Tygerberg Executive Summary S

draft for comment
TYGERBERG
DISTRICT PLAN
SPATIAL DEVELOPMENT
PLAN & ENVIRONMENTAL
MANAGEMENT FRAMEWORK
executive summary
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1. INTRODUCTION
WHAT IS THE DISTRICT SPATIAL DEVELOPMENT PLAN (SDP)?
A district Spatial Development Plan

(SDP) is a framework of policies and
plans that will guide the physical
development of a district (in the same
way that the City Spatial Development
Framework will guide development of the
City). The SDP, along with the City SDF
and local plans, will be used by the City to
assess applications submitted by property
developers to:
• guide significant changes in land use;
and
• guide public investment in
infrastructure (such as roads, clinics
and sports fields)
WHAT IS AN ENVIRONMENTAL MANAGEMENT FRAMEWORK?
An Environmental Management Framework (EMF) guides decision-making in terms of Environmental

Impact Assessment (EIA) regulations. An EMF identifies:
• the environmental characteristics of an area;
• environmental management priorities for a district;
• constraints and opportunities for development activities as influenced by the characteristics of the
natural and socio-economic environments as well as development pressures or trends; and
• the kinds of activities that would be undesirable in a district or a part of a district.
The EMF forms a component of the SDP and therefore informs land use decision- making.
WHAT WILL THE SDP/EMF DO?
The SDP/EMF will guide the City’s decisions regarding:

• Environmental Impact Management (EIM) zones – where urban development should not be
promoted or should be limited in order to avoid/mitigate environmental impact.
• New development areas – where direction is given to the location and form of new development.
• Urban restructuring and upgrading – where direction is given to major changes in land use in
existing urban areas as well as to significant public investment in infrastructure, facilities and public
space.
HOW DOES A DISTRICT SDP RELATE TO OTHER SPATIAL PLANS FOR THE AREA?
District plans are aligned with higher-level plans such as the City and provincial SDF. Existing spatial plans
for the district have been reviewed and several interventions will occur:
• Superseded policy plans: Several district-scale spatial planning frameworks are out of date and will
be superseded by the district plan.
• Retaining relevant plans: A number of local area plans will continue to operate within the framework
of the district plan. Where contradictions occur, the district plan will take precedence.
HOW DOES THE DISTRICT SDP RELATE TO THE ZONING SCHEME?
The district plan does not give or take away zoning rights. This can only occur through a land use process
(e.g. rezoning) in terms of the appropriate legislation.
The district plan does, however, provide a guide when decisions regarding land use and zoning are made.
The SDP may also identify areas for further detailed planning work which can provide a detailed level of
guidance to land use processes.
Draft Technical Report 1: SDP / EMF Tyg District D - Exec Summary - For comment - August 2009 1
2. THE CONTEXT
SNAPSHOT: TYGERBERG DISTRICT
Area: The district comprises the areas Annandale, Monte Vista, Panorama, Goodwood, Parow, Bellville,
Elsies River, Bonteheuwel, Bishop Lavis, Parow-South, Belhar, Delft and CTIA. The study area boundaries
are along Vanguard Drive/N7 in the west, the urban edge, Tygerberg Hills and the N1 national road in the
north, the R300 in the east and the N2 national road in the south.
Nature: Most of the vegetation in the district has been transformed and fragmented by development.
However, it does have remnants of some of South Africa’s rarest vegetation types, namely sand fynbos
and renosterveld. Four broad vegetation types occur within District D such as Cape Flats Sand Fynbos,
Swartland Shale Renosterveld, Swartland Silcrete Renosterveld and Cape Flats Dunes Strandveld. The
Elsieskraal River and associated open space is a significant Metropolitan Open Space System (MOSS).
People: The 509 263 residents of the district comprise 8% of the City population. The average age of
people is 27 years.
Living: The district at 91% has the largest percentage of formal dwellings and the lowest number of
informal dwellings in the City. However, a significant percentage of informal dwellings in backyards exist.
Only are three significant informal dwelling areas, namely Freedom Park, Malawi and along Valhalla Drive.
The district is the best off of all districts in terms of services.
Working: Most of the economically active people in the district are employed (48,7%). Significant
employment opportunities exist within the district provided by the distributed industrial areas and the
businesses along Voortrekker Road.
Health and safety: Prevalence of TB is high. Poor socio-economic conditions exist in areas south of the
Cape Town-Bellville rail line, especially in the rental flats (characterised by poverty, crime and TB). Levels
of crime are also high, and public open spaces are not safe.
WHAT ISSUES SHOULD THE SPATIAL PLAN WHERE DO THE OPPORTUNITIES LIE?
CONSIDER?
Priorities within this district are: Within and linked to the district, various spatial
1. Improving spatial integration and accessibility to opportunities exist that if exploited can contribute to
residential, employment, recreational areas and addressing developmental challenges.
public facilities.
2. Creating better living, working and recreational
environments.
3. Managing development in environmentally
sensitive areas.
Key issues are: Spatial opportunities that will contribute to

addressing the issues include:
o Overcoming the spatial constraints to economic Areas of economic potential such as:
development. o New development areas.
o Voortrekker Road corridor, Bellville CBD, and
industrial areas.
o Transport interchanges and station areas.
o Reinforcing and improving movement links to
areas of opportunity within and beyond the
district.
o Addressing urban growth Areas for new development and growth:
o Vacant/underutilised land in the district.
o Infill sites in the district.
o Intensification along corridors.
o Upgrade of developed (but degraded) areas.
o Providing direction for better access to safe, o Existing public infrastructure clusters
quality public spaces, accessible public facilities o Coastal resort nodes providing possibilities for
and district level places of amenity. “meeting the coast”.
o The linear open space system.
Draft Technical Report 1: SDP / EMF Tygerberg District D - Exec Summary - For comment - August 2009 2
3. THE VISION
The draft spatial vision for the district is:

BUILDING BLOCKS
“A district that reflects a significant economic role within the City,
capitalising on commercial and industrial development and
established institutions, while offering good connection to the rest
of Cape Town via a system of public transport interchanges and
routes. Residents also have improved access to quality public
spaces and facilities … ”
The residents of the district have contributed to the spatial vision

by articulating their views on the future development of the area.
1. MOSS
WHAT SPATIAL STRATEGIES WILL ACHIEVE THE VISION?
Five strategic directions or building blocks provide shape and give

order to areas of Cape Town and the District.
The first building block is a METROPOLITAN OPEN SPACE

SYSTEM aimed at retaining and enhancing key nature areas
(such as Elsieskraal River systems), ensuring opportunities for
urban agriculture in suitable areas, and providing a system of
parks, sports fields which are increasingly accessible to residents
in the district. 2. ACCESSIBILITY GRID
The second building block is an ACCESSIBILITY GRID

consisting of a primary and secondary grid, forming the basis for
city-wide and inter-district public transport routes and a tertiary
grid forming the basis for local public and non-motorised transport
routes. The primary grid includes the east-west road and rail
spines and their connection to the rest of Cape Town. The focus
is on completion of the grid to improve access, giving priority to
non-motorised and public transport.
3. ECONOMIC OPPORTUNITY
ZONES AND CIVIC CLUSTERS
The third building block is a system of OPPORTUNITY ZONES
(including intense economic activities) and CIVIC CLUSTERS
(including quality public space and social facilities). These are
located on the ACCESSIBLITY GRID, meaning that opportunities
are closer to public transport and people. Higher order
OPPORTUNITY ZONES relate to the more exposed, central and
connected locations on the primary/secondary accessibility grid
such as Voortrekker Road and the Bellville CBD.
4. EDGES
The fourth building block is a system of EDGES that avoid
development in unsuitable areas and manage the growth of the
area. The most significant edge in this district is the coastal edge
which directs growth toward key nodal points along the coastline
whilst respecting key natural informants.
The fifth building block is a system of DESTINATION PLACES

which will provide improved and new high-quality public places for
residents and visitors to the area to enjoy. Destination places in
the district are focused on meeting the coast with an improved set 5. DESTINATION PLACES
of leisure, living and supporting economic development
opportunities.
4. THE PLAN
WHICH ENVIRONMENTAL ATTRIBUTES SHOULD BE TAKEN INTO ACCOUNT IN PLANNING AND

DECISION-MAKING?
Five Environmental Impact Management (EIM) zone plans respond to this question. The EIM zones are
based on the environmental attributes of the district. Attached to these zones is an indication of suitable
types of activities (ranging from undesirable activities, to those that may not have a significant impact) as
well as guidelines for management of these activities.
EIM ZONE 1: HYDROLOGICAL ZONE
EIM Zone 1 includes areas within the flood risk/flood fringe/ flood
prone (e.g. Elsieskraal River) ecological buffer areas associated
with rivers and wetlands. In general, any land use or activity that
will have an impact on the vegetation cover or hydrological
functioning of this zone is not supported. There are a number of
activities (e.g. essential road, rail, pipeline and cable crossings
and bridges) that may have an impact and may be accepted once
EIAs have been completed, provided appropriate mitigation
measures are put in place. Low-impact activities such as
conservation activities and low-impact public open space areas
are generally accepted in this zone.
EIM ZONE 2: CONSERVATION AND BIODIVERSITY ZONE
EIM Zone 2 reflects conservation and biodiversity priority areas

(including protected environments such as the Tygerberg Hills
Nature Reserve and other areas of significant biodiversity).
Low-impact activities such as passive recreation and conservation

are generally suitable in this zone. Certain activities (such as
tourism accommodation) may be suitable in some areas provided
mitigation measures are in place. However, activities that
significantly transform these environments or that may result in
pollution are generally undesirable (e.g. bulk infrastructure,
permanent structures, mining activities etc.).
EIM ZONE 3: SOCIAL,

CULTURAL AND
RECREATIONAL AREAS
EIM Zone 3 includes areas

with social or cultural
significance, such as
archaeological sites and
scenic drives, as well as parks and recreation areas.
Suitable activities here require sensitivity, and a priority is to

encourage activities that enhance the safety of public spaces by
making sure new development fronts onto and defines these
spaces.
EIM ZONE 4: ECONOMIC RESOURCE AREAS
EIM Zone 4 includes agricultural, smallholdings and mineral

extraction areas. These areas are limited. The district also
has high-potential agricultural land in the north-eastern
section of the district. These areas, as well as the high-
potential agricultural areas are under threat from
development pressure.
The EIM Zones identify areas where sand mining is likely to

be undesirable, although provision is made for sand mining
in potentially suitable areas (including those subject to
existing mining activity) subject to the appropriate
authorisation and management plans. Tourism activities are
mostly encouraged on smallholdings and agricultural areas.
EIM ZONE 5: URBAN USES AND UTLITIES
EIM Zone 5 identifies utilities and uses that are suitable or

