executive summary - invest buffalo city

executive summary

TABLE OF CONTENTS EXECUTIVE SUMMARY CHAPTER 1

1. Introduction…………………………………………………………………....1 2. Background…………………………………………………………...….……1 3. Locality………………………………………………………………...….……2 4. Scope of Work…………………………………………………………………2 5. Alignment………………………………………………………………...…….3 6. Broad Overview……………………………………………………………….3 7. Focussed Assessment ……………………………………………………..19 8. Strategic Workshop………………………………………………………….32 9. A Vision for the Future………………………………………………………33

CHAPTER 2

1. Introduction…………………………………………………………………..34 2. Development Perspective…………………………………………………..34 3. Conceptual Framework……………………………………………………..34 4. Spatial Framework…………………………………………………….…….35 5. Urban Design Vision………………………………………………..……….37 6. Transport and Traffic…………………………………………….………….44 7. Precinct Plans……………………………………………………………..…55

CHAPTER 3

1. Development Program and Budget……………………………….……….86 2. Program and Phasing……………………………………………………….95

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1. INTRODUCTION

The Buffalo City Development Agency herein after referred to as the “BCDA” commissioned a consortium to assist the agency and stakeholders to prepare a Local Spatial Development Framework for its mandate area. The project has been named “East London Beachfront Local Spatial Development Framework (ELBLSDF)” and generates the following:-

• An overall strategic assessment of the land within the

mandate area of the BCDA, as well as a more detailed Local Spatial Development Framework for the East London Beachfront

• Preliminary Urban Design Precinct Plans for selected

precincts within the Local Spatial Development Framework.

The East London Beachfront area and its immediate surroundings is an asset to Buffalo City Municipality, not only from a perspective of Heritage, considering Quigney was one of the first settlements in the town, but also from a perspective of attraction, opportunities and a place of symbolic value.

The core mandate of the Buffalo City Development Agency will be to ensure that the economy of the area achieves its full development potential through the promotion and support of existing and new resources and opportunities. The beachfront and Quigney area of East London has been identified as the first area to be developed by the Agency. In order to facilitate planned development of the Beachfront, and guide the Buffalo City Development Agency and the Municipality in its assessment of development applications, and further also to provide the BCDA with a framework for fulfilling its mandate in respect of the Beachfront, the BCDA commenced with the formulation of a Local Spatial Development Framework for the East London Beachfront. As the BCDA has no internal capacity to complete the project, consultants have been appointed to complete the various

activities of the project, as well as manage the successful completion of the project, under guidance from the BCDA and the Municipality. The East London Beachfront Local Spatial Development Framework deliverable will be of a nature and content that will be able to be channeled through committees of the Buffalo City Municipality, and be included in the ongoing review process of the Integrated Development Plan.

2. LOCALITY

The mandate area of the BCDA is situated mainly along the coastline of the City of East London within the Buffalo City Municipality. The Buffalo City Municipality is centrally situated in the Eastern Cape and acts as a gateway into the Wild Coast and the Hinterland.

The study area which is in fact also the mandate area of the BCDA, incorporates the coastline between Phase 1A of the Industrial Development Zone/ Chester Road to the west, and the Nahoon River to the east. The study area includes the West Bank area up to the Buffalo River, the East London Central Business District (CBD), the area to the north west of the CBD, the Sleeper Site, Signal Hill and the Quigney. See Plan No.1. The BCDA has also further divided the study area into eleven (11) development zones or precincts, which are as follows:-

1. Nahoon Mouth 2. Bonza Bay Beach and Coastal Dunes 3. Sports Precinct 4. Marina Glen 5. Esplanade 6. Signal Hill 7. Quigney 8. East London Race Track 9. Lower Central Business District Precinct (Fort Hare

University) 10. The Greater Sleeper Site 11. East London Central Business District and Northwest

of CBD.

3. OBJECTIVES

The following specific objectives will be achieved and their related outputs produced:-

• An assessment of the existing urban form of the study

area in terms of land use, public spaces and the usage of such spaces, transportation, engineering services, architectural themes, heritage, urban design and environmental status.

• The formulation of a clear land use plan, incorporating proposals for development, environmental protection and traffic management.

• The formulation of a transportation plan, including all applicable modes of traffic.

• The formulation of an infrastructure development framework.

• The production of an urban design framework for the improvement of the urban environment, related to specific precincts.

• The compilation of a program for the proposed precincts, indicating priorities and phasing with a related budget, i.e. an implementation program.

• The endorsement of the proposals by stakeholders (as far as possible).

• The evaluation of the social impact of the proposals on the community and the city in general.

• The assessment of the potential for development of land owned by the BCM within the mandate area of the BCDA.

• The formulation of a strategy for the BCDA to promote and facilitate development in terms of its mandate, and the results of this study.

4. BROAD OVERVIEW

The East London urban conurbation can be conceptualised as three distinct zones. Most of the city’s formal economic infrastructure along with most of the more affluent residential areas is located within the core zone. This zone comprises the former ”European” Apartheid Group Areas. The core zone hugs the coast westwards towards the Airport and Industrial Development Zone (IDZ) and eastwards towards Bonza Bay and Gonubie, spreading northwards at the point where the N2 highway and the coast are closest. The

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western arm of this “T”-shaped zone is dominated by the port infrastructure along the banks of the Buffalo River and Daimler Chrysler works on the west bank. The IDZ and Airport are also located in this arm. The northern arm comprises a residential band that includes the suburbs of Southernwood, Vincent and Cambridge, while the eastern arm stretches along the coast encompassing the affluent residential areas of Nahoon and Bonza Bay and overlooking the sea. In the north-west quadrant of the core zone’s “T” form are the townships and informal settlements that are home to the majority of East London’s black residents, including Amalinda and Duncan Village, and beyond them Mdantsane. Some of the areas within this zone were developed during the apartheid era as dormitory settlements for black labour force working in East London’s industries, whilst others came about as the result of large scale land invasions during the late 1980s and 90s as the rural poor migrated to the city in search of income. The township zone is typically characterised by singular residential land-use and limited connectivity and accessibility from other parts of the city. Beyond the outer edges of the city and the townships are the peri-urban and rural areas of the Buffalo City Municipal Area, many of which formally fell under the jurisdiction of the Ciskei Bantustan administration during the Apartheid era. This rural zone forms a concentric ring around the city and is characterised by a mix of low density informal settlements and small scale subsistence agriculture.

