pro

vide

d be

twee

n a

site

bou

ndar

y an

d an

y pa

ved

surf

aces

, an

d be

pro

vide

d w

ith in

dige

nous

tree

s at

5 m

etre

inte

rval

s.

�

Indi

geno

us p

lant

s sh

ould

be

used

whe

reve

r po

ssib

le.

�

Indi

geno

us p

lant

s sh

ould

be

used

whe

reve

r po

ssib

le.

�

With

in a

dis

tanc

e of

2km

fro

m a

wat

erco

urse

or

any

othe

r im

port

ant

ecol

ogic

al f

eatu

re,

at le

ast

80%

of

plan

t sp

ecie

s us

ed f

or la

ndsc

apin

g pu

rpos

es s

houl

d be

indi

geno

us.

�

No

decl

ared

inva

der

plan

ts, a

s de

fined

by

the

Con

serv

atio

n of

Agr

icul

tura

l Res

ourc

es A

ct o

f 198

3, m

ay b

e pl

ante

d.

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

91

�

Pla

ntin

g sh

ould

be

used

to

prov

ide

foca

l poi

nts,

cha

ract

er, s

cree

ning

, sof

teni

ng a

nd s

hade

. �

Pav

ed a

reas

sho

uld

be m

inim

ised

, whi

le p

lant

ing

oppo

rtun

ities

mus

t be

max

imis

ed.

�

Shr

ubs

and

tree

s sh

ould

be

plac

ed in

suc

h a

man

ner

that

the

y do

not

pro

vide

hid

ing

plac

es f

or c

rimin

al e

lem

ents

or

crea

te v

isua

l obs

truc

tions

. �

Eve

r gr

een

tree

s sh

ould

be

used

to

prov

ide

shad

e (p

artic

ular

ly f

or p

arki

ng a

reas

and

are

as a

djac

ent

to g

arag

es),

w

hils

t de

cidu

ous

tree

s sh

ould

be

used

for

sea

sona

l cha

nge.

�

Whe

re a

pplic

able

, effe

ctiv

e er

osio

n co

ntro

l sys

tem

s sh

ould

be

put-

in-p

lace

to m

inim

ise

the

loss

of t

op s

oil.

�

App

ropr

iate

irrig

atio

n m

easu

res

aim

ed a

t re

duci

ng w

ater

con

sum

ptio

n an

d th

e un

nece

ssar

y w

asta

ge o

f w

ater

sho

uld

be in

vest

igat

ed a

nd b

e ap

plie

d.

�

Bar

e w

alls

(e.

g. p

rivat

e ga

rden

wal

ls in

gro

up h

ousi

ng s

chem

es)

shou

ld b

e so

ften

ed w

ith p

lant

ing

and

be a

rtic

ulat

ed

and

mad

e in

tere

stin

g by

des

igni

ng t

he w

alls

with

ste

p-ba

cks,

alc

oves

and

cor

ner

cut-

offs

. •

Whe

re h

ard

urba

n sp

aces

can

not

be s

patia

lly d

efin

ed b

y m

eans

of

surr

ound

ing

build

ings

, la

ndsc

apin

g el

emen

ts (

e.g.

tre

es),

m

ust p

rovi

de th

e de

sire

d sp

atia

l def

initi

on.

Par

kin

g

•

Par

king

sho

uld

pref

erab

ly n

ot b

e pl

aced

in f

ront

of

build

ings

, bu

t to

the

sid

es a

nd b

acks

, or

acc

omm

odat

ed in

a b

asem

ent

to

prev

ent

dead

faç

ades

. •

Ope

n pa

rkin

g ar

eas

shou

ld b

e ap

prop

riate

ly la

ndsc

aped

(se

e “L

ands

capi

ng”

guid

elin

es).

•

The

sha

ring

of p

arki

ng fa

cilit

ies

may

be

cons

ider

ed t

o av

oid

dupl

icat

ion.

