eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

OUTER WEST CORRIDOR STUDY

CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS

PRESENTATION TO DURBAN CHAMBER OF COMMERCE AND INDUSTRY Tuesday, 11th December 2012

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
Presentation Outline:
1. Introduction Project Context 2. Opportunities and Constraints Socio-Economic Environmental Analysis Bulk Infrastructure Transport & Traffic Infrastructure

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

3. Cato Ridge Local Area Plan & Precinct Plans 4. Summary of Issues and Constraints

GRAHAM MULLER ASSOCIATES CONSORTIUM

INTRODUCTION

eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

INTRODUCTION & PROJECT CONTEXT

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
NATIONAL, PROVINCIAL & REGIONAL CONTEXT Cato Ridge and the Outer West Corridor are strategically located on the N3 national route between eThekwini Municipality and Mkhambathini Municipality and close to Pietermaritzburg.

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS
METRO & LOCAL DEVELOPMENT CONTEXT Back of Port area serious pressures (new roads, railways and truck routes) and space (logistics); Western suburbs are growing rapidly Areas to north and to the south of Shongweni and Mpumalanga comprise largely traditional rural settlements The area exhibits substantial tourism and recreational potential, Mpumalanga township is expanding and upgrading, Revitalisation and growth of the Hammarsdale industrial area is anticipated, The Shongweni node around the N3 and M4 intersections is to be developed further Revitalisation and growth of the Cato Ridge industrial area is already evident Areas consist of traditional rural settlements Valuable agricultural activities along the N3 are expected to remain

Cato Ridge offers potential space for industry and logistics and benefits uniquely from its positioning astride both the N3 national route and the NATCOR railway line.
The area could respond to increasing demand for industrial land in eThekwini Municipality and serve to better integrate the economies of eThekwini, Mkhambathini and Msunduzi Municipalities

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
PURPOSE OF THE CATO RIDGE LAP produce a plan that will inform: industrial development in Cato Ridge/Harrison Flats. Commercial & Residential expansion in Cato Ridge Town Centre infrastructure required to sustain the proposed activities

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS
FUTURE POSSIBILITIES: This is a 20 year set of plans A large site in the Harrison Flats area is reserved as a possible future landfill site for the Metro The intermodal hub remains a possibility and has been accommodated within the plan.

To develop the Cato Ridge Town Centre and Industrial area comprehensively

To develop various land use scenarios

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

OPPORTUNITIES & CONSTRAINTS

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Future land reserved for landfill (100yrs)

N3 and NATCOR Rail to pmb and Gauteng R103

N3

MR385 GRAHAM MULLER ASSOCIATES CONSORTIUM Rail to DBN Port

OPPORTUNITIES

eThekwini Municipality
KEY ECONOMIC OPPORTUNITIES Employment creation for the local populations at KwaXimba, Fredville & south across the valley at Mpumalanga; Provision of land for development which, at a metropolitan scale, is required in the long term for o Large manufacturers; o Service & light industry; o Logistics & distribution. The Cato Ridge area presents one of the only immediate opportunities to release significant amounts of industrial land with site sizes in excess of 5,000 m2; Large areas of topographically suitable land, much of it currently zoned industrial;

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS
KEY ECONOMIC CONSTRAINTS Inadequate existing road capacity to support meaningful development at Cato Ridge in the medium to long term; Inadequate bulk infrastructure (particularly waste water treatment & electricity) to support any meaningful development in Cato Ridge;

Large land owners (historically speaking) not releasing their land for sale to 3rd party private developers;
Acute environmental concerns with respect to biodiversity, critical habitats & water catchments that must be balanced against any form of development. Need to preserve & support tourism and recreational service development which has the potential to employ large numbers of unskilled people from surrounding communities.

The possibility to exploit the national road & rail routes that intersect in the area.
The study area serves as a gateway to the Valley of 1000 Hills, the Msini resort at Nagle Dam & hosts existing successful tourism & recreational businesses in the Craiglea area.

GRAHAM MULLER ASSOCIATES CONSORTIUM

SOCIO-ECONOMIC OPPORTUNITIES & CONSTRAINTS

eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

ENVIRONMENTAL ANALYSIS
GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
AREAS OF VARYING BIODIVERSITY IMPORTANCE INCLUDING CORRIDORS

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

WATERSHED

GRAHAM MULLER ASSOCIATES CONSORTIUM

ENVIRONMENTAL ANALYSIS

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eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

INFRASTRUCTURE PLAN
GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
INFRASTRUCTURE CONSTRAINTS

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Umgeni Catchment Ridge Line

Slopes steeper than 1 : 3

Rivers and Flood Lines Environmental Value

Sewer 1 Requires pumping

Sewer 2 Requires pumping and is also north of the ridge line

Sewer 3 Gravity type 0 but north of ridge line

GRAHAM MULLER ASSOCIATES CONSORTIUM

INFRASTRUCTURE PLAN

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eThekwini Municipality
PROPOSED CIVIL INFRASTRUCTURE