4.1 Land Use The CBD and the residential precinct of Quigney are set back inland from the Beachfront and Buffalo River, separated from one another by the Sleeper Site railway land. Although the CBD is predominantly a business area and Quigney a residential area, both are characterised by a mix of uses, including retail, office, administrative, light industrial and residential of various densities. Plan No. 2 captures the Land Uses of the Quigney.

The Esplanade and Harbour front precincts run along the Beachfront and Buffalo River along the southern and eastern edges of the CBD and Quigney. Strung out along movement routes, these two linear precincts are largely monopolised by single uses, large hotels and holiday apartment blocks in the case of the Esplanade and port operations in the case of the Harbour front. Both are characterised by a low intensity of use. The Esplanade includes several undeveloped and underdeveloped sites, as well as expansive under-utilised residual open spaces that offer opportunities for development. The port operations offer an opportunity for rationalisation to allow the use of disused sites and buildings for new development to create opportunities for other land uses. One potential land-use currently under-developed that might be considered is that of MICE (Meetings Incentives Conferences and Exhibitions). Expansion and development of this enterprise, as has been done so successfully by Ethekwini Municipality in Durban, offers a potential opportunity to market East London as a stage for events, as a smaller scale alternative to Durban, Sandton and Cape Town. Capture of this market would compliment the mass tourism trade during the peak holiday season and address seasonality affecting the tourism sector.

4.2 Public Realm Many sections of East London’s public realm are bland and dominated by vehicular traffic. Usable, pedestrian friendly areas of the public realm are fragmented from one another, lacking linkage and legibility, despite dramatic vistas towards the sea along streets such as Currie and Moore in Quigney, and towards the Customs House along Oxford Street. Buildings along the Esplanade in particular do not form a tight street edge, and activity along the street is too dispersed to yield any kind of meaningful place-making and for “eyes on the street from adjacent buildings to be an effective passive security measure. Little public realm exists at all to speak of along the Harbour front and public access is limited due to ongoing port operations.

East London’s public realm needs to be better developed to cater for pedestrian movement and activity, and formalised spaces to accommodate informal economic activity such as food stalls and craft traders to support regeneration of the inner city.

Bland Public Realm in Quigney

5. PLANNING AND POLICY CONTEXT

5.1 Buffalo City Development Agency: Pre-FeasibilityStudy and Interim Business Plan for the Establishment Phase: September 2004 The Pre-Feasibility Study was developed in 2004 as the Buffalo City Municipality, through the implementation of its economic development programme of its Integrated Development Plan (2002), realized the need to establish an institutional vehicle to initially manage the development of the East London Beachfront, Quigney and peripheral areas and to later ensure that the economy of the are achieves its full development potential of its mandate area.

The Pre-Feasibility Study identified the following six development zones:-

1) Nahoon Mouth – characterized by its undeveloped state, excellent natural features (and concomitant environmental sensitivities) and its extremely high potential as a tourist destination.

2) Sports and Recreation – containing four world class

passive and active recreational assets in the EL Golf Course,

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Focus Areas

√ Beachfront √Quigney √CBD

Evaluation &

Impact

Assessm

ent

Pre-Establishm

ent

Phase 1

18 months

Phase 2

18 months

Phase 4

18 months

Pre-Feasibility Study Mandate delimitation Operational Establishment

3 Pilot Sites

Esplanade & Marina

Glen

Projects Commer

cial Recreati

onal Residen

tial Study

Framework Plan

U b

Development

Projects Nahoon

Mouth

Sports Precinct

Marina Glen

Race Track

Sleeper Site

Research Projects

Development

Projects

Signal Hill

CBD Research Projects

Cricket Stadium, Nahoon Point Surfing venue, and the Nahoon palaeo-anthropological site in combination with such secondary assets as coastal nature trails, a golf driving range, indoor badminton facility, bowling facility, all weather hockey field, softball stadium and soccer fields.

3) Marina Glen Complex – characterized by a top class

swimming and surfing beach in an excellent natural and spatial location but confronted with serious problems derived from its periodic intensive use and its occupation and ongoing deterioration by a relatively small but persistent group of “anti-social” users.

4) Esplanade – defined by its high levels of

capitalization, under-utilised and under developed spaces and wonderful sea frontages but with low levels of use.

5) Signal Hill – characterized by its excellent natural

attributes, views, unique inner city location, but unutilized potential.

6) Greater Sleeper Site – a classic inner-city

“brownfields” situation where land, no longer needed for rail based freight logistics remains sterilized due to land development management inadequacies within the land title holding entity.

7) Quigney South – a residential district experiencing

many of the characteristics of neighbourhood decline and inadequate urban management but with a high potential for urban regeneration.

5.2 Buffalo City Development Agency: Business Plan: January 2006

In January 2006, the BCDA developed a Business Model to achieve its development mandate. The Business Model has utilised a four phase approach to deal with development projects and initiating which begin with a pilot phase and culminates with an evaluation and impact assessment phase. The Pre-Feasibility Study produced in 2004 forms the foundation and underpins the current state of the agency, and which has also led to the formulation of the Business Plan.

The diagram below is an illustration of the BCDA Business Model, which depicts the phasing, activities and timeframes for implementing the identified development projects.

Source: BCDA Business Plan

6. TRANSPORT & TRAFFIC

6.1 Transport Priorities As commented in the preliminary report the various previous planning documents scrutinized have in common the following priorities regarding transportation issues.

• R 72 – Regional route trough traffic

• R72 – Alignment

• Mobility vs Access

• Public Transport facilities

• Inner City Bus network

• Oxford Street Pedestrianisation The above lists of transport priorities have a major bearing on the "integration" of the Quigney and CBD. This integration can better be described as an improved state to the current severance created by the rail infrastructure limiting the space available for natural expansion and growth of the CBD. Below are listed transportation related requirements that would facilitate the above and open up the Quigney area in terms of transport linkage.