•

Par

king

are

as s

houl

d pr

efer

ably

be

arra

nged

in s

mal

ler

entit

ies

and

spre

ad o

ver

the

site

. It

is r

ecom

men

ded

that

a b

reak

of

at

leas

t 5

met

res

(sof

t la

ndsc

apin

g or

bui

ldin

g st

ruct

ure

intr

udin

g an

d ov

erlo

okin

g th

e sp

ace)

sho

uld

be u

sed

betw

een

two

park

ing

pock

ets.

Ser

vice

Yar

ds

and

Sto

rag

e A

reas

•

Ser

vice

yar

ds s

houl

d, if

pos

sibl

e, b

e lo

cate

d at

the

sid

e or

bac

k of

the

bui

ldin

g an

d be

scr

eene

d-of

f w

ith a

2 m

etre

hig

h w

all

whi

ch c

ompl

imen

ts th

e de

sign

of t

he b

uild

ing.

•

Ser

vice

yar

ds s

houl

d no

t be

loca

ted

near

er th

an 1

0 m

etre

from

a r

esid

entia

l bou

ndar

y.

•

Sto

rage

are

as s

houl

d no

t be

visi

ble

from

the

str

eet,

but

be lo

cate

d at

the

bac

k or

sid

e of

the

bui

ldin

g. O

utdo

or s

tora

ge s

houl

d on

ly b

e ac

com

mod

ated

if fo

rmin

g pa

rt o

f des

igne

d di

spla

y ar

eas.

•

Out

door

dis

play

are

as s

houl

d be

bea

tifie

d w

ith in

dige

nous

tree

s, w

ith a

t lea

st 2

0% o

f the

sur

face

com

pris

ing

soft

/ per

mea

ble

land

scap

ing.

Lig

hti

ng

•

All

pede

stria

n ar

eas

mus

t be

lit a

t nig

ht.

•

Ligh

ting

shou

ld a

lso

be u

sed

deco

rativ

ely

to h

ighl

ight

sig

nage

, la

ndsc

apin

g el

emen

ts a

nd im

port

ant

build

ings

. T

he li

ghtin

g of

bu

ildin

gs a

nd m

onum

ents

can

add

to

the

ambi

ence

of

the

Nod

e. H

ence

, pr

ivat

e de

velo

pmen

ts s

houl

d be

enc

oura

ged

to

cons

ider

the

usa

ge o

f spe

cial

faç

ade

light

ing.

•

App

ropr

iate

ene

rgy-

effic

ient

ligh

ting

tech

nolo

gies

mus

t be

inve

stig

ated

and

app

lied.

•

The

lig

htin

g of

pub

lic u

rban

spa

ces

mus

t no

t ca

use

or c

ontr

ibut

e to

lig

ht p

ollu

tion.

F

urth

erm

ore,

the

fol

low

ing

guid

elin

es

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

92

shou

ld b

e ap

plie

d.

�

Flo

od l

ight

s or

spo

t lig

hts

used

to

illum

inat

e bu

ildin

gs o

r si

gns

shou

ld b

e po

sitio

ned

as s

uch

that

non

e of

the

lig

ht s

pills

in

to a

djac

ent

prop

ertie

s or

shi

nes

into

the

eye

s of

mot

oris

ts o

r pe

dest

rians

. �

Ligh

ts s

houl

d no

t be

allo

wed

to

shin

e hi

gher

than

0,5

met

re b

enea

th t

he to

p of

the

build

ing

to p

reve

nt li

ght p

ollu

tion.

Pu

blic

/Str

eet

Fur

nit

ure

•

All

stre

etsc

ape

elem

ents

mus

t be

des

igne

d an

d pl

aced

in

a m

anne

r th

at e

nhan

ces

the

desi

red

char

acte

r of

the

spa

ce a

nd

crea

tes

a un

ifyin

g th

eme.

•

All

stre

etsc

ape

elem

ents

in th

e ar

ea s

houl

d be

of s

imila

r de

sign

and

cha

ract

er t

o cl

early

dis

tingu

ish

the

area

. •

Pub

lic t

rans

port

sto

ps s

houl

d be

cle

arly

def

ined

thr

ough

lay-

by’s

, si

gnag

e (s

uch

as r

oute

map

s an

d tim

e ta

bles

), a

nd li

ghtin

g.

