2014 Hartbeespoort Area Precinct Plan 57 Chapter 5: Precinct Plan R514 R514 R514 R514 R514 R514 R514 R514 R514 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R511 R560 R560 R560 R560 R560 R560 R560 R560 R560 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R512 R560 R560 R560 R560 R560 R560 R560 R560 R560 R104 R104 R104 R104 R104 R104 R104 R104 R104 R560 R560 R560 R560 R560 R560 R560 R560 R560 R104 R104 R104 R104 R104 R104 R104 R104 R104 R512 R512 R512 R512 R512 R512 R512 R512 R512 N4 Xanadu Eco Park Xanadu Eco Park Lakeland Estate Lakeland Estate NECSA NECSA Sunway Sunway Kosmos Kosmos Schoemansville Schoemansville West Lake Estate West Lake Estate Heron Cove Heron Cove Leloko Estate Leloko Estate Magalies Golf Estate and River Club Magalies Golf Estate and River Club Caribbean Beach Caribbean Beach The Island Estate The Island Estate Melodie Melodie Melodie AH Melodie AH Ville D'Africque Ville D'Africque Eagles Landing Eagles Landing Pecanwood Pecanwood Ifafi Ifafi Meerhof Meerhof Xanadu Xanadu Xanadu Xanadu Xanadu Xanadu Xanadu Xanadu Xanadu Damsig Damsig Damsig Damsig Damsig Damsig Damsig Damsig Damsig Hartbeespoort Area Precinct Plan 0 0.5 1 2 3 4 5 km N Precinct Plan Legend Precinct Boundary Precinct Plan Protected and Conservation Areas Rural Residential Residential Development Public Resorts Tourism, Low to Medium Density Residential Tourism Eco-Tourism and Conservation Hartbeespoort Village K16/R514 Development Corridor Commercial and Light Industrial NECSA Mixed Use Cradle of Humankind Medium Density Residential Rietfontein Community Nodes Environmentally Sensitive Areas Proposed Environmental Training Centre Cableway Water Perennial Rivers Roads and Transportation Regional Roads Local Roads Proposed Freeway Proposed Regional Roads Proposed Local Roads Railway Line Stations Waste Water Treatment Works WWTW Buffer 600m NECSA 2km-5km Minimum and Maximum Alert Zones Figure 22: Precinct Plan
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2014Hartbeespoort Area Precinct Plan
57Chapter 5: Precinct Plan
R514R514R514R514R514R514R514R514R514
R511R511R511R511R511R511R511R511R511
R511R511R511R511R511R511R511R511R511
R511R511R511R511R511R511R511R511R511
R560R560R560R560R560R560R560R560R560
R512R512R512R512R512R512R512R512R512
R512R512R512R512R512R512R512R512R512
R512R512R512R512R512R512R512R512R512
R560R560R560R560R560R560R560R560R560
R104R104R104R104R104R104R104R104R104
R560R560R560R560R560R560R560R560R560
R104R104R104R104R104R104R104R104R104
R512R512R512R512R512R512R512R512R512
N4
Xanadu Eco ParkXanadu Eco Park
Lakeland EstateLakeland Estate
NECSANECSA
SunwaySunway
KosmosKosmos
SchoemansvilleSchoemansville
West Lake EstateWest Lake Estate
Heron CoveHeron Cove
Leloko EstateLeloko Estate
Magalies Golf Estate and River ClubMagalies Golf Estate and River Club
Caribbean BeachCaribbean Beach
The Island EstateThe Island Estate
MelodieMelodie
Melodie AHMelodie AH
Ville D'AfricqueVille D'AfricqueEagles LandingEagles Landing
DevelopmentRestrictionZonesarethoseareaswheredevelopmentshouldbelimitedbecauseofapotentialnegativeimpactassociatedwithacertaintypeofdevelopment.TheDevelopmentRestrictionAreasthereforeessentiallyrefertobufferzonesaroundspecific developments. In the case of the HartbeespoortArea, there are two mainDevelopmentRestrictionZones,namely(refertoFigure22):
In terms of the Madibeng Spatial Development Framework, 2009, an area of 5kmaround NECSA was indicated as a Development Restriction Zone: “In terms of the National Nuclear Regulator and the Nuclear Licence for the NECSA facility at Pelindaba, an emergency planning area must be demarcated around a nuclear facility. In the case of the Pelindaba facility, this emergency planning area must comprise a 5km radius around the nuclear facility. In addition, the Pelindaba complex also contains a hazardous chemical installation, and in terms of legislation development is also not permitted in the vicinity of such an installation.”