unsuitable within the urban fabric, including industrial,
landfill and service infrastructure areas.
Activities to be promoted in these areas should be subject
to conditions and approvals of relevant authorities and
public open spaces, landscaping, conservation activities are
some of the desirable uses that are encouraged in these
areas.
4. THE PLAN: NEW DEVELOPMENT AREAS
New Development Areas (NDAs) deal with the identification of areas for new greenfield development,
allocation and configuration of suitable land uses and associated spatial development guidelines. While the
district is not a major growth area in the City, it reflects a number of significant greenfield development
opportunities.
Annandale
Mixed-use Development, Map ref 1
New mixed-use development is proposed on the undeveloped land located north of Richwood and between
the N7 to the west and M12 to the east. This triangle of the land provides an opportunity for mixed-use
development in the form of service industrial/commercial/office/residential development. The site is currently
subject to an EIA and LUPO process.
Richwood
New mixed-use development is proposed on the undeveloped land located south of Richwood and between
the N7 to the west, Tyger Valley Road to the east and Plattekloof Road to the south. This rectangle of land
provides an opportunity for mixed-use development in the form of service industrial/commercial/office/
residential development. Development in the south is restricted to non-residential uses due to the safety
buffer areas of the Caltex Oil Refinery and Strategic Fuel Fund (SFF) oil storage.
Bothasig Area
Residential Development, Map ref 3 to 5
New medium-density residential development is proposed for the undeveloped properties described above.
These properties provide an opportunity for medium-density infill development. It is important that new
developments are designed to have a positive interface with the existing urban fabric, the existing residential
developments and public open space.
Erf 8350 (Map ref 3) is still zoned public open space, but is ideally located for medium-density infill
development. Erf 8353 (Map ref 4) is earmarked for sports fields, but can be utilised for medium-density infill
development. The site is owned by the City of Cape Town and can be developed for medium-density infill
housing development, which may also accommodate other related uses such as commercial. The adjacent
property, i.e. Erf 10670 is also still vacant, but is owned by the Provincial Government Western Cape.
35th Avenue
Mixed-use Development, Map ref 6 and 7
New mixed-use development is proposed for the undeveloped properties described above, both located
along 35th Avenue. These properties provide an opportunity for mixed-use development in the form of
service industrial/commercial/office development. Development is restricted to non-residential uses due to
the noise regulations (land within the 65dba noise contour).
Erf 19787, Goodwood (Map ref 6), is zoned for public open space, but is undeveloped. It is important that
with any development of the site, that adequate open space be developed to serve the high-density
residential properties on the western edge. Pedestrian desire lines should also be retained as far as is
possible.
Erf 12792, Goodwood (Map ref 7) is an undeveloped open space site. Access to the site seems to be not
possible from 35th Avenue except for a possibility of a left in and left out access. Access will therefore need
to be taken from Connaught Road. Erf 113724, Cape Town that is located to the south, is earmarked for an
east-west link road from which when constructed, access to Erf 12792 may be possible.
Valhalla Park
Mixed-use Development/Residential Development, Map ref 8
New mixed-use development is proposed on the undeveloped land located east of Valhalla Drive. This land
provides an opportunity for medium-density residential development on the remainder of the site that is not
required for sports field development. It is important that new developments are designed to have a positive
interface with the existing urban fabric, the existing residential developments and the sports complex.
Modderdam Triangle
In the first instance it should be noted that a large portion of the site (comprising Cape Farms 477/1-3, 475/2,
479/1, Erven 113419-113420, Cape Town) comprises an old solid waste dump site as well as some wetland
areas. A detailed geotechnical study will be required to determine the extent of land available for
development.
Mixed-use development is proposed on the developable land located south of the rail line and between 35th
Avenue and Modderdam Road. This triangle of land provides an opportunity for mixed-use development in
the form of service industrial/ warehousing/commercial/office development. Development is restricted to non-
residential uses due to the noise regulations (land within the 65dba noise contour).
Cape Town International Airport (CTIA)

Development is proposed on the undeveloped land surrounding the CTIA owned by the Airports Company of
South Africa (ACSA). ACSA is pursuing commercial development on land not required for aviation purposes.

New mixed-use development is proposed on the undeveloped land located east of the Borchards
Quarry/Modderdam Road intersection and the undeveloped land located south of Stellenbosch Arterial. This
land provides an opportunity for mixed-use development in the form of service
industrial/warehousing/commercial development.
Industrial Development, Map ref 12

New industrial development is proposed on the undeveloped land located on the eastern airport extent and
west of Symphony Way. This linear land provides an opportunity for industrial development in the form of
service industrial/warehousing/commercial development.
Industrial Development, Map ref 13

New industrial development is proposed on the undeveloped land located on the south-west airport extent
and west of Symphony Way. This land provides an opportunity for industrial development in the form of
service industrial/warehousing/commercial development.
In both instances above (Map ref 12-13), it is understood that the subject properties are/were owned by the
National Housing Board, and is/was to be transferred to ACSA on condition that the land be utilised for
aviation and related purposes. Therefore, should land be developed for industrial or other use, which is not
related to the aviation function, the issue regarding the mentioned condition will need to be resolved, if not
resolved to date. Furthermore, any new development should have a positive interface (and not backing onto
it) with Symphony Way, should provide for pedestrian access and also strive to incorporate opportunities for
smaller enterprises.
Belhar Area
Mixed-use development is proposed on the undeveloped land located south and east of Unibell Station. This
land provides an opportunity for mixed-use development in the form of commercial/office/residential (medium
and high-density) development. Care should be taken that provision is made for adequate movement to and
from the station. Adequate provision for open space development should also be incorporated where large
portions of the sites are proposed for high-density housing development. The sites also provide the
opportunity for the accommodation of students attending the closely located universities.
Residential Development, Map ref 16 to 22