•

Vis

ible

and

con

sist

ent

dire

ctio

nal a

nd in

form

atio

nal s

igna

ge s

houl

d pr

ovid

e es

sent

ial i

nfor

mat

ion

to t

he p

ublic

. F

urth

erm

ore,

th

e fo

llow

ing

guid

elin

es s

houl

d be

app

lied:

�

All

impo

rtan

t si

gns

(i.e.

thos

e th

at c

an a

ssis

t peo

ple

in fi

ndin

g th

eir

way

or

seek

ing

help

) m

ust

be v

isib

le a

t nig

ht.

�

All

sign

age

shou

ld b

e un

iform

to p

rovi

de a

uni

que

char

acte

r fo

r th

e ar

ea.

�

Sig

ns m

ust

not b

lock

the

vie

w o

f veh

icle

s or

the

view

fro

m a

djac

ent

build

ings

, an

d m

ust

not b

e ex

cess

ive

in s

ize

and

/ or

num

ber.

•

All

stre

etsc

ape

elem

ents

sho

uld

be p

lace

d in

a c

oord

inat

ed m

anne

r.

The

arb

itrar

y pl

acin

g an

d cl

utte

ring

of e

lem

ents

mus

t be

av

oide

d.

•

Str

eets

cape

ele

men

ts s

houl

d be

rob

ust

and

be m

ade

of d

urab

le m

ater

ials

, i.e

. th

ey m

ust

be a

ble

to w

ithst

and

freq

uent

use

, w

eath

erin

g an

d va

ndal

ism

with

out

loss

of d

esig

n qu

ality

.

Pu

blic

Tra

nsp

ort

Sto

ps

•

Cle

arly

def

ine

publ

ic t

rans

port

sto

ps th

roug

h la

y-by

’s,

sign

age

(suc

h as

rou

te m

aps

and

time

tabl

es),

and

ligh

ting.

•

Pro

vide

wai

ting

faci

litie

s at

thes

e st

ops,

whi

ch s

houl

d in

clud

e se

atin

g, s

helte

r, li

tter

bins

, lig

htin

g, d

rinki

ng w

ater

and

toi

lets

(w

here

fea

sibl

e).

Inte

rsec

tio

ns

•

Inte

rsec

tions

sho

uld

be r

edes

igne

d to

acc

omm

odat

e in

crea

sed

volu

mes

of

pede

stria

ns w

ith in

crea

sed

safe

ty.

Thi

s co

uld

be

done

by

elev

atin

g ke

rb li

nes

with

in f

unct

iona

l lim

its,

pavi

ng p

edes

tria

n cr

ossi

ngs

with

uni

t pa

vers

or

pigm

ente

d as

phal

t / s

lurr

y of

con

tras

ting

colo

urs

as p

art

of p

art

of p

avin

g th

e en

tire

inte

rsec

tion

and

inst

allin

g bo

llard

s to

pre

vent

veh

icle

s fr

om d

rivin

g on

to s

idew

alks

. •

Ram

ps f

or th

e ph

ysic

ally

dis

able

d an

d bi

cycl

es s

houl

d al

so b

e pr

ovid

ed.

Ser

vice

Infr

astr

uct

ure

•

All

abov

e-gr

ound

ele

men

ts o

f se

rvic

e in

fras

truc

ture

mus

t be

des

igne

d an

d pl

aced

in s

uch

a m

anne

r th

at t

hey

are

not

visu

ally

, ae

sthe

tical

ly, e

colo

gica

lly o

r in

any

oth

er w

ay d

etrim

enta

l to

the

spac

e an

d its

use

rs.

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

93

Sto

rm W

ater

Man

agem

ent

•

The

dra

inag

e sy

stem

sho

uld

be p

rote

cted

and

man

aged

as

part

of

the

prim

ary

open

spa

ce s

yste

m.

Thi

s sh

ould

be

achi

eved

th

roug

h pr

oper

sto

rmw

ater

des

ign

and

man

agem

ent

mea

sure

s.

