Heritage Cases

The proposed development is a mixed-use development which includes Business-2 and Public Garage 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 intention of the owner’s is to create a development that has a filling station together with the usual amenities experienced at today’s standard filling / petrol stations. 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. With the possibility of a few hundred vehicles entering and exiting the proposed new residential development west of the property as well as the business sites that will complement the residential areas, the need for a filling station is deemed essential for both the residents as well as the business sites. As-a-whole, filling stations along Beyers Naude are spaced out far from each other and the range and numbers from the proposed developments will support this filling station. The convenience store that will be located on site will also cater for residents who need items during the early morning and late-night travels, the filling station will require access from Beyers Naude and will be highlighted with a single left-in entry point and right-out exit point, thus not interrupting traffic flow along Beyers Naude. The increase of residential and business components in the surrounding townships will ensure a viable development once it has formed. This will furthermore contribute towards a more compact environment whilst still complimenting the exiting uses surrounding the property. Is has become extremely common that a filling station is accompanied by a convenience store / shop as many patrons whilst filling their petrol tanks up, most often get a refreshment and everyday goods at these shops. Use of the site has to be optimally utilized and with the addition of a convenience store, automatic teller machines and car wash facilities on site, all uses that can be utilized on site from a town planning point of view with the exception of car repairs and maintenance is sought after in terms of this application. Besides and everyday goods being sold to patrons, many people actually use the store as a rest point between peak traffic times so as to spend a bit of time away from the long snail-paced movements and to rather enjoy a refreshment as well as a possible restroom break. It has also become more prevalent that Metro Police Vehicles use filling stations not only to fill-up their petrol tanks but to use filling stations as rest points to maintain traffic congestion (when the need arises), when people generally see a filling station been used by Metro Police and the Police in general it is seen as a safe zone and many people feel comfortable with them around, thus making filling stations desirable along major routes. The use of the convenience store is reliant on the running of the petrol station, and both are seen as a vital component to the other both need to run for the site to be used optimally. 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 Public Garage land use on the property is achievable and can be suited for the surrounding area. The idea of having a filling station component on this development will also be seen as a buffer to the proposed businesses to the west of the property but also as a transition from Beyers Naude (being a busy arterial) to the business townships and then lastly to the residential units that are envisaged by the developer as well as other developers within the area. The “in principle” support from the Department Roads and Transport dated 5 August 2021, has been annexed hereto as Annexure 6. The proposed development will provide numerous economic benefits. During construction, there will be a direct CAPEX of R20 million. 3 500 construction related employment opportunities will be created. During operation, 125 permanent positions will be created. This will also have a number of economic multiplier effects for the local economy.