Map ref 16
The site is earmarked for medium-density housing development, and is already partially serviced.
Map ref 17 to 18
Erven 2218 and 27040 are undeveloped open space sites, which due to their location are not regarded as
safe spaces. They are proposed for medium to high-density housing development, which could partially
address the housing need in the Belhar community for different forms of housing provision.
Map ref. 19
Erf 23218 is a retention pond which has been reduced in size in the past, and the northern portion is
available for medium-density infill housing development. Access will need to be taken off Drosdy Road.
Map ref 20
Erf 24900 is about 2 ha in extent and is proposed for higher-density infill development. It is located adjacent
to the newly completed shopping centre, and the presence of higher-density residential development in close
proximity to the commercial entity will be beneficial to the sustainable growth of the business node.
Map ref 21 to 22
Both Erven 27661 and 28655 are vacant school sites, which are regarded as surplus sites, given the
situation with regard to the provision of schools in Belhar. Erf 28652 is located adjacent to Erf 28652 and is
also vacant (undeveloped open space, with a retention dam on the southern portion). It is also proposed for
development of medium-density infill housing.
Delft Area
Mixed-use development is proposed on the undeveloped land located south of Stellenbosch Arterial and
adjacent to Delft Main Road. This land provides an opportunity for mixed-use development in the form of
service industrial/commercial/office/residential development. Erven 3493 and 3494, located to the east of
Delft Main Road comprise a commercial site and a school site. Erf 4465 located to the west of Delft Main
Road is zoned as undetermined and is still vacant. The above properties represent a main access into Delft
and any form of compact development accentuating the access should be supported.

Mixed-use development is proposed on the undeveloped land located east of Delft Main Road and adjacent
to Hindle Road. This land provides an opportunity for mixed-use development in the form of service
industrial/commercial/office/residential development. Erven 21599-2602 located to the north of Hindle Road
represent the extent of the Delft CBD that forms part of the bigger district node that already comprise a
number of community facilities. The eastern portion of the site is proposed for high-density housing
development while the remainder of the site could be utilised for commercial and service industrial purposes.
The establishment of a public transport facility on the site should also be supported since it will optimise
access to the site and other non-residential uses, such as the health facility, library, community hall,
swimming pool facility and police station located in close proximity.
Erf 7045 located to the south of Hindle Road is a vacant commercial facility. The development thereof could
also strengthen the business node to the north.
Stikland Area
The La Belle Triangle precinct (Erf 13601) located at the intersection of La Belle Road with Voortekker
Street/Strand Road. New mixed-use development is proposed for the undeveloped land located east of La
Belle Road. This land provides an opportunity for mixed-use development in the form of service
industrial/commercial/office/residential development. It must be noted that the existing access from La Belle
Road is not a formalised access. With the redevelopment of the site a new access will need to be
determined at a point between the Bottelary intersection onto La Belle Road and the Voortrekker
Street/Strand Road intersection. The existing access of Ampere Street into the adjacent industrial area will
have to be closed and access will have to be taken from the new access road.

Stikland Psychiatric Hospital Precinct. New mixed-use development is proposed for the Stikland Hospital
Precinct. This land provides an opportunity for mixed-use development in the form of service
industrial/commercial/office/residential development. It is regarded as a “strategic site” due to its
development potential.
The Stikland Psychiatric Hospital is situated on a ±140 ha precinct under the ownership and management of
the Provincial Government Western Cape (Health Department). The precinct comprises two distinct land
portions separated by Old Paarl Road.
The following factors impact on the development potential of the hospital precinct:
• The precinct of ±140 ha provides a significant opportunity for redevelopment and infill.
• The precinct is characterised by extensive, low-density land use.
• Many buildings require renovation and utility services require substantial upgrading.
• Stikland Hospital abuts Old Paarl Road, which connects directly with Voortrekker Road, La Belle Road
and the R300 Freeway. Stikland Station is situated within walking distance.
• Development will require extensive investment in utility services and road access.
The following is proposed as appropriate for the precinct south of Old Paarl Road:
• consolidation and redevelopment of the psychiatric hospital into a smaller, more manageable and less
extensive area;
• medium to high-density residential development on the larger area of the precinct; and
• mixed-use development in the form of service industrial/commercial/office/residential development along
Old Paarl Road.
The following is proposed as appropriate for the precinct north of Old Paarl Road:
• mixed-use development in the form of commercial/office/residential development; and
• redevelopment of the current buildings.
Residential Development, Map ref 29
Residential infill development (medium density) is proposed for a number of unused school sites located in
older, established residential areas: Erf 8194 is located east of Meerlust Street in Oakglen, Erf 2751 is
located east of Silvertree Street in Bellair, and Erven 17656 and 17662 are both located north of Frans
Conradie Drive in Vredenberg. In the latter case, the two properties measure about 14 ha in extent and are
ideally located for medium-density infill development along a development route such as Frans Conradie
Drive. It must be noted that all the school sites are still owned by the Department of Education (WCPG), and
the availability of the sites has to be clarified with the department.
Transnet Marshalling Yards (Bellcon)

