restructuring the township physical environmentndp.treasury.gov.za/ttri/courses library/2010,...
TRANSCRIPT
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MODULE 3
RESTRUCTURING THE TOWNSHIP PHYSICAL
ENVIRONMENT
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FOCUS OF THE MODULE
Because of the social, physical and spatial (locational) characteristics that prevent townships from developing from Module 2
Levels of intervention:
• Things that can be done outside the township to improve its locational advantages relative to the broader economic system
N4 RE-ALIGNMENT
• Things that can be done inside the township to
improve the economy of the township as a whole
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SOUTH AFRICA’S URBAN SYSTEM
A typical city or town contains a mix of the following
elements:
• Core and frame (fringe/periphery)
• Decentralised commercial centres and suburbs
• Industrial areas
• Upper- and middle-income residential neighbourhoods
• Declining residential neighbourhoods
• Townships and their post apartheid additions
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Typical elements in a city context
CBD
INDUSTRIAL
Residential URBAN CORE
TOWNSHIP
(Core)
New
NodeNew high-
income
residential
estate
Displaced urban
settlement
PERIPHERY
New
industrial
New townships and low-
income residential on urban
periphery (fringe)
Township
(fringe)
Decentralised
commercial area and
suburb
Munsieville
Water Front
Kagiso
Chief Mogale
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Typical elements in a rural/small town context
SMALL TOWN
(urban core)
TOWNSHIP
(Periphery)RURAL VILLAGES
(Fringes)
National or
regional road
Hartswater
PampierstadUpper & Lower
Majagoro Villages
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IMPROVING SPATIAL ADVANTAGE
• Peripheral location - initial location
far from economic opportunities
• Polarised growth - locational
disadvantages reinforced through
new growth patterns
• Unidirectional transport flows –
inefficient, expensive to operate
public transport and movement
systems
• Poor transport connections between
townships and new economic nodes
Common problems
Typical characteristics:
1. Low density urban/rural sprawl
2. Fragmentation
3. Separation of land uses and income groupsCBD:
Mix of land uses, the focus of transport routes
Decline: moving to suburban nodes
Inner Suburbs:
Well located, upper income
Threat: redevelopment for offices
Suburban nodes:
Shopping and entertainment focused, low intensity
development, private car oriented
Threat: hostile pedestrian environment, gridlock
Edge Suburbs:
Medium density, middle income, townshoues, groups
housing, high income estates, private transport
Threats: Monofunctional higher density residential
Industrial and Office Parks:
Decentralised and accessible
Threat: dependant on private transport
Low-income townships and informal settlements
Dormitory towns, separated by buffer strips, railways
lines, or industrial areas
Threats: overcrowding, insufficient services
Small Towns settlements
Dormitory towns, separated by buffer strips,
agricultural areas
Threats: Migration, insufficient services
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Strategies for improving spatial advantage
• Channel area growth into areas that strengthen township locational
advantages
• Attract high-order facilities and activities into nodes adjacent to the township (e.g. Bridge City)
• Improve transport linkages
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Strategies for improving spatial advantage
• Channel area growth into areas that strengthen township locational advantages
Higher order nodes reflect higher level
of accessibility
Revitalised CBD
Strengthening activity nodes:
equitable access to opportunities
Managed development of
decentralised
retail and offices clusters
Business attracted to nodal
locations
Limited and
realistic number
of nodes
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N4 RE-ALIGNMENT
R49
TRAFFIC CONTROL CENTRE
TRUCK STOPFORMALISATION OF DINOKANA
IKAGELENG ACCESS ROAD
• Improve transport linkages
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Strategies for improving spatial advantage
Urban growth channels
Examples: Kimberley
CBD, North Cape Mall,
Diamond Pavilion,
Galeshewe+ Frame
New economic nodes
Township
Urban core
Urban core
Urban core
+ Frame
+ Frame
New economic node
Examples: Krugersdorp
CBD, Munsieville, Chief
Mogale Dev
Secondary
node New economic node
Example: Munsieville,
Waterfront Dev &
Chief Mogale Dev
Township
Township
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IMPROVING THE BUILT ENVIRONMENT AND PUBLIC SPACES
Common problems
• Dispersed and restricted movement within the township
• Low-density built form and overcrowding
• Lack of range and quality of social facilities and public places
• Limited range of economic infrastructure and services
• Limited range of residential choice
• Insecure or unsafe spaces
• Lack of identity and „sense of place‟
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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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Strategy 1: Identify, plan and promote activity routes
Key objective:
• Integrate townships into the mainstream of area 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
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Movement Hierarchy
• Competing activities: movement, access, urban activities
• Tool to match compatible land use with compatible access/movement requirements
• High order: heavy traffic flow, high design speeds, infrequent access spaces, no direct access
• Minor roads: light traffic flow, low design speeds, frequent access points, access to building frontage
• Role may vary along the
route or at specific points
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Movement
• Typologies: neighbourhood model vs. grid model
• Street as multi-functional public space
• High order streets and appropriate land uses/ densities
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Activity routes
Activity route
Intersection is
an activity pointOpportunity to create
economic opportunities
in response to activity
Road reserves are
wasted space if not
needed
By using the wasted space for infill
development (and calming traffic)
development opportunities can be created
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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
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Strategy 2: Establish a hierarchy of nodes (cont…)
Key objectives:
• Extend the range and quality of social facilities and public spaces
• Address problems of low-density built form and overcrowding
• Support development of economic infrastructure and services
• Contribute to safer public spaces
• Develop a „sense of place‟
• Encourage variety in built forms
Public-sector interventions required:
• Transportation-related interventions through the use of modal split points
• Clustering public facilities at activity nodes
• Reinforcing nodes with high-density residential development
• Reinforcing nodes with appropriate economic infrastructure
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Clustering public facilities
This shows an activity
route with higher-density
housing located along it
Node at the intersection
of main routes and
activity routes. Focus on
a mix of uses – including
retail and commercial
Where smaller routes
intersect is also an
opportunity for smaller
scale activity
Reinforcing nodes
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©
¥
€
π
BCR
BCR
BCR
BCR
BCR
P
P
P
PP
PGSC
To Upington
RC
RDP
RDP
RDPRDP
LED
LED
LED
+
+
+
LED
CBD
BNG
BNG
BNG
i
GALESHEWE (GURP) Redevelopment Project
Public Investment Plan (2001 – 2009 + 2020)