IntermsoftheMadibengEnvironmentalManagementFramework,theDesiredStatefortheConstraintZonearoundthenuclearfacilityis“to ensure that the risks of catastrophic accidents associated with this nuclear facility are prevented.”
“According to GDACE (2002), nuclear facilities produce a number of radioactive waste products, which are categorised according to their degree of radioactivity. The preferred exclusion zone as identified by the Atomic Energy Cooperation (AEC) model of radiological dose in the most prominent wind direction is 2km. Development applications should therefore be evaluated in terms of their distance from the potential pollution source or in terms of the proposed industry’s potential pollution emissions and its proximity to residential areas.”1
Table 13: Development Constraint Zones Around NECSA
Very High Devel-opment Con-straint Zone
High Develop-ment Constraint
Zone
Medium Devel-opment Con-straint Zone
Low Develop-ment Constraint
Zone
Areasthatfallbetweenthenuclearfacilityfootprint and the2kmworst-casebufferzone(minimumalertzone).
DevelopmentZones4and5fallwithin thesealertzones,anddevelopment in theseareasshouldbedealtwithaccordingly.
5.5 Guidelines for Development Zones
ThePrecinctPlanhasdividedtheareaintospecificdevelopmentzoneswithspecificcharacteristics that should either be protected or exploited for particular reasons.Rather than allowing development to take place anywhere, themunicipality shouldaimtoestablishandentrenchthesedifferentenvironmentsthroughfocussedlandusemanagementandinfrastructureinvestment.
Table 14: Development Guidelines for Development Zone 1
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopment Zone 1 is located to thenorthof theMagaliesbergandwestof theHartbeespoortDam,andmainlycomprisestheareasalongtheR104.
The envisaged character of Precinct 1 isthatofalargelyruralresidentialarea,withastrongfocusonthecreationofalowintensityrural tourism corridor along the R104.Visually and functionally, developmentsshouldnotcompromise the ruralcharacterof the area and should have a restricted developmentfootprint.
Two business nodes are proposed alongthe R104, the first being the Damdorynnode and the second at the intersection of theR104andR512.
The node at the intersection of the R104and R512 is intended to be a local rural servicenodethatonlyprovidesopportunityfor a local business centre and any othercommunity services that are to develop inthe area.
TheDamdorynNode already comprises abusiness centre, and should be roundedoffandconsolidatedwith thedevelopmentof limited residential development directlysurroundingthecentreandtheintersection,social services and facilities and tourismdevelopments.TheproposedboundariesofthenodeisindicatedonFigure24).
• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWest Guidelines for the Establish-mentofCountryEstates,PrivateResortsandPublicResorts’
AllDevelopment:
Alldevelopmentsshouldbeenvironmentallyresponsibleandmustensure the protection and conservation of theMagaliesbergProtectedEnvironment.TheguidelinesoftheMagaliesbergEnvironmentalManagementFrameworkmustbestrictlyadheredto.
Thevisualqualityofdevelopmentwithinthenode(withtheexceptionoftheintersection)shouldstrivetomaintainalowintensityandlowimpactfacadealongtheR104andR560,withthepreservationofnatural vegetation as far as possible.