Map ref 30
The Bellcon precinct is ±233 ha in extent. Historically utilised as a marshalling yard, diesel depot and a civil
maintenance department, the precinct represents a significant investment in rail infrastructure and comprises
the central hub of Transnet operations which have recently relocated from Culemborg. Bellcon is currently
being investigated by Transnet to determine its future use. It is regarded as a “strategic site” due to the
development potential.
The following contextual information is provided:

• The precinct has a position of good locality at the convergence of a number of significant routes,
including the Voortrekker Road corridor, Modderdam Road, Durban Road and the Cape Town-Bellville
and Monte Vista rail lines. The Bellcon site derives considerable exposure and accessibility from its
location.
• The precinct currently acts as a substantial “mono-functional” buffer. It forms a constraint to the southern
extension of the Bellville CBD and spatially reinforces the barrier effect of the rail line by preventing
access to and from the south of Bellville Station.
• The surrounding local and regional context includes important district-level community facilities such as
Tygerberg Hospital and the University of the Western Cape (UWC).
• The UWC propose/envisage the development of a science park in the precinct.
• The Elsieskraal River drains along the northern portion of the site.
Although land is currently leased for industrial purposes on the eastern extent of the property adjacent to
Modderdam Road, the area is largely underutilised given its location adjacent to Voortrekker Road,
Modderdam Road and the Bellville CBD. Previous policy documents have identified the site as having
significant potential for redevelopment. However, Transnet has shown reluctance to relinquish
control/ownership of the property.
Recent on-site activities have related strongly to linkage with the Port of Cape Town, and Transnet has
indicated the possibility/intention to utilise the bulk of the land for container stacking/storage as part of the
port container terminal operations.
In view of the above, Transnet may not be relocating the Marshalling Yard since the area is regarded as
having long-term strategic significance/potential. However, the possibility exists that limited portions of the
precinct could be released for development within the short to medium term. It is anticipated that
development opportunities would be limited to edge-related development in the area adjacent to Modderdam
Road.
As the future use of the Bellcon is currently undecided, any development proposals, even conceptual in
nature, should take a long-term approach. Should portions of the precinct become available for
(re)development, suitable development opportunities can be regarded as a combination of the proposals
mentioned below:
• Transit-oriented development, which supports the proposed BRT system, structurally reinforces the
Symphony Way-Modderdam Road as a development route and enhances the functionality of the Bellville
CBD metropolitan node.
• Establishing a mixed-use affordable medium to high-density residential and commercial development
incorporating service industrial/commercial/office uses and regional public facilities.
• Investing in institutional development to support the UWC. Complementary land uses to UWC include
the development of a precinct for student accommodation, sports facilities, environmental conservation
and education.
• Developing a science park.
• Maintaining a protected open space that supports a continuous link from the Elsieskraal River system to
the UWC nature reserve.
The regional impact of the Voortrekker Road corridor, Bellville CBD, UWC, Cape Peninsula University of
Technology (CPUT), Tygerberg Hospital, industrial area and Cape Town International Airport is an ideal
starting point for establishing an enlarged node of mixed-use development to the south of Bellville Station.
Plattekloof
Map ref 31
Erf 20907, Plattekloof (located between Meyboom and Olienhout Streets), which is zoned for hotel purposes,
is still vacant. It is proposed that the site be utilised for group housing purposes. It is important that any
development of the site should be sensitive towards the open space system which is located to the south,
meaning that a positive interface with the open space system should be established.
Urban edge
In Tygerberg district the existing urban edge is being proposed as the future urban edge. The urban edge
should be regarded as a tool to protect the valuable resources such as agriculture, scenic areas, biodiversity
areas and cultural landscapes.
The district is also not identified as an area for a growth corridor. Where the existing edge may be
challenged, that is along the slopes of the Tygerberg, any application in this regard should be subjected to
the required environmental studies in terms of NEMA.
4. THE PLAN: URBAN RESTRUCTURING AND MAJOR UPGRADING
Urban restructuring and major upgrading proposals with regard to existing urban areas within the district are
aimed at improving the performance of the urban environment. Proposals focus on improving integration,
reinforcing public transport through selective intensification, improving public amenities and encouraging a
mix of land uses where appropriate.
Open space system

Open space upgrading, enhancement and development (associated with the natural environment and higher
order sports and recreation facilities) are critical to achieving the vision for the district. In this regard, several
interventions relating to the open space system are proposed.
Existing sports complexes

Proposed upgrade of Bellville, Parow and Bishop Lavis sports complexes.
Upgrading of sport and recreation facilities should be focussed within existing sports complexes. An effort
should be made to broaden the diversity of activities available to include activities beyond formal sport to
passive recreational activity.
Rationalising the distribution of the public open space network

In the context of the impoverished areas, the oversupply of public spaces has been compounded by poor
and ineffective maintenance. Smaller, maintained, safer public open spaces are more appropriate in the
district, specifically in the southern area of the district. The focus should be on rationalising the distribution of
the public space network into a smaller provision of better maintained public spaces that are linked into a
structured and continuous network.
Linear open space system

It is proposed that open space upgrading in the form of local parks should seek opportunities within the local
linear open space system. The focus on upgrading and development of the linear spaces should be where
there is a potential for cluster uses (development of a park in the system adjacent to an existing primary
school).
Detention ponds and other open space

The existing storm water detention ponds have a role to play in the open space system. Their multi-
functional use, including recreational activity, is promoted and these spaces should be prioritised for
investigation in the provision of new district/ community parks.
New district parks