• Station position and rail line location

• E-W linkage for vehicles

• Safe and less limited Pedestrian Linkage

6.2 Public Transport The existing Public Transport operations are found to be unacceptable and are operator driven as opposed to user determined. The plan investigates a series of future scenarios and makes recommendations as to what road should be followed to establish reliable and regulated public transport in the Buffalo City Area. A route network and vehicle types are recommended, a roll out plan is also presented in the report. Part of this route network is the inner city bus network that would serve the area bounded by the BCDA mandate area. The success of these recommendations hinge on a series of preconditions identified in the plan and these are worth repeating here as the whole process of public transport restructuring hinge on the success of these preconditions listed as follows:

• Enforcement of the radius permit to route permit process for public transport operators.

• SARCC agreement on decreasing commuter rail travel times from 45 min to 30 min between Berlin and EL station.

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• DOT/ ECDOT agreements on bus contract funding

• Consultation with the current role players in the Public Transport Operations in the BCMET area.

7. ENGINEERING

7.1 Water The entire study area is served from the Umzoniana Water Treatment Works, either directly from the works or from a number of reservoirs which are fed from the works. The Esplanade, Signal Hill, Harbour Front, Sleeper Site, Lower CBD and Quigney nodes are served by the Pamure reservoir located next to Claredon School. Marina Glen is fed from the Vincent reservoir located in Devereaux Avenue. Using the Guidelines and Standards for Design of Water Supply issued by Buffalo City Municipality (BCM) (then the City of East London), aerial photography and GIS data (supplied by BCM), the estimated water demands for each area were determined. Using the proposed development plans for each node, a predicted water demand was then calculated. The total estimated increase in water demand is approximated at 6Ml per day at the Pamure reservoir and 0.5Ml per day at the Vincent Reservoir. Generally the nodes are well reticulated, or alternatively are situated adjacent to existing networks. In Marina Glen, Sleeper Site, Signal Hill and parts of the Esplanade and Harbour Front developments, full sub-networks will need to be designed and installed. The Lower CBD sites, Quigney and the majority of the Esplanade will not require extensive upgrading. It must be borne in mind that the areas earmarked for development have ageing infrastructure which is sporadically maintained. Because of this, the full extent of capital expenditure required to accommodate the developments at all nodes can only be determined from a full network analysis, working closely with relevant departments at BCM.

7.2 Sewage All sewage generated in the study area will flow to the East Bank Wastewater Treatment Works. The works has a treatment capacity of 40 Ml and currently has spare capacity of 10 Ml per day. The total estimated increase of sewage from all nodes is 5.2Ml per day and so can easily be accommodated at the East Bank Wastewater Treatment facility. In addition, the sewage generated from the Sleeper Site could also be directed to the Hood Point screening station on the West Bank should more capacity be required at the East Bank Works.

7.3 Roads & Storm water No major realignment has been suggested at any of the nodes, with only a re-routing of traffic at the lower end of Esplanade Road. John Bailie Road may have to be slightly realigned to accommodate proposed developments at Marina Glen. Signal Hill and the Harbour front require the most extensive work to the existing road network and hardstanding areas. However, like the changes proposed for the Sleeper Site, the additional work not only benefits the node, but also the mobility of the Greater East London area. The Lower CBD and Quigney nodes require the least amount of work and increased traffic demands would be easily accommodated by the existing network. More detailed traffic studies will need to be conducted to determine the full extent of pavement refurbishment and traffic control facilities required. BCM stormwater regulations dictate that any new development must be able to retain the difference between a 1:5 year pre-development rainfall event and a 1:50 year post development rainfall event.

8. ELECTRICITY From the 2006 records of the BCM Electricity Department, the electricity demand of the total study area is estimated to be approximately 15.5 MVA.The nature and specific electricity demand associated with the various commercial, institutional, residential and recreational land uses which have been provisionally assigned to the study area will vary considerably, depending on the final individual developments.

Adopting typical electricity load densities and applying these in a ratio determined by the provisional land use allocation, the electricity demand of the total study area could increase by a forecast 22 MVA concurrent with the full development of this area. The forecast growth in the electricity demand of the study area exceeds the reserve firm capacity available from the source substations at Woodbrook and Arcadia. An alternative source of bulk electricity supply will be required in the East London CBD to meet the forecast demand in electricity services for the study area.

9. ENVIRONMENT The BCDA precincts are generally located within impacted and transformed coastal areas. Never the less, in terms NEMA principles, all development must be economically, socially and environmentally sustainable. In addition, the principles specifically relating to coastal development are still generally applicable as provided for in relevant National, Provincial and Municipal coastal development policies and legislation.

10. KEY CONCLUSIONS The Desktop Analysis of the Situation Analysis revealed the following Key Conclusions:

Planning Distorted spatial pattern Under-developed or undeveloped parcels of

land Land uses separated by infrastructure, roads,

railway, harbour, undeveloped parcels of land. No integration.

Under-utilization of Grand Prix Circuit Relation of the prison to surrounding uses Low density residential settlements within mandate

area Daily lifespan of the majority of the area is 08h00 –

17h00

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Engineering

Water West Bank: Woodbrook Reservoir – has

capacity CBD Quigney: Reservoir at Panmure -

Capacity for reasonable development NE Marina Glen: Vincent Reservoir – Has

capacity. Minimal development due to nature of area

Sewerage:-

Hoodpoint Headworks: Well serviced, however awaiting marine outfall sewerage pipeline

Sunnyridge Interceptor: Flat grade in link causes problems

East Bank: Interceptor is in need of major repairs. East Bank sewerage works has a 10ML per day spare capacity

Roads:-

Road network is largely developed, in need of maintenance

Stormwater management plans are required Re-alignment through Sleeper Site currently

being investigated

Electricity:- Arcadia Substation can service additional

demand in the CBD but insufficient space for further expansion

Woodbrook Substation has 8 MVA capacity The 11 KVA cables servicing the Beachfront

are 60 years old – become susceptible to failure

Environmental

High Conservation Value:- Potters Pass Nature Reserve Nahoon Point Nature Reserve Eastern Beach Blind River inland valleys Nahoon Beach primary dune system Ihlanza River inland valley Grand Prix Race Track

Step: High Priority Conservation Network:- West Bank Nahoon Point & Beach

Sanitation & Sewerage Services East Bank treatment works & Hood Point

headworks discharge to sea BCM sewerage infrastructure is ageing

Ineffective stormwater management results in

environmental problems

Traffic & Transport

Priorities:- R72 – Regional route through traffic R72 – Alignment Mobility vs Access Public transport facilities Inner city bus network Oxford Street pedestrianisation