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63Chapter 5: Precinct Plan
5.5.2 Development Zone 2
Table 15: Development Guidelines for Development Zone 2
Location EnvisagedCharacter Land UsesDevelopment Zone 2 comprises the areas to the north-west,westandsouthoftheHartbeespoortDam(extendingfromKosmosuptoVilled’Afrique).
Thisareaislargelydevelopedforprivateresidentialestates,and themajorityof land thathasnotyetbeendevelopedis subject to either approved township rights or pendingtownshipapplications.Interventionsinthisareainclude:
• Atleastthree(3)businesscentreshavebeenap-proved along the R512 to the south of the Pecan-woodEstatearea(i.e.inrelativecloseproximitytoeachother).Whereopportunityexist,thisareacanbeconsolidatedintoalocalactivitycorridorthatmakesprovisionforretail,serviceindustriesandcommunityservicesandfacilities;
• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWestGuidelinesfortheEstablishmentofCountryEstates,PrivateResortsand Public Resorts
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64 Chapter 5: Precinct Plan
5.5.3 Development Zone 3
Table 16: Development Guidelines for Development Zone 3
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone3islocatedtothesouthoftheprecinctboundaryandtothewestoftheR512,oneithersideoftherailwayline.Althoughthisareahasnotbeenincludedaspartoftheprecinctinitially,thereissufficientdevelopmentpressureinthisareatowarrantdevelopmentguidelines.
Large sections of the eastern part of this Zonearealready thesubjectof residentialtownship applications, and it is thereforeproposed that thisdevelopmentpatternbesupported up to the boundary of the farmScheerpoort477JQ.
To the west of this, the area shouldbe predominantly agriculture and ruralresidential in nature.
• Residentialdevelopment
• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWest Guidelines for the Establish-mentofCountryEstates,PrivateResorts and Public Resorts
Table 17: Development Guidelines for Development Zone 4
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopment Zone 4 is located to thesouthoftheWitwatersbergandnorthoftheproposedN4(NECSA)extension.
This area should in the short term remainlargely rural in character with a focus onagriculture,agriculturalprocessingandruralliving.
In the longer term, when the Rietfonteinareas have developed completely, thisareamaybereconsideredasasubsequentarea for development, but in the short tomediumtermanyinvestmentinthisareaintermsof infrastructurewilldetract fromthedevelopment potential of the Rietfonteinarea.
Thiszonealsofallswithinthe2kmand5kmalert zone saround NECSA as indicatedin the Madibeng EMF, and significantresidential development is not consideredappropriate. Any development within this2kmzoneshouldbeverifiedbyNECSA intermsofthesafetyofthedevelopment.
• AdventureTourism
• Agriculture
• Processing and packaging of pro-ducefarmedon-site.
• CountryEstates,PrivateResortsandPublicResortsasperthe‘NorthWest Guidelines for the Establish-mentofCountryEstates,PrivateResortsandPublicResorts’
Table 18: Development Guidelines for Development Zone 5
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone5comprisestheNECSApropertyandthelandbetweenNECSAandtheproposedN4(NECSA)extension.
The area between the proposed N4(NECSA)-extension and the NECSAproperty could be developed as acommercial and light industrial zonealongtheproposedfreeway.
SimilarlytoDevelopmentZone4,asectionof this zone falls within the 2km and 5kmalertzonesaroundNECSAas indicated intheMadibengEMF.AnydevelopmentwithinthesezonesshouldbeverifiedbyNECSAintermsofthesafetyofthedevelopment.
Table 19: Development Guidelines for Development Zone 6
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopment Zone 6 comprisesthe established residential areas of Schoemansville,Melodie,Ifafi,MeerhofandXanaduEco-Park.