•

Sto

rmw

ater

man

agem

ent

and

atte

nuat

ion

mea

sure

s (e

.g.

perm

eabl

e pa

ving

and

att

enua

tion

pond

s) s

houl

d en

joy

spec

ific

cons

ider

atio

n in

the

des

ign

and

layo

ut o

f new

tow

nshi

ps a

s w

ell a

s de

nsifi

catio

n an

d in

fill d

evel

opm

ent

in e

xist

ing

tow

nshi

ps.

•

The

ban

ks o

f riv

ers,

spr

uits

, str

eam

s an

d da

ms

shou

ld r

emai

n ve

geta

ted

with

indi

geno

us la

ndsc

apin

g.

•

The

can

alis

ing

of r

iver

s, s

prui

ts a

nd s

trea

ms

shou

ld b

e av

oide

d.

PU

BLI

C P

RIV

AT

E S

PA

CE

INTE

RF

AC

E

Arc

hite

ctur

al C

har

acte

r an

d

of

Str

uct

ure

s

•

Any

new

dev

elop

men

t m

ust

be s

ensi

tive

to t

he e

xist

ing

char

acte

r, a

mbi

ence

and

arc

hite

ctur

al d

esig

n of

the

Col

enso

ne

ighb

ourh

ood.

•

Bui

ldin

gs a

t pr

omin

ent

loca

tions

(e.

g. G

atew

ays)

and

alo

ng im

port

ant

rout

es (

e.g.

Hig

h P

riorit

y S

tree

tsca

pe Z

ones

) sh

ould

be

of

good

qu

ality

co

ntem

pora

ry

arch

itect

ure.

P

oor,

in

diff

eren

t, ki

tsch

, re

ady-

mad

e or

re

trog

ress

ive

(his

toric

ally

im

itativ

e)

arch

itect

ure

shou

ld n

ot b

e al

low

ed a

t the

se lo

catio

ns.

•

The

var

ious

des

ign

elem

ents

of

the

build

ing

(roo

f, e

ntra

nces

and

cor

ners

) sh

ould

be

desi

gned

to

suit

the

diffe

rent

way

s th

at

they

will

be

view

ed a

nd t

o pr

omot

e vi

sual

inte

rest

.•

The

mai

n en

tran

ce o

f a

build

ing

shou

ld b

e w

ell-d

efin

ed a

nd a

rtic

ulat

ed b

y pr

ovid

ing

good

vis

ual

and

phys

ical

con

nect

ions

be

twee

n th

e st

reet

and

the

lobb

y sp

aces

. •

In t

erm

s of

hei

ght,

mas

s an

d ar

ticul

atio

n th

e bu

ildin

g sh

ould

com

plem

ent

the

exis

ting

and

prop

osed

int

ensi

ty o

f su

rrou

ndin

g la

nd u

ses.

•

The

upp

er le

vels

of

tall

build

ings

sho

uld

be s

et b

ack

to h

elp

crea

te a

ped

estr

ian

scal

e at

str

eet

leve

l and

to

miti

gate

unw

ante

d w

ind

effe

cts.

•

Leve

l cha

nges

in r

espe

ct o

f th

e el

evat

ion

of b

alco

nies

and

liv

ing-

area

s ab

ove

the

stre

et le

vel s

houl

d be

use

d to

allo

w v

iew

s fr

om d

iffer

ent u

nits

ont

o ad

jace

nt p

ublic

spa

ces.

•

Sub

stat

ions

sho

uld

be d

esig

ned

as a

n in

tegr

al p

art o

f the

bui

ldin

g an

d sh

ould

not

pro

vide

a d

ead

faça

de o

n th

e st

reet

. •

Whe

re p

ossi

ble,

bui

ldin

gs s

houl

d ac

tivel

y co

ntrib

ute

to t

he s

patia

l de

finiti

on o

f ur

ban

spac

es a

nd t

o th

eir

attr

activ

enes

s. T

he

back

fac

ades

or

build

ing

serv

ices

mus

t no

t fa

ce t

owar

ds a

pub

lic u

rban

spa

ce.