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Sewer Pump Stations

Sewer Gravity systems

Storm water systems and attenuation devises

Water networks

GRAHAM MULLER ASSOCIATES CONSORTIUM

INFRASTRUCTURE PLAN

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eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

TRAFFIC & TRANSPORT

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
INTRODUCTION
Phase Existing Total GLA (m2) 340,687 Road Infrastructure NA Link 4-3, 8-1, 10-1 and 10-2 Phase 1 537,310 Signalisation of Eddie Hagan Drive/94042 TRK Link 3-1 Phase 2 638,134 Signalisation of Eddie Hagan Drive/R103 and Eddie Hagan Drive/Link 3-1 intersections Additional Road Infrastructure Widening of bridge over the N3 at the Hammarsdale Interchange Upgrade of Hammarsdale Interchange to signals New interchange and link road for the N3 Widening of the N3 to four lanes per direction between the Peacevale and Cato Ridge Interchanges Upgrade of the Cato Ridge interchange to signals Widening of the MR385/R103 to two lanes per direction from the Doornrug Road intersection to the eastbound on-slip Signalisation of the Dunbar Drive/R103 intersection Phase 4 999,432 Link 2-1 Link 7-4 Phase 5 1,049,418 Construction of intersection on the link road Link 7-3 Upgrade of the R103 to two lanes per direction between the eastbound on-slip and Eddie Hagan Drive

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Link 1-1 Phase 3 850,597 Signalisation of Eddie Hagan Drive/65301TRK and Eddie Hagan Drive/Drakensberg Street intersections

Phase 6

1,188,427

GRAHAM MULLER ASSOCIATES CONSORTIUM

TRANSPORT

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eThekwini Municipality
ROAD INFRASTRUCTURE PROPOSED AREAS
Phase Existing Total GLA (m2) 340,687 Road Infrastructure NA Link 4-3, 8-1, 10-1 and 10-2 Phase 1 537,310 Signalisation of Eddie Hagan Drive/94042 TRK Link 3-1 Phase 2 638,134 Signalisation of Eddie Hagan Drive/R103 and Eddie Hagan Drive/Link 3-1 intersections Additional Road Infrastructure Widening of bridge over the N3 at the Hammarsdale Interchange Upgrade of Hammarsdale Interchange to signals New interchange and link road for the N3 Widening of the N3 to four lanes per direction between the Peacevale and Cato Ridge Interchanges Upgrade of the Cato Ridge interchange to signals Widening of the MR385/R103 to two lanes per direction from the Doornrug Road intersection to the eastbound on-slip Signalisation of the Dunbar Drive/R103 intersection Phase 4 999,432 Link 2-1 Link 7-4 Phase 5 1,049,418 Construction of intersection on the link road Link 7-3 Upgrade of the R103 to two lanes per direction between the eastbound on-slip and Eddie Hagan Drive

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Link 1-1 Phase 3 850,597 Signalisation of Eddie Hagan Drive/65301TRK and Eddie Hagan Drive/Drakensberg Street intersections

Existing Short Term Medium Term Long Term

Phase 6

1,188,427

GRAHAM MULLER ASSOCIATES CONSORTIUM

TRANSPORT

16

eThekwini Municipality
ROAD INFRASTRUCTURE PROPOSED AREAS
Phase Existing Total GLA (m2) 340,687 Road Infrastructure NA Link 4-3, 8-1, 10-1 and 10-2 Phase 1 537,310 Signalisation of Eddie Hagan Drive/94042 TRK Link 3-1 Phase 2 638,134 Signalisation of Eddie Hagan Drive/R103 and Eddie Hagan Drive/Link 3-1 intersections Additional Road Infrastructure Widening of bridge over the N3 at the Hammarsdale Interchange Upgrade of Hammarsdale Interchange to signals New interchange and link road for the N3 Widening of the N3 to four lanes per direction between the Peacevale and Cato Ridge Interchanges Upgrade of the Cato Ridge interchange to signals Widening of the MR385/R103 to two lanes per direction from the Doornrug Road intersection to the eastbound on-slip Signalisation of the Dunbar Drive/R103 intersection Phase 4 999,432 Link 2-1 Link 7-4 Phase 5 1,049,418 Construction of intersection on the link road Link 7-3 Upgrade of the R103 to two lanes per direction between the eastbound on-slip and Eddie Hagan Drive

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Link 1-1 Phase 3 850,597 Signalisation of Eddie Hagan Drive/65301TRK and Eddie Hagan Drive/Drakensberg Street intersections