Bridge over Buffalo River will relieve a lot of stress

in the CBD and Quigney

Integration of Quigney and CBD by road and pedestrianisation

11. FOCUSSED ASSESSMENTS As part of the study, the following five areas have been identified for focused assessments:-

Quigney Esplanade Marina Glen Lower Central Business District Signal Hill Precincts

In the past there have been many studies completed within the mandate area and more specifically for the focussed areas mentioned above. The following is an analysis of the various studies within each focus area:-

11.1 Quigney

Opportunities Location to CBD, Esplanade and Sports

Precinct Implementation of Sleeper Site proposals will

create linkages to CBD Integration of urban fabric Higher density residential land uses Mixed use development Public transportation hub Move traffic out of Quigney Possibility of closing streets Two Options: With or without Sleeper Site

Constraints Undeveloped land of the Sleeper Site Low density residential areas Undeveloped land owned by Transnet No spare electricity capacity Poor state of open space areas Crime R72 bisects area – large volume of traffic Large roads use valuable land

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11.2 Esplanade

Opportunities Potential to be developed into a tourist

attraction Developments in Quigney to support the

Esplanade Heritage of Quigney Existing public bus service Limited environmental constraints Development Potent. In front of Windsor

Cabanas Movement on Esplanade ie Tuk tuk, tram, etc.

Constraints Undeveloped land Large road reserves Limited parking facilities Unkempt promenade No usable & safe public ablutions Geotechnical studies to be completed as

founding problems expected State of Coastal Water

11.3 Marina Glen

Opportunities Land owned by the Municipality Existing safe swimming area Popular Regional Venue Potential to be developed into a regional tourist

facility Large open space areas Links to Sport Precinct & Esplanade Youth Camp and Resort Botanical Gardens Political History and heritage

Constraints Current vandalism or facilities/vagrants Parking shortage No public ablutions Indigenous vegetation Integrity of dunes Sea water quality No electrical capacity John Baily link provide for peak hour traffic Future of Backpackers

11.4 Lower CDB

Opportunities Integration with the CBD Extend daily life-span of CBD beyond 17h00 Linkages to Quigney North & South (Vehicles and

Pedestrians) Inner city housing

Constraints Surrounding buildings are privately owned Lack of student accommodation Wide roads

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Signal Hill

Opportunities Harbour, sea & city views Walking distance to Orient Beach Existing infrastructure at orient beach Electrical – spare capacity of 650 KVA Linkage to the Esplanade Potential to be developed with a Port upgrade Pedestrian linkage to Beachfront & CBD

Constraints Land is owned by Transet Existing terminal (container) in front of the

Signal Hill Site Milkwoods – license required to remove

12. A VISION FOR THE FUTURE Focus on development of the public realm –

these are the shared spaces in which social and economic exchange take place, the places where the rich mingle with the poor and opportunities are created. The public realm is the means of socio-spatial transformation of East London from an apartheid city to a healthy equitable city.

Frame the public realm with buildings or

diverse type, scale and architecture, offering choices of use, tenure and development opportunity.

Ensure a healthy mix of land uses to support

the 24-hour city concept – live, work and play.

Make the beachfront / harbour front easily accessible by foot, by bicycle, by public transport and by private car by developing numerous movement routes to/from and through the area, and implementing a reliable public transport system.

Develop heritage as an opportunity rather than

seeing it as a constraint. Quigney’s fine grained housing, the colonnaded sidewalks and colonial architecture of the CBD, and the historical port infrastructure along the Buffalo River are assets that make East London unique. Overlaying with layers of African aesthetic and modes of occupation can yield vibrant rich urban environments in the vein of Sophiatown and District Six of yesteryear. Creative ways to adapt and re-use these assets without damaging or destroying them need to be found.

Use inner city regeneration as an opportunity to transform the spaces within the city to better suit the needs, lifestyles and cultures of all its citizens, to create a more equitable East London

Pursue a design led approach, focusing on the realization of a vision of the type of place we want East London’s beachfront to be, rather than

what is expedient in terms of current land ownership and short term political and social pressures – think big not small, think long-term not short term.

13. DEVELOPMENT PERSPECTIVE In analyzing the key issues that have been identified within the situation analysis phase of this study as well as the discussions that took place during the public consultation process, the following development perspective was reached:-

Mix of low density residential to the north and central

Higher density uses along esplanade Poor connectivity to city amenities Heavy traffic blight on main routes Underdeveloped land parcels lying unused Beachfront underdeveloped, a poor attraction and

a “missed opportunity” Behind the beachfront is a deteriorating urban

environment with areas of decay and poor economy

14. DEVELOPMENT CONCEPT The conceptual framework, emanating from the assessment and analysis completed in the previous phases, is one that encourages development at two nodal areas along the Esplanade, developing vacant parcels of land to integrate the urban fabric within the study area and to encourage higher density mixed use and residential development to support other uses (see diagram right). The “Sleeper Site” has the potential of being developed into a “Live, Work, Play” facility. It is strategically situated to offer high density coupled with offices etc. The Sleeper Site, strategically positioned between the CBD in East London the Quigney area. The opportunities for linkages between the two aforementioned areas, is opportunity for integration of uses.

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The other development area is the lower CBD with the potential of it being transformed into a university campus with the intersection of Fleet Street and Oxford Street having historical significance as a market square, this provides the perfect opportunity to integrate the lower CBD with the main CBD. As there has always been an ongoing demand for student accommodation, the south of Quigney lends itself to accommodate student “digs”, professional offices related to the university, etc.

The area in the centre of the “Golden Triangle” has been identified for mixed residential, whilst an intermediate zone is proposed to act as a buffer between the mixed residential and the activities on the Esplanade. This zone will accommodate auxiliary uses e.g. banks, B&B’s for the tourism related activities on the Esplanade. VISION FOR THE FUTURE:

The “Golden Triangle” is a vibrant, attractive and transformed environment where residents, tourists

and visitors live, work and play in safety.