Bui

ldin

gs w

ith p

ublic

fac

ilitie

s, a

men

ities

and

se

rvic

es s

houl

d be

con

cent

rate

d ad

jace

nt t

o pu

blic

urb

an s

pace

s.

•

No

balc

onie

s sh

ould

be

esta

blis

hed

on t

he s

ide

of a

bui

ldin

g ab

uttin

g a

resi

dent

ial a

rea.

•

Sol

ar a

cces

s to

adj

acen

t re

side

ntia

l pr

oper

ties

or o

utdo

or l

ivin

g ar

eas

situ

ated

to

the

sout

h of

a p

rope

rty

to b

e de

velo

ped

shou

ld b

e pr

otec

ted

in a

ccor

danc

e to

the

stan

dard

s pr

ovid

ed b

y th

e C

ounc

il.

•

Bui

ldin

gs s

houl

d be

con

stru

cted

of h

igh

qual

ity m

ater

ials

to e

nsur

e th

e va

lue

of th

e bu

ildin

g ov

er th

e lo

ng-t

erm

.

Ed

ges

and

Bo

un

dar

ies

•

A b

arrie

r sh

ould

be

prov

ided

to

prev

ent

cars

fro

m t

urni

ng in

to a

site

at

any

poin

t.

The

fol

low

ing

guid

elin

es s

houl

d be

app

lied

in r

espe

ct o

f bar

riers

:

�

Con

tinuo

us,

mon

oton

ous

or

bare

bo

unda

ry

wal

ls

shou

ld

be

avoi

ded

or

at

leas

t be

so

ften

ed

with

pl

antin

g or

EM

NA

MB

ITH

I LA

DY

SM

ITH

LO

CA

L M

UN

ICIP

AL

ITY

p

rep

ared

by:

SiV

ES

T

Col

enso

Reg

ener

atio

n P

lan

and

Urb

an D

esig

n F

ram

ewor

k

8 Ju

ne 2

011

94

arch

itect

ural

ly a

rtic

ulat

ed a

nd a

ltern

ated

with

see

-thr

ough

sec

tions

(e.

g. p

alis

ade

fenc

ing)

. It

is r

ecom

men

ded

that

se

e-th

roug

h se

ctio

ns s

houl

d co

nstit

ute

at l

east

75%

of

the

leng

th o

f th

e pr

otec

ted

boun

dary

. T

his

requ

irem

ent

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s


8 June 2011

95

Built Form, Landscape and Urban Design Guidelines

� Provide a variety of housing types rather than the traditional single story detached house, to provide a variety of lifestyle opportunities.

� Encourage innovative design, and in multi residential developments, encourage diversity of building form to avoid replication.

� Discourage ‘mock’ heritage design and replication of older housing styles. � Use a range of building materials, including local and recycled materials. � Design buildings and locate landscaping to provide natural surveillance of entries and exits, streets, public

spaces and carparking, through balconies and windows that overlook the spaces. � Maximising opportunities for northern orientation. � Minimising glazing or providing shading devices, to east and west facades to reduce heat loss and gain. � Using double glazing to help attenuate noise, as well as improve energy efficiency of facades. � Selecting energy efficient and sustainable materials and services, including rain water tanks, solar hot

water. � Provide single entry or shared driveway access and rear carparking, to reduce the number of access points

from streets and to limit the visual disruption of multiple front garages. � Require front fences to be no more than 1.2m in height if solid, or 1.8m height if the fence has openings or

materials that make it not less than 50% transparent, such as open picket style or post and rail.

9 RECOMMENDATION

�� Introduction

The section aims to focus and build on the broad Observations/Issues identified as part of the comprehensive Broad land use and Urban Form analysis with the objective of developing programmes, projects and an implementation framework. A set of Goals/Objectives (based on these Observation/Issues) will be developed as part of Programme of Action to be proposed for implementation

This Program of Action will form the basis in providing recommendations and an implementation plan as a way forward to improving the functioning of the Town surrounds.

�� Observations/Issues

By way of a Functional Assessment, extensive analysis (as part of the Functional Assessment) has been carried out within and around the defined Precinct Area. The Observations/Issues drawn include:

1. Proliferation of informal trade whilst inefficient utilisation of existing trading stalls, 2. Poor built form and harsh public environment 3. Absence of positive landscaping and ignorance of potential pedestrian linkages.