Map ref 1
It is proposed that the Jack Muller Park (being part of the Elsieskraal open space system) be redeveloped
into a district park to serve not only the surrounding community, but also the wider area. It therefore
recommended that the redevelopment should also accommodate uses such as a restaurant, small shops
and recreation facilities in order to optimise utilisation, as well as providing an income stream for the
maintenance thereof.
Another park, which provides the opportunity to be developed as a district park, is open space, namely Erven
676-678 located along Monte Vista Boulevard in Monte Vista (Map ref 2). The site is highly accessible and
ample space is available for the further development to improve its functionality. For the area to the south of
Voortrekker Road, it is recommended that the open space system along the storm water channel, located to
the south of Riverton Road in Riverton (Map ref 3) be developed as a district park to serve the wider area of
Elsies River. The motivation for this scale of park in this particular area is the extent and the close proximity
to the Elsies River Station, as well as to Halt Road.
Elsieskraal river system

It is recommended that the river course and associated parks of the Elsieskraal River should be upgraded to
improve the amenity level, as well as to enhance the environmental character of the river corridor. This can
be achieved by the introduction of continuous walkways, cycle tracks, etc. By introducing adequate lighting,
safety along the corridor may also be improved.
Transport system
Key principles informing interventions around transport infrastructure include:
• prioritisation interventions to support non-motorised transport;
• prioritisation public transport; and
• prioritising interventions that will release economic development associated with the primary and
secondary accessibility grid.
Non-motorised transport infrastructure (NMT)
The proposed priority NMT upgrades are:
• developing a broader city-wide, district and local NMT network;
• significant pedestrian generators (stations/public transport interchanges);
• activity routes and streets;
• destination places, public facilities and other movement generators;
• linked internal open space system;
• Goodwood, Parow, Bellville CBDs; and
• Bellville pedestrianised area.
Public transport infrastructure

The proposed priority transport upgrades are:
• rail upgrade: Bellville to Cape Town rail line, Sarepta rail line; Monte Vista rail line;
• station upgrade: Bellville, Tygerberg, Parow, Vasco, Unibell and Bonteheuwel;
• transport interchanges at stations;
• station park-and-ride; and
• bus and minibus-taxi stops along public transport routes.
Rationalising the functioning of routes

Changes to the movement system provide possibilities for adjusting the dominant role of a number of routes
in the district, enabling intensification of land use, improving accessibility and supporting improved public
transport services and higher levels of ridership. The proposed priority road/route function changes are:
Development routes
• Durban Road
• Plattekloof Road
• Frans Conradie Drive
• Old Paarl Road
• De la Rey Road
Activity routes
• Voortrekker Road
Activity streets
• Hugo Street
• Vasco Boulevard
• Halt Road
• Connaught Road
• Delft Main Road
New road links

The proposed priority new road links are:
• completion of the M12 in the Plattekloof area;
• realignment of Tyger Valley Road in the Richwood area;
• extension of La Belle Road to link with Modderdam Road in the Sacks Circle area; and
• N2-Symphony Way link (off-ramp from the N2).
Intensification and major land use change

Mixed use intensification should be focused along Voortrekker Road as detailed below:
- Intensification/densification should be supported between Voortekker Road and the rail line (to the
south) from Vanguard Drive eastwards to the position where the Paarl line crosses Voortekker Road.
This includes the single residential area located to the east of Modderdam Road on both sides of
Belrail Road (Map ref 10).
- For the area to the north of Voortrekker Road, the boundaries for densification are:
west of Durban Road up to Eerstelaan (Bellville area);
between Mike Pienaar Boulevard and Mc Intyre Road up to Wynne Street;
west of Mc Intyre Road up to Eerstelaan; and
west of Giel Basson up to Dingle Road.
It is also proposed that the height of buildings be restricted to maximum eight storeys, dependent on the
provisions of the relevant zoning scheme.
With regard to densification in other residential environments it is argued that in principle support should be
provided, but that proposals for either redevelopment or infill development should not detract from the
general character of the specific environment.
It is also recommended that the approved Boston Policy Plan be revisited, specifically with regard to
intensification options along Boston Street and Lincoln Street, where densification and/or limited
office/commercial use should be considered.
Intensification opportunities at the Elsies River, Bellville and Goodwood stations are also available
as part of the Voortrekker Road intensification potential:
- Goodwood Station: Erf 8433 (Map ref 4) located south of Station Street, as well as a strip of land
between the rail line and the storm water channel (Goodrail 435) all owned by the rail authority, can
be utilised for infill development. The latter site is ideal for high-density housing development, while
Erf 8433 can be utilised for mixed use which may include smaller commercial opportunities. Access
to the site located to the south of the rail line will have to be from Sakabula Road.
- Elsies River Station: Erven 8563, 36048 and 9356 located to the north of the rail line and abutting
Halt Road (Map ref 5) are all owned by the rail authority. Portions of the sites offer opportunity for
mixed-use infill development, which may include high-density housing development.
- Bellville Station: Erf 10854, Bellville, located to the south of the station (Map ref 6) also offers
limited infill development. Portions of the site located directly adjacent to the rail lines offer the
opportunity for high-density infill housing development. Vehicular access to a portion of the site
should be investigated, but it is believed that some of the rail tracks are not utilised anymore.
Furthermore, it is also reasoned that the end-users would be solely dependent on rail transport and
limited vehicular access should therefore be required.
Densification
Densification will be achieved through a range of processes as outlined by the Densification Policy of the
City of Cape Town. In District D, the focus for densification efforts will be focussed on:
• Incremental densification: The accommodation of second dwellings on properties should be supported

as a general principle (as this, apart from raising densities, this provides housing opportunities for
tenants as well as income streams for owners or occupiers). This may not be suitable in areas that may
require a degree of de-densification.
• Infill sites: There are a number of undeveloped sites in the district that should be a focus of densification
efforts. Those which are particularly well located around existing sports complexes, structuring routes
and public transport interchanges/stations should be prioritised for high-density housing.
• Redevelopment: Redevelopment of existing low-density areas is likely to be linked to accessible areas.