15. SPATIAL DEVELOPMENT FRAMEWORK In terms of the vision, the development perspective and to allude to the Conceptual Framework, a Framework Plan has been produced to capture the various proposals and to depict them spatially. The Plan drawing overleaf on p4 read in conjunction with this section, utilizes the following spatial structuring elements:- Three Major Mixed Land Use Nodes have been identified along the Esplanade as these will be growth points for development. The recommended uses within these nodal areas are identified within the precinct plan proposals within this document. The other Major Mixed Land Use Node is proposed at the Oxford street and Fleet Street Intersection. Three Minor Mixed Land Use Nodes are proposed, one at the intersection of Fleet Street and Currie Street and the second at the nucleus of the proposed Sleeper Site development. The intersection of Buffalo Park Drive and John Bailie at Marina Glen is also considered as a Minor Node. See Plan on page 11 of the executive summary.

16. URBAN DESIGN VISION The public realm comprises the shared spaces in which social and economic exchange take place, the places where the rich mingle with the poor and opportunities are created. The public realm is the means of socio-spatial transformation of East London from an apartheid city to a healthy equitable city. In this context, it is important that a design-led approach is pursued, focussing on the realisation of a vision of the type of place we want East London’s beachfront 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.

The goals of the urban design vision include: The development of East London’s Beachfront area

using tourism as a catalyst for economic growth and job creation

Preservation and development of East London’s under-utilised assets- its beachfront, its harbour-front, its architectural heritage, its historical significance, the cultural diversity of its people

Identification and maximisation of development opportunities on undeveloped/underdeveloped land (e.g. Sleeper Site, Signal Hill, Harbour-front)

Regeneration of East London’s inner city Provision of affordable housing within the inner city Improved social and cultural amenities for the local

community as well as the broader city Improved environmental quality in the Beachfront

area and inner city Improved safety and security and a reduction in

crime in the Beachfront Area Improved accessibility by foot, public transport and

private motor vehicle to, from and within the Beachfront area

Socio-spatial transformation of the city of East London to better serve the needs, lifestyles and cultures of all its citizens

Strategies proposed include:

Develop, nurture and support the public realm, upgrading the public environment

Frame the public realm with buildings that form a continuous tight street edge with an active interface and concentrated human presence

Develop buildings of diverse type, scale and architecture, offering choices of use, tenure and development opportunity.

Ensure a healthy mix of land uses, both vertically and horizontally to support the 24-hour city concept – live, work and play.

Make the beachfront/harbour front easily accessible by foot, by bicycle, by public transport and by private car by developing

numerous movement routes to/from and through the

area, and implementing a reliable public transport system.

Develop heritage as an opportunity rather than seeing it as a constraint. East London’s unique character is what will attract people to visit and spend time here.

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Release municipal owned land located along the Beachfront for private development, using it as a catalyst for further development

16.1 Public Realm The public realm the streets, squares, plazas, promenade and parks linking the city’s buildings- are the lifeblood of any viable city. These are the shared spaces in which social and economic exchange take place, the places where rich and poor mingle and opportunities are created for trade, accessing of social amenities and sharing of cultural experiences. The public realm is the means of socio-spatial transformation of East London from an apartheid city to a healthy equitable city. The public realm needs to be developed, nurtured and supported if opportunities for economic and social development are to be maximised and the city’s Beachfront areas are to be regenerated: Public spaces should be well designed and

maintained, including a mix of paved and landscaped areas, street trees, lighting and street furniture (litter bins, benches, bus stop shelters, traders stalls etc.).

Public spaces should be enclosed and overlooked by buildings along their edges. “Build-to-lines” can be used to guide new developments, avoiding the traditional setback building lines along street edges.

Public spaces should be pedestrian friendly. Those with especially high pedestrian footfall should include narrowed vehicular roadways and traffic calming measures such as platform crossings and cobbling of streets

16.2 Built Form

Scale Large grain high rise (4 to 10 storeys) along

beachfront, finer grain low rise (2 to 4 storeys) in Quigney + Sleeper site in keeping with architectural character

Low rise buildings (2 to 4 storeys) along sea facing side of Esplanade so as not to block views of existing hotels and apartment buildings

Intermittent tall buildings around foot of Signal Hill leaving spaces for views in between, set back from street edges, and terraced low-rise development on upper slopes of Signal Hill

Style A variety of architectural styles to create a

diverse mix-reflective of East London’s diverse demographics – African aesthetics as well as European and colonial

Climatically appropriate and responsive, verandas, covered balconies, shaded areas, soft interior-exterior interface, solar screens, passive heating and cooling, north orientation where possible

Composition of roofline – consistent heights along streets

Human scale facades and entrances Landmarks and Legibility:

Gateways to the Beachfront should be celebrated through placement of iconic landmark buildings and elements

Corner conditions should be celebrated as landmark elements

Views and vistas along streets leading to beachfront (e.g. Currie Street) should be framed by new landmark buildings where possible Movement & Accessibility

Multiple movement routes and connections for vehicles, pedestrians and public transport are vital to the creation of an economically viable Beachfront area. The more choices in relation to access and movement that are offered to residents, workers visitors and potential customers, the greater opportunities for economic activity and social interaction will be. New connections between the CBD and Quigney across the Sleeper Site are vital to the integration of the beachfront area to the rest of the city. Improved connectivity between Quigney and the Esplanade will encourage the development of economic activity that compliments those along the Esplanade in the streets leading uphill into Quigney.

Apart from regional connections, such as the R72 link, pedestrian movement should be prioritised over all other forms of movement to ensure that the public realm of the Beachfront area becomes a pleasant, memorable and safe place for pedestrians.

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17. Precinct Plans

17.1 Esplanade The Vision for the Esplanade Precinct, key to the regeneration of the entire beachfront area, centres upon the establishment of two key development nodes at Orient Beach and Heroes Park/Court Crescent, each anchored by new public squares and linked by a redesigned pedestrian friendly esplanade broadway.

17.1.1 Catalytic Projects

The following projects can be initiated by BCDA and BCM to catalyse private sector investment in the Esplanade Precinct:

• Public Environment Upgrades along Esplanade

• Release of Court Crescent and Cadwallan Road Pilot Sites for private sector development in support of development vision

• Release of BCM-owned Orient Beach site below Upper Esplanade for private sector development in support of development vision

• Improved Signage along the Esplanade and to the beachfront from other parts of the city

• Urban Management in partnership with local stakeholders

Precincts were identified were identified within the mandate area in terms of their unique character/attractions and offerings. The Precincts were also identified to prioritise areas for development and infrastructure upgrade. The following Precincts were identified and following this is a synopsis of the vision for each Precinct and the respective catalytic projects:-

Esplanade; Quigney; Marina Glen; Sleeper Site; Signal Hill and Harbour Front; Lower CBD;

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17.2 Quigney

Key to the regeneration of the Quigney Precinct is the maximisation of opportunities created by the area’s proximity to the Esplanade and by the redevelopment of the Sleeper Site. Quigney

forms part of the Urban Development Zone (UDZ) within which tax incentives are available to property owners investing in development and/or renovation of their properties.