�� Objectives

The following objectives reached should achieve the overall vision:


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1. Economic Regeneration:

• Opportunity sites for new commercial and tourism investments, • Employment opportunities for local skilled, semi-skilled and unskilled labour • Learning and skills acquisition sites for children and youth, • Creating people places where people can come together and interact • Liveable streets and streetscapes that are pedestrian friendly and human scaled.

2. Responsive Development

• Intelligent investment grounded on existing potentials, • Creating safe, clean and healthy “work-live-and play” environments,

3. Sustainable development;

• Sustaining existing social and economic potential,

4. Revitalized identity and Image:

• Guidelines for coherent Urban Design and visual character,

Apart from these overall development objectives promoted within the Colenso area, ten specific development objectives were also set for the practical development of the Colenso Town are hereunder outlined as follows:

1. Identification of buildings and land for potential redevelopment 2. Propose areas for public lighting and visibility improvement. 3. Design safer environments.4. Identify space for informal trader activities. 5. Provide for public sanitation facilities. 6. Design for softer environment. 7. Provide areas for parking development. 8. Provide improved pedestrian pathways. 9. Identify areas for road upgrading. 10. Provide for access to social amenities.

These objectives guided the structuring of the development concept for the area as well as the identification of specific development interventions.

�� Development Concept

The central development concept for the area will focus on countering the current apparent isolation of a social/ residential function within the industrial areas which typifies the Colenso Town.


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(See Annexures 8-12)

9.4.1 Overall Approaches / Guiding Principles

The following identifies the main guiding principles which underpin the concept. These principles are also useful in identifying criteria that can be used in assessing the concept.

Table 11:

Sustainability The concept as a basis for future development frameworks is underpinned by the principles of sustainability. This includes an acknowledgement of the various elements of sustainability including environmental, social and economic sustainability.

Urban Renewal An overarching approach guiding development is urban regeneration. In pursuing urban renewal initiatives, there is a need to go beyond physical improvement to embrace a broader view of urban regeneration which would include aspects such as marketing, urban management etc.

Management As suggested above, management forms a key component of urban regeneration and would represent an important guiding principle for future development. The concept should ensure that management frameworks are developed as a distinct component of future frameworks. In addition physical development frameworks should assist in creating a clear structure to facilitate improved management.

Economic Regeneration A primary underlying basis is that physical development must contribute to economic regeneration. Whilst economic regeneration should form part of a distinct separate process, it is important that physical interventions assist in facilitating economic regeneration. An implicit basis of future concepts therefore is economic regeneration.

�� Broad Land Use Framework

At a broad level the conceptual framework aims to consolidate economic and industrial activities into one system, reinforce residential compatible lands uses into another clear, definable system and finally integrate these systems through the open space structure and the movement system.

The key components to the framework include:

• Treatment of interfaces between the industrial and residential not only in terms of localised interventions but also in terms of overall mitigation measures.

• Reinforce the residential system through consolidating residential compatible uses, improving accessibility and structuring the spatial framework around communities.

• Provide new and flexible economic opportunities and improve the performance of the economic activity system through the revised land use framework and improved movement system.


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Table 12:

Economic Activity Systems

• The economic activity system is structured along the main arterial system viz. Sir George Road emanating from the R103 and bisects the Town Centre which in a north-westerly direction towards the Town of Ladysmith and beyond.

• Currently almost all secondary Roads plays the accessibility and structuring role in the West-East direction to and from residential areas whilst creating various intersections along the Sir George Road creating minor nodal areas.

• Increased connections and accessibility work together to release new opportunities in the form of Opportunity Zones

• Accessibility to the economic system is improved through the link to the R103 and R74.

Economic Nodes

The concentration of economic activity at the intersection of high threshold arterial routes presents opportunities for further investment. Nodes of critical visual importance are those places that serve as the entrance to the Town Centre Precinct and require a detailed urban design treatment.