These areas are establishedneighbourhoods where no change tothe status quo are proposed. The onlysignificant proposal is the development ofa small scale activity street alongTielmanStreet inSchoemansville, as an extensionoftheproposedTourismAvenueinZone
As per the Hartbeespoort Dan TownPlanning Scheme, 1993 and the ScottStreetLocalDevelopmentPlan
Table 20: Development Guidelines for Development Zone 7
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone7representstheR511ActivityCorridor between therailwaylineandSchoemansville
As the major entrance into thehistoric Hartbeespoort Damneighbourhoods and one of the main access routes to the damfrom Tshwane and Johannesburg,it is proposed that the section of the road between the railway lineand the Village Mall businesscentre be developed as an urban activity corridor with high qualitydevelopment to promote this areaas a gateway into the area. Thecorridorshould thereforemainlybeaimed at high profile or corporatebusinesses.
The establishment of an urbanactivity corridor will entail theupgrading of the road and the setting of clear urban design standards to ensure both functional and visual qualitiesofdevelopment.
The successful development ofthis corridor is also subject to the construction of the K27 and thescalingdownofa largepartof theR511 in terms of its function andaccessmanagementrequirements.
• Businesses
• Offices
• MedicalCentres
• Motorshowrooms
• Furnitureshowrooms
• Highdensityresidentialdevelopments
• Tertiaryeducationfacilities
Service industries (suchas vehiclerepair centres) should be locatedwithin the corridor, but preferablywithinasecondaryzonetothebackof high profile developments alongthe road.
The municipality should identify asuitable location for the construction of a taxi-rank in this areawhich iscentrally located with maximumaccessibility.
• Notmorethan10%on-siteparkingareasshouldpreferablybelocatedalongthemainroad.Parkingshouldpreferablybeprovidedinbasements,atthesideortothebackofthebuilding or as part of the building.
Table 22: Development Guidelines for Development Zone 8
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone8comprisestheroughlytriangular precinct between the R511 andTielmanStreet,tothesouthofthecableway.
This precinct, together with the R511activity corridor should be considered asthe future flagship developments of thearea.Thisparticulararea,referredtoasthe‘Hartbeespoort Village’ for the purpose ofthisprecinctplan,hasastrategiclocationintermsofproximitytothedam,thecableway,the proposed R511 activity corridor andthe established neighbourhoods along the eastern shoreline of the dam. In addition,thelargestpartoftheareahasunimpededviewsofthedam,withtheMagaliesbergasabackdrop.Itisenvisagedthatthisareawillhave a different development morphologythan the isolated estates that have been developed to date, and should rather bedeveloped as a well-integrated settlementwith finer grained residential andbusinessdevelopments.
Theroadnetworkthroughthearea(althoughthedesignthereofisconstrictedbyexistingorapproveddevelopment)shouldbeopenand connected to surrounding areas.
• Businesses
• Smalloffices
• Guest houses
• BoutiqueHotel
• Restaurants
• PublicOpenSpace
• MediumtoHighDensityResidentialDevelopment
TourismAvenue:
• RecommendedFloorAreaRatio:0.8
• MaximumHeight:3storeys
• Buildings should not be located fur-therthan5mfromthestreetbound-ary.Ideally,atleast50%ofbuildings(inparticularretail)shouldbeplacedona0mstreetbuilt-to-line
• Properties situated adjacent to an intersectionshallcomprisebuildingsfor at least 25% of the side street frontage closest to the arterial.
• Notmorethan10%ofparkingmaybeprovidedbetweenthebuildingandthestreetboundary.Additionalparkingshouldpreferablybepro-videdinbasements,atthesideortothe back of the building or as part of the building.
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Location EnvisagedCharacter Land Uses DevelopmentControlsTourismAvenue:
At the heart of the village is a proposedtourism activity street, which is intendedto link the cableway with the dam (linkingwith Tielman Street in Schoemansville)and comprise small tourism relateddevelopments such as small shops,restaurants, guest houses and boutiquehotels. This street should be developedas a lower order activity street (preferablya shared street) with slow moving traffic,on-street parking and sufficient room forpedestrianmovement.