Police Station (45m), Mayibuye (45m), Magistrate
Court (44m), Legislature (35m), Correctional
Centre (800m), Bulk Infrastructure, LED Projects,
6 Health Centre (45m).
Total: R 2 Billion
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1. Layout of roads & rail – basic public transport
2. Public space – paving, planting & street
furniture
3. Initial public buildings (eg: clinic,
library), public transport structures &
trading structures
4. School, recreational park, extension of
landscaping
5. Public buildings, commercial, mixed use & high
density residential
6. Mixed use, high density residential & medium
density residential → Demand-driven
7. High density residential & medium density
residential
Conceptual Nodal Development
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Strategy 3: Improve the quality of public spaces
Common problems:
• 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
Public-sector interventions required:
• Establish an integrated open space system
• Establish a hierarchy of public spaces
• Ensure that key design principles of scale
and enclosure are applied
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Public Spaces (Promote Dignified Spaces)
• Hard open space– Squares,
– markets,
– public transport interchanges,
– Streets
• Soft open space– Parks
• Urban design elements that can be used in
conjunction with public space to define/
enclose the space:– Collonades
– Surfacing and Paving
– Strategic and high quality planting
– Low walls and seating
When public spaces are good, they improve the enjoyment of
activities (quality of life) and give confidence
(economic/investment) and a sense of permanence to a
place.
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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 entrepreneurs
• Promote community safety by eliminating dead space and promoting surveillance
• Improve thresholds for economic and social services
Public-sector interventions
required:
• Provide a range of housing types
• Release land for development
by the private-sector
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From South
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House – form / typologies
• Incremental housing
• Single dwelling
• Second dwelling
• Semi-detached
• Tenement housing
• Row house
• 3 or 4 storey walk-up
• Multi-storey
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Strategy 5: Crime prevention through environmental design
HOME
SHOP
OPEN SPACE
FRIEND
TRAIN
SCHOOL
OFFENDER VULNERABLE
VICTIM
ENVIRONMENT
CRIME
Poor Urban Management
Environmental
Contributors to
Disorderliness
By-law Infringements &
Non-serious crimesSerious Crimes
Temporary failures –
serious infrastructure and
services breakdowns
Environmental Neglect –
Tampering and Vandalism
Willful infringements and
commitment of non-serious
crimes
Vehicular - Property –
personal crimes
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Strategy 5: Crime prevention through environmental design (cont…)
Create
baseline
Profile
Develop
master plan
Develop
monthly
action plan
Implement
Plans
Monitor and
evaluate
Update
and revise
master plan as
required
SOCIAL CRIME PREVENTION
(through community engagement)
SAFETY BOXES
(community & SAPS
engagement)
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Strategy 5: Crime prevention through environmental design (conti…)
Address all underlying factors that create an
environment conducive to crime
• Crime “hot spots”
• By-law infringement hot spots (illegal street
trading, illegal dumping …)
• Service delivery issues (long grass, street
lighting …)
• Other possible contributing factors to an
unsafe environment (“bad” buildings, liquor
outlets …)
• Diagnostics
• Prioritisation of issues
• Planning
– Interventions
– Resource allocation
• Monitoring
• Evaluation
• Knowledge management
Application
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Strategy 5: Crime prevention through environmental design (conti…)
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
Public-sector interventions required:
• 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
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PersonnelPersonnelPersonnel
$
MICROSOFT
CORPORATION
Finance
Tariffs
Building stds
Appliance
labeling
OR STICK
Warehouse
Comprehensive
Energy Efficiency
Programme
Virtual Power Station
24 hours
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Generate Energy from Renewable Energy Sources
• Solar
• Wind
• Wave
• Biomass
And
Expand energy storage capacity
Supported by
Innovative financing mechanisms, incentives, and policy reforms• Feed-in tariffs
• Green Technologies
• By-Laws
• Taxes and Subsidies
Enhance Energy efficiency
• Introduce sustainable energy strategies
• Reduce energy and operational costs
• Retrofit and refurbish buildings
Promote low and zero carbon development
• Low carbon cities
Sustainable transport
• Emission reduction
strategies
• Conserve natural resources
• Reduce negative impact on
environment
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CONCLUSION
• The broad principles discussed in this module would apply to
a township in a large metropolitan area as well as a township
in a rural location. The nature and scale of the interventions
would change, but not the underlying principles.
• There are no quick fixes. Change in the built environment
takes time. Urban development practitioners must be patient.
In this context, a clear and well motivated development
framework can act as a guide over time to ensure that
decisions continue to reinforce earlier development directions.