Redevelopment Precincts

• The Economic Activity System requires strengthening where existent investment and infrastructure is concentrated and where there is a surplus infrastructure carrying capacity.

• The dilapidated and vacant properties present opportunities for consolidation of the existing activities along a broad economic corridor.

• The portions of land in close proximity to the residential system will be interfaced with a lower intensity zone to permit a greater mix of services industry, businesses, offices etc.

• Flexibility in the range of permitted land uses is critical to facilitate a range of opportunities in and around the commercial precinct herein referred to as the Old Colenso Town Precinct.

• The unique local designs for the Consolidation redevelopment are important to capture the distinct image that builds on the local context.

• The fine grain mixed use corridor through Sir George Road, historical stock, rail system all provide urban symbols and opportunities to develop a visual face and image to the Colenso Town area.

�� Colenso Town Parameters

Table 13:

Restructuring Through Movement

• Starting with Sir George Road as the primary spine, regional connector and offers high visibility.

• Gaining access of Sir George Road offers opportunities for threshold. • Integration with Nkanyezi to the east mitigates against inward focus and generates

new threshold. • Reorganizing movement creates local activity streets.

Land Use Guidelines • To develop a supportive land use framework. • To enable flexibility and incremental growth through the structuring of land uses. • To promote qualities of complexity and overlap creating a rich and diverse

environment. • To promote accessibility, choice and convenience thereby promoting a pedestrian

scale in terms of the distribution of activities.


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• To provide opportunities for generating a sense of place and legibility. • To distribute land uses in a manner this allows activities to be mutually reinforcing

and compatible.

Establishing an Urban Structure

• Firstly incorporate and build on existing roads and infrastructure

Circulation Guidelines • To promote accessibility, linkage and choice at various levels. • To create a clear movement system based on a hierarchy of routes supported by

varying widths, surfacing and landscaping. • To create safe and comfortable pedestrian environments through surveillance, the

treatment of edges and through direct and convenient connections. • To establish a complimentary system of traffic calming devices, aimed at creating a

balanced pedestrian and vehicular environment.

Circulation Summary • Existing roads are still operating within comfortable level of service although key intersections require upgrading and enhancement.

• The Project area is well ‘endowed” with access roads which will reduce the impact on the adjacent roads and also maximize the development potential.

• Maximising public transport usage will significantly benefit the development potential given its efficiency in terms of space utilization.

• Potential traffic impacts range from localized intersection improvements to significant upgrading to main access routes depending on trip generation scenario.

• The proposed upgrading of the Taxi Rank will have further benefits in terms of reducing road based travel and introduction of increased pedestrian activity in the area.

�� Overview

This subsection of the report presents the implementation framework for the Strategic Agenda. In keeping with the underlying premise of this study, that being to facilitate change and improvement in the short term, the implementation framework has the following focus:

• Firstly, the framework establishes concrete initiatives and projects which include physical (hard) and institutional / planning (soft) projects which can be implemented now, and

• Secondly, through the strategic agenda and framework established in this process, the implementation framework identifies projects which make sense now, and importantly, make sense in the future.

The framework acknowledges that the challenges confronting the Colenso Town are multifaceted and require a range of initiatives which are beyond the scope of this planning project. However, the target is to establish those projects which are of strategic value and which create a platform from which a range of multifaceted initiatives can be driven.

9.7.1 Implementation Approach


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The following are key issues which define the implementation approach:

• Realistic Implementation: a core principle defining the approach is establishing projects which can be realistically achieved in the short, medium and long terms.

• Social Process: a principle important in taking the process forward is matching implementation with stakeholder involvement. It is suggested that as opposed to a project by project participation model, that an overarching structure assesses the impact of projects as a whole. It is at this level that the greatest impact can be measured, assessed and informed.

• Incremental Process: for various reasons, not at least funding, an incremental approach has been adopted in framing projects. This is partly informed by the need to be realistic about implementation.