ResidentialDevelopment:
Theremainderofthevillageshouldcomprisea mixture of medium to higher residentialdevelopments,with sufficientplanninganddesign for associated community facilitiesand public open spaces. Because of the largenumberofsmallerlandparcelsinthearea, the envisaged characterwill not beachieved ifevery landparcel isdevelopedindividually.Theacquisitionoflargergroupsof land parcels by precinct developerswilltherefore be the ideal way of developingthearea.To thiseffect, it is proposed thata detailed Urban Design Framework bedrafted for the area.
Figure 26 indicates a conceptual notionof how this area should be designed anddeveloped.
All development shall be subject to aLandscape-andSiteDevelopmentPlan
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72 Chapter 5: Precinct Plan
Figure 26: Hartbeespoort Village
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Figure 27: Hartbeespoort Village Tourism Avenue
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Table 23: Configuration of Tourism Avenue
TourismActivityAvenueE
ssen
tial
• pavedsidewalks
• carriagewaylights
• sidewalk(pedestrianscale)lights
• litter bins
• street trees
• on-streetparking
• cyclingpaths
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5.5.9 Development Zone 9
Table 24: Development Guidelines for Development Zone 9
Location EnvisagedCharacter Land Uses DevelopmentControlsDevelopmentZone9 comprises the largerRietfontein area to the east of the R511 up tothemunicipalboundary.
RefertoFigure28.
The area already comprises a number ofeitherapprovedorproposedtownshipsthathavealreadyfragmentedtheareatoalargeextent.Thenumber of small farmportionsalsomake theholistic developmentof thisareaproblematic.Theremaininglandinthisarea should be developed according to a clear spatial structure that focuses land use typologies and densities around transportand access to social and communityservices.Thisareawillpotentiallycomprisea large population, and should thereforebe developed as a complete sustainablehuman settlement rather than isolatedresidentialdevelopments.
The area along the K16/R514 can bedeveloped as a service industry corridorthatfocusesonsmallscalemanufacturing,domestic storage and small serviceindustries.
Communitynodesshouldbedevelopedaslocal nodes that can service in the needs of the community situated within a radiusof 1km of that node. Businesses shouldtherefore only focus on daily conveniencegoods and other uses in these nodes should be restricted to community facilities andopen spaces.
Community nodes, as the focal point ofpublic transport, should also compriseappropriate public transport facilities that include well-designed and developedwaitingandholdingareas.
As per Madibeng Spatial DevelopmentFramework, 2008 : Minimum Size of 5Hectares
2014Hartbeespoort Area Precinct Plan
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R514R514R514R514R514R514R514R514R514
R511R511R511R511R511R511R511R511R511 SunwaySunway
Melodie AHMelodie AH
Phase 2Phase 2
Phase 1Phase 1
Hartbeespoort Area PrecinctPlan
0 0.15 0.3 0.6 0.9 1.2 1.5 km
NRietfontein DevelopmentProposals
Legend
Precinct Boundary
Water
Perennial Rivers
Non-Perennial Rivers
Roads and Transportation
Road Reserve
Local Roads
Proposed Freeway
Proposed Local Roads
Proposed Regional Roads
Regional Roads
Rietfontein Development Proposals
Phases
Public Transport Route
Low Density Residential
K16/R514 Development Corridor
Medium Density Residential
Environmentally Sensitive Areas
Rietfontein Community Nodes
1km radius
Figure 28: Rietfontein Development Proposals
Chapter 6:Implementation
Framework
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Chapter 6: Implementation Framework
6.1 Introduction
The Implementation Framework deals with the actions, projects and programmesrequired to (i) give effect to the Precinct Plan and (ii) to ensure the sustainabledevelopmentoftheareaoverthelongterm.TheImplementationFrameworkdealswiththefollowingaspects:
• Liveability
• EconomicDevelopment
• Infrastructure
• LandUseManagement
6.2 Liveability
Liveabilityreferstothecreationofsettlementsinwhichpeoplelivetheirlivesinawaythatisworthyofhumanbeings,thatenablescontentment,personalgrowthandhealthysocialinteraction.Thequalityoflifeofallpeopledepends,amongotheroneconomic,social, environmental and cultural factors, on the physical conditions and spatialcharacteristicsofthesettlements.
