Heritage Cases

The proposed development is a mixed-use development which includes Residential-4, Business-2, Institutional-3 and Private Open Space uses. This is in line with the Muldersdrift Precinct Plan (Mogale City Local Municipality, 2011) as it falls within the mixed-use zone area. The mixed land use district will invest in and strengthen existing communities and achieve more balanced regional development and facilitate the provision of a variety of transportation choices. The development is located adjacent to Beyers Naude Drive which is a major arterial and will allow access to necessary transportation to and from work for employees. This is in line with the Transit Oriented Development (TOD) Principles. Beyers Naude Drive is a major arterial and is becoming subjected to “Urban Expansion” with businesses and residential forces being pushed towards it. The Zandspruit informal settlement is proof enough that people want to live close to work opportunities so-as-to minimize travelling costs. Having a mixed-use development with the possibility of staff and workforce coming from these settlements as well as surrounding settlements, thus opening a possible opportunity to employ various persons with a range of specified skills. The current and expected extent of the residential components in the surrounding area means that there will also be a great demand business orientated land uses that can provide in the needs of these communities. For this reason, abundant office, retail and commercial space is required for in the proposed township. The existing nodes within the southern parts (Laser Park, Honey Park, etc within the jurisdiction of the City of Johannesburg) are clearly healthy and vigorous. In general, there is a very low vacancy rate within the regions nodes. With the future developments expected in around the property, the pressure for retail and office will increase. The proposed township will consist of a cluster of various land uses that mutually support each other. The increase of residential components in the surrounding areas will ensure a viable development once it has formed and other townships are established in around the property. This will furthermore contribute towards a more compact environment whilst still complimenting the exiting uses surrounding the property. The subject farm portions have become dormant and with the dormancy of the farm portions it is not feasible to be utilized for agricultural purposes. With the establishment of this township the full potential of possible land use can be realized. From a town planning point of view and in terms of good urban design it is desirable to have mixture of use along Beyers Naude Drive not only to buffer the existing agricultural holdings and farm portions but to support other residential neighbourhoods both existing and upcoming also to grow certain areas where the need for alternative land use is wanted. The controls proposed in terms of the application will enable the applicant to develop a business project on the property, which will be entirely in accordance with the demand patterns of the area. The need for business uses on the property is strengthened by its unique locational advantages in relation to transport routes, places of employment, emerging nodes in close vicinity and site-specific consideration. Based on the reports submitted in terms of this application the proposed Residential, Business, Institutional and Private Open Space facilities land uses on the property is achievable and can be suited for the surrounding area. The middle-income groups proposed in the surrounding developments will contribute to local and regional shopping centres as well as the office and business parks. Ultimately catering for residents to have a less of a travel distance and access to other surrounding amenities, this development will ultimately and eventually increase the economic growth of the area with the idea of work, live and play within walking distance. The idea of having a business component on this development will also be seen as a buffer to the existing agricultural holdings/ farm portions to the west of the property but the transition from Beyers Naude (being a busy arterial) to residential units will complement the future residential townships that are envisaged by the developer as well as other developers within the area. Lastly the proposed development will provide numerous economic benefits. Firstly, during construction, there will be a direct CAPEX of R15 million. Secondly, 3 000 construction related employment opportunities will be created. During operation, 100 permanent positions will be created. This will also have a number of economic multiplier effects for the local economy.