The following projects can be initiated by BCDA and BCM to catalyse private sector investment in the Quigney Precinct:

• Public Environment Upgrades along business spines and Esplanade links

• Release of BCM-owned Milner Park site opposite Baptist Church for private sector development in support of development vision

• Improved Signage along routes to and from the Esplanade


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17.3 Marina Glen

The Development Vision for the Marina Glen precinct seeks to capitalise on the under-utilised asset that is Eastern Beach, and to propose a holistic Masterplan for the future development of the Marina Glen Park area that straddles John Bailie Road located to rear of the dunes. At the heart of this strategy is the proposal for a broad pedestrian Avenue, reminiscent of La Ramblas in Barcelona, linking Eastern Beach to a new theme park and to Buffalo Park Cricket Ground to the north-west.

17.3.1 Catalytic Projects The following projects can be initiated by BCDA and BCM to catalyse private sector investment in the Marina Glen Precinct:

• Public Environment Upgrades along Esplanade, new Central Avenue and streets in centre of precinct

• Release of John Bailie Road Pilot Site for private sector development in support of development vision

• Clearing of sand dunes behind centre of Eastern Beach and release of BCM-owned land for private sector development in support of development vision

• Improved Signage along the Esplanade and to the beachfront from other parts of the city


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17.4 Sleeper Site The “GAPP report” commissioned by Propnet in 1998 (Development Framework for the Sleeper Site: East London) proposed a development framework for the Sleeper Site, with various interventions aimed at better integrating the CBD with Quigney and the beachfront, including:

• A new Union Street link road between Union Street in the CBD and Moore Street in Quigney across the railway land

• A new four lane link road through the eastern arm of the Sleeper Site linking Valley Road in Arcadia to Currie Street in Quigney, rerouting heavy traffic on the R72 away from Fitzpatrick Road

The proposed development vision outlined below seeks to build on the proposals included in this study, whilst also reflecting recent proposals that were not included in the GAPP report:

• The agreed road alignment for the R72 link, as per the report by Element Consulting Engineers (Development of the Sleeper Site- Realignment of the R72: Preliminary Design Report

• The intention by Buffalo City Municipality to develop 2000 affordable housing units, using subsidies from National Department of Housing

• The acquisition of a landparcel in the eastern arm of the Sleeper Site, adjacent to the new R72 link, by Amathole District Municipality for the development of a new Civic Centre

• The selection by Buffalo City Municipality of a site adjacent to the new Union Street-Moore Street link for the development of a new inter-modal public transport interchange.

The development vision is aligned with the road network layout as per the “Draft Revised Sleeper Site Framework” drawing, but includes some additional streets to better reinforce and connect the city’s grid and allow for smaller landparcels better suited to high to medium density housing development.


The following projects can be initiated by BCDA and BCM to catalyse private sector investment in the Sleeper Site Precinct:

• The R72 link, the Union Street link, the Cambridge Street Extension and the remainder of the proposed new grid of streets and public environment, including parks and public squares

• Development of new affordable housing in support of development vision

• Development of new Civic Centres for ADM and BCM

• Development of new inter modal transport interchange at basement level beneath BCM Civic Centre

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17.5 Signal Hill & Harbour Front The proposed expansion of the port facilities operated by Portnet in the Buffalo River Estuary and in particular the proposal to relocate the container terminal from the east bank at the foot of Signal Hill to the west bank, will give rise to many potential development opportunities. The East London harbourfront, for so long dominated by port activity and the necessity of high security and exclusion of public access, might in future be developed as a mixed use precinct along the east bank quayside running from the Custom House to the harbour mouth. Vacant and undeveloped land on Signal Hill, also owned by Portnet, might also be developed, capitalising on its dramatic sea and harbour views.


As the land comprising the Signal Hill and Harbourfront Precinct is owned by Portnet, the final decision on whether to develop it based upon the proposed vision rests with them. Any proposed change of use from the current port activity will only be motivated by a substantial increase in land value in the Signal Hill and Harbourfront precinct, a scenario that is likely if proposals for the adjoining Esplanade and Lower CBD precincts become a reality.

Potential catalytic projects that Potnet might consider in partnership with BCDA and BCM, with a view to maximising potential development value, include:

• Relocation of port infrastructure to release harbourfront landparcels for development

• Construction of public environment network, including quayside walk and boulevard extension from Orient Circle

• Renovation of Custom House for mixed reatil and office development

• Upgraded access via Hely Hutchinson Road

• Construction of new small craft harbour at harbour mouth (designed in synegy with port expansion plans)

• Call for proposals for hotel developer/operator for Signal Hill site

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17.6 Lower CBD The proposed consolidation of its existing property portfoilio in the Lower CBD area by University of Fort Hare (UFH) into a new City Campus drives the development vision for the Lower CBD Precinct. A separate team of architects abd urban designers including the Department of Architecture at the University of the Free State is working on a campus Masterplan. The proposals outlined below build upon some of the proposals tabled by this team.

17.6.1 Catalytic Projects The following projects can be initiated by BCDA and BCM in partnership with University of Fort Hare sector investment in the Lower CBD Precinct:

• Pedestrian spine, public squares and greens paces along Oxford Street

• New gateways across Buffalo, Oxford and Cambridge Street at intersection with Fleet Street

• New Pedestrian bridge linking tom Prior Crescent

• Purchase and development of land along southern periphery of precinct as upmarket housing

• Purchase and development of houses at prior Crescent as student housing

• Possible construction of Fleet Street tunnel, basement parking and upgrade to Market Square

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18. PROGRAMME & PHASING

In order to meet the vision of each of the precincts and to ensure that development can take place, land and infrastructure are the priority concerns. The table below depicts the projects that need to be completed in terms of the phasing plans that have been completed for the various precincts. The table is also separated into the various development disciplines in terms of each phase. PHASE 1:

ACTIVITY RESPONSIBILITY BUDGET TIMEFRA

ME Planning

1. Negotiate with Propnet for the transfer/purchase of land of the Sleeper Site and Signal Hill.

BCM 12months

2. Establishment of a Business Improvement District Committee.

BCDA BCM BKCOB

November ‘07

3. Identification of historical buildings within the Quigney area.

BCDA December ‘07

4. Investigation into feasibility of broadband in key areas of mandate area to begin with

BCM BCDA

200 000 December ‘07

6months

5. Avail and rezone BCM land adjacent to the Orient Beach to developers.

BCDA BCM Planning

50 000 July ‘08

6. Avail and rezone land at Marina Glen adjacent to the pilot site, to developers.

BCDA BCM Planning

50 000 June ‘08

7. Facilitate discussions with UFH for longer term CBD development.

BCDA UFH

Ongoing

8. Racetrack Feasibilty Study/West Bank Golf Course BCDA

600 000 November ‘08

9. Development of Precinct Plans for:-

• Nahoon Mouth • Bunkers Hill Sports Precinct

BCDA

200 000 200 000

June ‘08 June ‘08

10.

EIAS 350 000 June “08

11. Preparation of Precinct Plan for the Grand Prix Circuit.

BCDA BCM Planning

200 000 February ‘08

12. Preparation of a Safety and Security Plan for the Beachfront.

BCDA BCM

200 000 Ongoing

Urban Design

1. Improved Street lighting along Esplanade. BCM Electricity Department

1 500 000 July ‘08

2. Public Environment Upgrade:- • Esplanade • Marina Glen • New Public Square and Garden at Court Crescent • Upgrading of Heroes Park • New Orient Circle • Key Streets Into Quigney

BCDA BCM

22 500 000 6 000 000

17 500 000

6 000 000 6 000 000

25 000 000

24 months 18 months 18 months

12 months 18 months 24 months

3. Paving:- • Esplanade Heroes Park • Esplanade Public Open Space

BCM/Private BCM/BCDA

896 000

5 960 000

Environmental

1. Development of Marina Glen pilot site as mixed use development comprising ground floor retail, residential apartments above and theme park. EIA.

Private 400 000 6 months

2. Construction of new R72 link road through Sleeper Site. EIA.

BCDA/BCM IN PROGRESS

3. Development of Court Crescent pilot site as mixed use development comprising ground floor retail with residential apartments above .

BCDA/Private 150 000 9 months

4. Development of affordable housing and commercial spine in southern arm of Sleeper Site and Quarry site.

BCDA 50 000 7months

5. Development of Seaview Terrace pilot site as mixed use development comprising ground floor retail with residential apartments above.

BCDA 150 000 9months

6. Marine Park Development (currently on-site)

BCDA N/A N/A

7. Public Environment Upgrade of Esplanade including new Marina Glen avenue, new public square and garden at Court Crescent, upgrade of Heroes Park, new Orient Circle and upgrades to streets leading inland into Quigney.


8. Development of BCM owned land adjacent to Orient Beach site as mixed use development comprising ground floor retail with residential apartments above.


9. Construction of Marina Glen ring road and car parks


10. Further mixed use development, comprising ground floor retail, residential apartments above, at Marina Glen.


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Electrical 1. Electrical reticulation and roadway lighting

BCDA BCM Electrical

9 190 319-63

2. Building electricity reticulation

BCDA BCM Electrical

30 462 183-77

30months

3. Electricity network analysis

BCDA BCM Electrical

110 000

4. Upgrading of the bulk electricity substation

BCDA BCM Electrical

22 000 000

Engineering

1. Roads:- • Marina Glen • Sleeper Site • Esplanade

o Road Realignment o Road Upgrade

BCM

12 200 000 1 000 000 5 000 000

2 200 000 4 000 000

2. Stormwater:- • Marina Glen • Sleeper Site • Esplanade

BCM

5 550 000

925 000 4 625 000

N/A

3. Sewage:- • Marina Glen • Sleeper Site • Esplanade

BCM

18 328 000 6 004 000

12 324 000 N/A

4. Water:- • Marina Glen • Sleeper Site • Esplanade

BCM 7 772 000 2 546 000 5 226 000

N/A

Traffic & Transport

1. Oxford Street Closure and Pedestrianisation: Closure BCM 10 000 000 18months

and semi pedestriansation of Oxford Street between North and Fleet Streets with alternate sections of on-street parking and construction of central bus terminus.

2. Fitzpatrick Road re-alignment and Sleeper Site roads: Design and construction of new four lane carriageway with associated intersections between the NEX/Commercial Road intersection and upper end of Currie Street, a link across rail lines, and a link between Recreation Road and Signal Street.

BCM, EC DoT 60 000 000 18months

3. Marina Glen Complex Access Roads: Design and construction of new roads and intersections providing access and circulation to traffic relating to the proposed new complex.

BCM, Developers, BCDA

40 000 000 Design 12months

Imp 18months

4. John Bailey – Cadwallan – Inverleath Terrace Route:

Design and construction of improved road alignment and public transport facilities along the proposed alignment to contribute toward the planned model for the Quigney area and enhance the quality of life for citizens residing in Quigney.

BCM, Developers 40 000 000 Design 12months

Imp 24months

5. Pedestrian linkage to CBD south (University area): Redesign of CBD as part of Oxford Street pedestrianisation to provide for a safe pedestrian space that can handle the projected demand between the current and future retail/service facilities and new Campus area. Provision of pedestrian or alternative linkage between the Campus and residential facilities east of the Campus area.

BCM 10 000 000 Design 6months

Imp 12months

6. Pedestrian linkage to Quigney south (University area): Redesign of CBD as part of Oxford Street pedestrianisation to provide for a safe pedestrian space that can handle the projected demand between the current and future retail/service facilities and new Campus area. Provision of pedestrian or alternative linkage between the Campus and residential facilities east of the Campus area.

BCM 10 000 000 Design 6months

Imp 6months

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PHASE 2:

ACTIVITY RESPONSIBILITY BUDGET TIMEFRAME

Planning 1. Avail and rezone BCM owned land on Milner Park with

retail at the bottom and residential above.

BCDA BCM Planning

60 000 June ‘08

2.