�� Key Opportunities and Consideration

� Informal Taxi Rank Upgrade � Streetscape enhancement Sir George Road � Roads Upgrade � Areas along the coast identified as urban design improvement precincts:

� Bloukrans/Sir George Road � West Street/Sir George Road Intersection � Upgrade of Colenso Town Entrance (6th Avenue and Sir George Road) � Upgrade of Tugela Bridge Entrance (Gateways create a sense of entry that is easily identifiable

� Tugela River promenade Interface � Library and Community Hall Interface � Colenso Industrial Cluster

�� Strategies for Improving the Built Environment

Key objectives:

• Enhance ease of movement within a township and between a township and town • Extend the mix and improve the concentration of land uses and activities • Improve the capacity of the township land, infrastructure and buildings to adapt to different uses

over time

Strategies:

1. Identify, plan and promote activity routes 2. Establish a hierarchy of nodes associated with activity routes 3. Improve the quality of public spaces 4. Promote residential infill 5. Crime prevention through environmental design


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9.9.1 Strategy 1: Identify, Plan and Promote Activity Routes

Key objective:

• Integrate townships into the mainstream of city economies, to promote both access to the opportunities that exist in core areas and investment in townships

Public-sector interventions required:

• Rationalisation of road reserves • Redesign of roads within the road reserves • Landscaping and ‘street furniture’ • Improving public transport along activity routes

Figure 41:

9.9.2 Strategy 2: Establish a Hierarchy of Nodes (Associated with activity routes)

Features of urban nodes:

• A concentration of activities and land uses (commercial, housing, public space and facilities) • Best located at points of the highest accessibility • Should be well serviced by public transport and easy to get to • The size of a node (planned or existing) depends on its location and accessibility • The best locations are sought by high threshold businesses or activities

9.9.3 Strategy 3: Improve the Quality of Public Spaces

Common problems:


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• Lack of meaningful investment of new public open spaces • Inadequate maintenance of existing open spaces

Key objective:

• Urban public spaces (streets, squares, promenades and green spaces) should act as an extension of the housing unit, providing space for social and economic activities


• Establish an integrated open space system • Establish a hierarchy of public spaces • Ensure that key design principles of scale and enclosure are applied

9.9.4 Strategy 4: Promote Residential Land Infill

Key objectives:

• Attract and retain middle- and upper-income residents in townships by providing quality and variety of housing

• Create property investment opportunities within the township for residents and enterprises • Promote community safety by eliminating dead space and promoting surveillance • Improve thresholds for economic and social services


• Provide a range of housing types • Release land for development by the private-sector

9.9.5 Strategy 5: Crime Prevention through Environmental Design

Key objectives:

• Design of places and spaces to maximise surveillance • Redevelopment of unused open spaces with housing and other facilities which enable active use

throughout the day • Maintaining public spaces to create a sense of pride and ownership (e.g. ensuring weeds and

rubble are cleared) • Demolishing or re-using vacant and abandoned facilities


• Urban design interventions that promote passive surveillance • Promote functional or used spaces - vacant or underutilised space should be eliminated • Install lighting to reduce opportunities for crime• Promote pedestrian-friendly neighbourhoods.

ANNEXURE 1

LOCALITY PLAN

ANNEXURE 2

EXISTING STRUCTURE OF STUDY AREA

ANNEXURE 3

PUBLIC INFRASTRUCTURE PLANS

ANNEXURE 4

COLENSO TOWN PLANNING SCHEME PLAN

ANNEXURE 5

LAND USE PLAN

ANNEXURE 6

OWNERSHIP PLAN

ANNEXURE 7

LYNCH ANALYSIS PLAN

ANNEXURE 8

COLENSO INDUSTRIAL AREA

ANNEXURE 9

NKANYEZI TOWNSHIP

ANNEXURE 10

COLENSO RESIDENTIAL

ANNEXURE 11

COLENSO CBD

ANNEXURE 12

NEWTOWN

SiVEST Town and Regional Planning Division 4 Pencarrow Crescent, La Lucia Ridge Office Estate Umhlanga Rocks, 4320 South Africa

Tel + 27 31 5811500 Fax +27 31 566 2371 Email [email protected] www.sivest.co.za

Contact Person: Kavi Soni Cell No.: 082 903 9824 Email: [email protected]

Colenso Regeneration Plan and Urban Design Framework Final ...

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