Redevelopment should be supported subject to local contextual informants.
Areas which should be investigated for local area plans that can provide detailed guidance for densification
are the areas along Voortrekker Road. The residential area east of Bellville Station is proposed for re-
development, mixed use and densification (Map ref 10).
Public facilities and public space

Urban upgrade
Urban upgrades are proposed in a number of precincts throughout the district. These are focussed on
reinforcing the structuring routes and public investment nodes and supporting their civic and commercial
roles. A number of degraded urban areas were identified within the district:
• Bellville CBD: Voortrekker Road pedestrianised area (Durban Road to Modderdam Road);
• Bellville CBD: Voortrekker Road to Bellville Station;
• Rental housing (3/4 storey walk-ups); and
• Bonteheuwel CBD.
Critical public links

An integrated city-wide and district network of non-motorised transport routes are proposed. As part of this
network a number of public links are highlighted for upgrading and development, with a particular focus on
access to destination/special places (Tygerberg Hills Nature Reserve) and movement along open space
corridors (Elieskraal River system).
Public facilities
Urban civic precincts which contain public facilities should form the basis for the clustering of facilities in the
district. Public facilities, specifically in the southern area of the district should be upgraded.
Informal settlement upgrade

The following informal settlements are proposed for upgrade:
• Malawi Park (Map ref 7) is an illegally occupied informal settlement located on a portion of Modderdam
Triangle. The settlement is located in the 55 dba noise contour and flight path of Cape Town
International Airport (CTIA). It is recommended that the settlement should be relocated to a more
suitable area.
• Freedom Park (Map ref 8) is an illegally occupied informal settlement located immediately south of the
Modderdam Triangle. The settlement is located in the 55 dba noise contour and flight path of Cape Town
International Airport (CTIA). It is therefore recommended that the settlement be relocated to a more
suitable area.
• Nooitgedacht (Map ref 9) is an informal settlement located immediately south of Bishop Lavis, adjacent
to Modderdam Road. Nooitgedacht is favourably located within the district and it is recommended that
the informal settlement be upgraded with the required public investment in infrastructure, landscaping
and community facilities.
Backyard shack upgrade

The southern area of District D is characterised by the significant prevalence of “backyard shack dwellings”.
This contributes to the areas poor socio-economic conditions of poverty, overcrowding, TB, crime and
degraded urban environment. It is recommended that the backyard shack areas be upgraded and improved
housing be provided.
Infrastructure and services

It is anticipated that the proposed densification, intensification of land uses, urban upgrade, upgrading of
informal settlements, and impact of areas identified for new development will place increasing strain on the
infrastructure which serves the district. The potential infrastructural deficit is compounded by the fact that the
district is highly urbanised, with older infrastructure than other areas in the City. The intensification of land
uses and the development of strategic sites are dependent on the infrastructural capacity of the existing
network. New infrastructure upgrades must be carefully planned in conjunction with the land use proposals
specific to the district and adjacent area. The timing/phasing of implementation is therefore critical.
4. THE PLAN: THE FULL PICTURE
The composite district Spatial Development Plan combines new development area and urban
restructuring proposals with informants drawn from the environmental management framework’s EIM
zones. It therefore serves to synthesise and resolve land use proposals. The following proposals are
reflected in the plan:
• Natural open space: This includes major areas to be conserved as natural open space
comprising existing protected areas, elements of the biodiversity network which should be subject
to protection and which form key components of a linked network of natural open space as well
as flood prone areas, river courses, wetlands and associated buffers.
• Open space: This includes open space which could be used for a range of social, recreational,
cultural and economic activities and utility services. The focus is on promoting continuities in the
system, maximising diversity in its use and punctuating the system with an equitable spread of
metro and district level parks and sports complexes.
• Land use transport network: Proposals reflect new route links to complete the accessibility
network contributing to improved transport links with the rest of the City and within the district.
Increased intensity of land use is proposed along key activity routes, at points along development
routes, which will form the backbone of the trunk or line haul road based public transport network.
A greater mix of land use activity should also be considered along local activity routes and other
structuring routes in support of feeder road based public transport services.
• Urban development: These areas should be considered for a wide variety of urban uses which
could include housing development, public open spaces, community facilities, local business
development (where appropriate), but should not include noxious industrial uses. Several uses
are specifically differentiated within the broad urban development category.
o Mixed-use intensification: These areas (which contribute to realising the concept of economic
opportunity zones) should be promoted as the focus for intense urban development
accommodating a mix of space intensive uses. This is proposed in areas that are accessible
and reinforce the public transport network and system of structuring routes. The major
opportunities relate to the Voortrekker Road corridor and Bellville CBD.
o Industrial development: These areas should be the focus of service industrial development.
Areas for these purposes focus on infilling of existing industrial areas and new industrial
development in the district.
• Urban/civic precincts: These areas should be the focus of public investment in public and social
facilities contributing to clusters of complementary uses and quality public spaces which improve
the urban environment. These are associated with intense urban environments, located close to
public transport where commercial and high-density residential activity is encouraged. Higher
order urban civic precincts include the Bellville CBD. The Stikland Hospital precinct should also
be considered for social infrastructure when developed.
• Destination places: A set of destination places are identified in this district with core proposals
relating to:
o Realising development opportunities with regard to the urban destination places (Tygerberg
Hills Nature Reserve) and focussing investment in a manner that enhances their special
qualities and provides a new level of amenity.
• Urban edge: The urban edge is drawn in such a way as to mainly protect the natural resources in
the area.
4. THE PLAN: THE FULL PICTURE
5. IMPLEMENTING THE PLAN
WHERE ARE THE PRIORITIES AND WHAT IS THE PLAN OF ACTION?
Several priority local planning and investment areas will be identified in order to implement the plan. Input
from public engagement is an essential part of this process. These inputs will be balanced with the need to
be strategic in focussing on projects with maximum impact and highest alignment with the spatial strategies
of the City SDF and district SDP and programmed with due regard for resources available to undertake
projects.
Based on the technical review and inputs to date several planning and investment focus areas have been
identified including:
• preliminary local planning areas where further planning is required to guide local land use change or
define capital investment interventions; and
• capital investment action areas both in the short, medium and longer term.
These are included in Annexure A and will be amended, prioritised and programmed with inputs from the
engagement process on the draft SDP.
It should be noted that capital investment will occur across the district on a range of public facilities,
infrastructure and services (roads, bulk services, etc). The focus on action areas is therefore not
comprehensive but strategic, focussing on areas where multi-sectoral intervention is needed to ensure high
impact restructuring and upgrading within the district.
HOW WILL THE PLAN GUIDE DECISION-MAKING REGARDING DEVELOPMENT APPLICATIONS?
While the SDP/EMF will guide areas for future planning and capital investment, it also forms part of a
package of policies that will guide land use and environmental decision-making. As part of the
implementation of the plan, decision support tools are proposed to simplify access to information for
decision makers in the public and private sector.
Annexure A: Preliminary local area planning projects matrix
Local action area project Lead actions Responsibility Timeframe Priority planning area Capital investment focus
High Medium Low Short Medium Long
term term term
Green
Accessibility grid
Opportunity zones
Civic precincts
Destination places
• Bellville CBD planning
and action area
• Bonteheuwel CBD
planning and action area
• Voortrekker Road
pedestrian planning and
action area
• Rental housing upgrade
• District open space
planning and
rationalisation
• Delft Main Road planning
and action area
• Elsieskraal River planning
and action area
• Plattekloof urban edge
• Stikland Hospital precinct
Note: This table will be completed and updated following stakeholder engagement