Preparation of a Precinct Plan for CBD. BCDA BCM Planning

500 000 January ‘09

3. Liaison with Social Housing Institutions for proposed development within the Sleeper Site.

BDA BCM Housing

50 000 Ongoing

4. Pedestrian Bridge – Marina Glen

BCM 250 000 18 months

5. Construction of public environment and infrastructure in southern arm of Sleeper Site.

BCDA 50 000 7months

Urban Design

1. Paving:- • Sleeper Site • Lower CBD - POS

BCM Private BCM UFH

4 200 000 1 200 000

3 000 000

2009

Environmental

1. Upgrading of public parks and picnic areas in Marina Glen.

BCDA 50 000 7months

2. New mixed use development on BCM owned portion of Milner Park, Quigney, including Ground Floor retail with residential apartments above.


3. Further development of affordable housing in Sleeper Site.

BCDA 50 000 6months

4. Development of new Civic Centres for ADM and BCM in Sleeper Site.


5. Construction of Union/Moore Street link.


6. Public environment upgrade to Market Square, possibly including Fleet Street tunnel.

BCDA N/A N/A

7. Development of University of Fort Hare City Campus including Oxford Street pedestrian spine.

BCDA N/A N/A

Electrical 1. Electrical reticulation and roadway lighting

BCDA BCM Electrical

9 902 872-32

2.

Building electricity reticulation

BCDA BCM Electrical

63 806 659-53


BCDA BCM Electrical

55 000


BCDA BCM Electrical

N/A

12months

Engineering

1. Roads:- • Marina Glen • Sleeper Site • Quigney • Lower CBD

o Road Upgrade

BCM 7 255 000 2 800 000 1 050 000 1 605 000

1 800 000

2. Stormwater:- • Marina Glen • Sleeper Site • Quigney

BCM 5 045 875 2 590 000

971 250 1 484 625

3. Sewage:- • Marina Glen • Sleeper Site • Quigney

BCM 18 328 000 2 923 000

18 960 000 N/A

4. Water:- • Marina Glen • Sleeper Site • Quigney

BCM 7 772 000 1 239 500 8 040 000

N/A

Traffic & Transport

1. Park Avenue/Thorburn Terrace – Cross Town Feeder System: Design and construction of route between Beaconsfield Road and North East Expressway using portions of St John’s Road, Belgravia Crescent, Lambart Road, Graham Road and Thorburn Terrace and St Peter’s Road.

BCM 20 000 000 12months

12. Various Public Transport Operations: Redesign of CBD and Quigney area Public Transport service aimed at providing a viable and user defined service using appropriate vehicles/modes.

BCM, EC Dot >R10 000 000 Design 24months Imp: Ongoing

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PHASE 3:


Urban Design 1. Paving:-

• Sleeper Site • Lower CBD

• Signal Hill / Harbour Front

BCM Private BCM UFH BCM Private

7 100 000 1 600 000

700 000

4 800 000

2. Small Craft harbour BCM

Private

40 000 000 36months

3. Paving – Sleeper Site Private 12 000 000 24 months Environmental

1. Expansion of Botanic Gardens along Blind River Valley and construction of new pedestrian bridge at river mouth

BCDA 50 000 7 months

2. Development of affordable housing in Northern CBD

BCDA 50 000 6 months

3. New Pier and Craft Market at Court Crescent

BCDA N/A N/A

4. Purchase and renovation of Prior Crescent houses for University of Fort Hare Student Village

BCDA N/A N/A

5. Construction of pedestrian bridge linking Lower CBD to Prior Crescent Student Village

BCDA N/A N/A

6. Development of 5-star hotel on Signal Hill

BCDA N/A N/A

7. Construction of pedestrian link from Lower CBD to Custom House

BCDA N/A N/A

8. Development of Portnet owned land at Orient Beach


9. New Small craft harbours at Orient Beach

BCDA 1 000 000 24months

Electrical

1. Electrical reticulation and roadway lighting

BCDA BCM Electrical

2 097 598-22


BCDA BCM Electrical

43 965 658-63

3. Electricity network analysis BCDA 55 000

12months

BCM Electrical 4. Upgrading of the bulk electricity substation

BCDA BCM Electrical

N/A

Engineering 1. Roads:-

• Sleeper Site • Signal Hill / Harbour Front

BCM BCM Private

2 500 000 1 100 000 1 400 000

2. Stormwater:- • Sleeper Site • Signal Hill / Harbour Front

BCM BCM Private

5 550 000 1 017 500 1 295 000

3. Sewage:- • Sleeper Site • Signal Hill / Harbour Front

BCM BCM Private

36 024 000 13 272 000 22 752 000

4. Water:- • Sleeper Site • Signal Hill / Harbour Front

BCM BCM Private

15 276 000 5 628 000 9 648 000

Traffic & Transport

1. Buffalo River Crossing: Ziphunzana Bypass to the Airport Bypass: Design and construction of two-lane carriageway with associated interchanges and a bridge structure between Ziphunzana Bypass and Airport Bypass.

BCM, EC DoT 250 000 000 Design 24months Imp 36months

2. Park Avenue Arterial: North East Expressway to Settlers Way: Design and construction of a route from North East Expressway using portions of Lambart Road, Graham Road, Thorburn Terrace and the extension of Park Avenue through Queens Park to Settlers Way, including associated bridge structures.

BCM 90 000 000 Design 12months Imp 36months

3. Buffalo River Crossing: N2 to Ziphunzana Bypass: Design and construction of two-lane carriageway with associated interchanges between N2 and Ziphunzana Bypass.

BCM, EC DoT 125 000 000 Design 12months Imp 24months

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PHASE 4:


Urban Design 1. Paving:-

• Harbour Front Development BCM Private

3 200 000 3 200 000

18months

2. Pier

BCM 20 000 000 36months

Environmental

1. Land reclamation at central Esplanade


2. Sandy beach reclamation between reclaimed land


3. Land reclamation at southern Esplanade

BCDA 500 000 400 000

18months 18months

4. Harbour front Development

BCDA 50 000 6months

Electrical

1. Electrical reticulation and roadway lighting

BCDA BCM Electrical

1 105 715-46


BCDA BCM Electrical

5 322 744-14


BCDA BCM Electrical

55 000


BCDA BCM Electrical

N/A

12months

Engineering Engineering

1. Roads:- • Esplanade

BCM

1 300 000

2. Sewage:- • Harbour Front Development

BCM Private

5 135 000

3. Water:- • Harbour Front Development

BCM

2 177 500

4. Marine Studies BCM

1 000 000

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