In order tomanage the future need for these facilities, themunicipalitywill have tostart addressing the manner in which development is taking place, the phasing ofdevelopmentaswellasthepotentialacquisitionoflandinordertoaccommodatepubliccommunityfacilities.
Thestandards(withtheexceptionoftheretailstandard)thatwereutilisedtocalculatethesocialandcommunityfacilitiesarethosefor‘LargeTowns/RegionalServiceCentres’setout in theCSIR’spublication: “Guidelines for theProvisionofSocialFacilities inSouthAfricanSettlements,2012.”
Thelandareasutilisedforthecalculationincludeexistingdevelopments,asitcouldbereasonablyassumedthatsocialandcommunityfacilitieshavenotbeenprovidedforthesedevelopments,andtheyshouldthereforebeincludedinthedemandcalculations.The land area is a rough calculation of the total hectares in each zone, andmoredetailedanalysisofeachzonemayresult inaslightlydifferentarea,andthereforeadifferentdemandfigure.Forthepurposeofthisscale,thenumbersinTable27provideanindicationofthemagnitudeofthedemandthatexist.
Creche Primary School
Secondary School
Primary Health Clinic
Local Library
Medium Community
Hall
Police Station
Fire Station Potential Retail (m²) that can be Supported
Gross Residential Development Potential Provision of Social and Community Services and FacilitiesLand Area
(ha)Developable Land Area (ha) (-25%)
Gross Density
(Units/ha)
Potential Number of
Units
Potential Population Size (Avg
Household Size 3.2)
Table 27: Required Social and Community Facilities
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6.5 Engineering Infrastructure
The engineering infrastructure implications for water and sanitation, based on thepotentialnumberofdwellingunitsassetoutinTable27aresetoutbelow.Itisevidentthatmajorupgradesregardingstoragecapacityandwastewatertreatmentwillhavetobecarriedoutinordertoaccommodatethenumberofunitsandlandusesproposedinthe Precinct Plan.
6.5.1 Water
6.5.1.1 Zone 2
Themainsourcesupplyingwater toZone2willbe theextensions to theH26RandWaterPipelinei.e.H26B.ThepipelineiscurrentlyconstructeduptotheMeerhoffturn-offfromRoadP249-1.ThepipelinewillbeextendeduptotheLelokoDevelopment.
Only one storage reservoir, i.e. 5Ml Kommandonek reservoir, exists within Zone 2.Nostorage facilitiesexist to thesouthofHartbeespoortDam.The followingstoragereservoirshavepreviouslybeenproposedforZone2:
Themainsourcepresentlysupplyingwater toZone8and9 is theH26RandWaterPipeline,i.e.H26A.ThepipelineiscurrentlyconstructeduptotheMeerhofturn-offfromRoadP249-1.NodedicatedstoragefacilitiesexistforZone8and9.Previousproposalsincluded:
Shouldthepotentialnumberofunitsforthesezoneshoweverrealise,theseproposedreservoirswillnotevenbeadequate toprovide24-hoursofstorage forZone8andZone 9.Table 29 sets out the anticipated demand for storage capacity thatwill becreatedshouldthesetwozonesdevelopinfull.
Themunicipality should establish an aesthetics committeewhich will be made up of municipal officials as well asprofessionalswhoareactiveinthearea(architects,landscapearchitects,environmentalspecialists, townplannersetc.) toevaluateapplicationswithinthekeyfocusareas(e.g.R511andHartbeespoortVillage)
Subdivision ofAgriculturalLand
Application must be made by the municipality to theDepartmentofAgriculturetohavealllandparcelswithinthestudyareaexcludedfromtheprovisionsoftheSubdivisionofAgriculturalLandAct,1970(Act70of1970)