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draft for comment

2007/2008 2008 2009 2010 APPROVAL

Advertising and 1st PUBLIC CONSULTATION 2nd PUBLIC 3rd PUBLIC

Public participation process

WHAT IS THE DISTRICT SPATIAL DEVELOPMENT PLAN (SDP)?

A district Spatial Development Plan

WHAT IS AN ENVIRONMENTAL MANAGEMENT FRAMEWORK?

An Environmental Management Framework (EMF) guides decision-making in terms of Environmental

WHAT WILL THE SDP/EMF DO?

The SDP/EMF will guide the City’s decisions regarding:

HOW DOES THE DISTRICT SDP RELATE TO THE ZONING SCHEME?

SNAPSHOT: TYGERBERG DISTRICT

Key issues are: Spatial opportunities that will contribute to

The draft spatial vision for the district is:

The residents of the district have contributed to the spatial vision

Five strategic directions or building blocks provide shape and give

The first building block is a METROPOLITAN OPEN SPACE

The second building block is an ACCESSIBILITY GRID

The fifth building block is a system of DESTINATION PLACES

WHICH ENVIRONMENTAL ATTRIBUTES SHOULD BE TAKEN INTO ACCOUNT IN PLANNING AND

EIM ZONE 1: HYDROLOGICAL ZONE

EIM ZONE 2: CONSERVATION AND BIODIVERSITY ZONE

EIM Zone 2 reflects conservation and biodiversity priority areas

Low-impact activities such as passive recreation and conservation

EIM ZONE 3: SOCIAL,

EIM Zone 3 includes areas

Suitable activities here require sensitivity, and a priority is to

EIM Zone 4 includes agricultural, smallholdings and mineral

The EIM Zones identify areas where sand mining is likely to

EIM ZONE 5: URBAN USES AND UTLITIES

EIM Zone 5 identifies utilities and uses that are suitable or

Cape Town International Airport (CTIA)

Mixed-use Development, Map ref 10 and 11

Industrial Development, Map ref 12

Industrial Development, Map ref 13

Residential Development, Map ref 16 to 22

Mixed-use Development, Map ref 25 and 26

Mixed-use Development, Map ref 28

Transnet Marshalling Yards (Bellcon)

The following contextual information is provided:

Open space system

Existing sports complexes

Rationalising the distribution of the public open space network

Linear open space system

Detention ponds and other open space

New district parks

Elsieskraal river system

Public transport infrastructure

Rationalising the functioning of routes

New road links

Intensification and major land use change

• Incremental densification: The accommodation of second dwellings on properties should be supported

• Redevelopment: Redevelopment of existing low-density areas is likely to be linked to accessible areas.

Public facilities and public space

Critical public links

Informal settlement upgrade

Backyard shack upgrade

Infrastructure and services

WHERE ARE THE PRIORITIES AND WHAT IS THE PLAN OF ACTION?

HOW WILL THE PLAN GUIDE DECISION-MAKING REGARDING DEVELOPMENT APPLICATIONS?

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