Existing Short Term Medium Term Long Term

Phase 6

1,188,427

GRAHAM MULLER ASSOCIATES CONSORTIUM

TRANSPORT

17

eThekwini Municipality
ROAD INFRASTRUCTURE PROPOSED AREAS
Phase Existing Total GLA (m2) 340,687 Road Infrastructure NA Link 4-3, 8-1, 10-1 and 10-2 Phase 1 537,310 Signalisation of Eddie Hagan Drive/94042 TRK Link 3-1 Phase 2 638,134 Signalisation of Eddie Hagan Drive/R103 and Eddie Hagan Drive/Link 3-1 intersections Additional Road Infrastructure Widening of bridge over the N3 at the Hammarsdale Interchange Upgrade of Hammarsdale Interchange to signals New interchange and link road for the N3 Widening of the N3 to four lanes per direction between the Peacevale and Cato Ridge Interchanges Upgrade of the Cato Ridge interchange to signals Widening of the MR385/R103 to two lanes per direction from the Doornrug Road intersection to the eastbound on-slip Signalisation of the Dunbar Drive/R103 intersection Phase 4 999,432 Link 2-1 Link 7-4 Phase 5 1,049,418 Construction of intersection on the link road Link 7-3 Upgrade of the R103 to two lanes per direction between the eastbound on-slip and Eddie Hagan Drive

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Link 1-1 Phase 3 850,597 Signalisation of Eddie Hagan Drive/65301TRK and Eddie Hagan Drive/Drakensberg Street intersections

Existing Short Term Medium Term Long Term

Phase 6

1,188,427

GRAHAM MULLER ASSOCIATES CONSORTIUM

TRANSPORT

18

eThekwini Municipality
ROAD INFRASTRUCTURE PROPOSED AREAS
Phase Existing Total GLA (m2) 340,687 Road Infrastructure NA Link 4-3, 8-1, 10-1 and 10-2 Phase 1 537,310 Signalisation of Eddie Hagan Drive/94042 TRK Link 3-1 Phase 2 638,134 Signalisation of Eddie Hagan Drive/R103 and Eddie Hagan Drive/Link 3-1 intersections Additional Road Infrastructure Widening of bridge over the N3 at the Hammarsdale Interchange Upgrade of Hammarsdale Interchange to signals New interchange and link road for the N3 Widening of the N3 to four lanes per direction between the Peacevale and Cato Ridge Interchanges Upgrade of the Cato Ridge interchange to signals Widening of the MR385/R103 to two lanes per direction from the Doornrug Road intersection to the eastbound on-slip Signalisation of the Dunbar Drive/R103 intersection Phase 4 999,432 Link 2-1 Link 7-4 Phase 5 1,049,418 Construction of intersection on the link road Link 7-3 Upgrade of the R103 to two lanes per direction between the eastbound on-slip and Eddie Hagan Drive

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Link 1-1 Phase 3 850,597 Signalisation of Eddie Hagan Drive/65301TRK and Eddie Hagan Drive/Drakensberg Street intersections

Existing Short Term Medium Term Long Term

Phase 6

1,188,427

GRAHAM MULLER ASSOCIATES CONSORTIUM

TRANSPORT

19

eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

OUTER WEST CORRIDOR, CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS
GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
OUTER WEST CORRIDOR CONCEPTUAL SPATIAL FRAMEWORK
Location of major general industrial areas Extending ultimately also to south of N3 Maintenance of agricultural usage

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Upgrading of surrounding rural development

Integrating major open space corridors Upgrading village Growth depending on economic development Improved access and services More efficient development Limiting environmental impact Economic / social upliftment Village growth aligned with Industrial development New N3 interchange and access Existing and zoned industrial Proposed additional industrial

Pot. Future intermodal hub

Environmental protection zone Rural residential

GRAHAM MULLER ASSOCIATES CONSORTIUM

CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS

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eThekwini Municipality
CATO RIDGE INDUSTRIAL PRECINCT PLAN
Informed by CR LAP Site-specific dev. guidance Existing / existing zoned industrial

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Industry with min. addit.

Infrastructure Industry with major addit. Infrastructure Pot. future inter-modal hub Pot. future landfill site Small mixed use node Agriculture Rural residential Significant conservation area Limitations posed by sensitive environment severe topography, Umgeni catchment

Intermodal Hub & supporting logistics

Natcor Railway Line

GRAHAM MULLER ASSOCIATES CONSORTIUM

CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS

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eThekwini Municipality
Upgrading exist.
development Some residential infill Some residential growth Variety of densities New community centre Additional local amenities Additional commercial / busin. Environmental

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

CATO RIDGE VILLAGE PRECINCT PLAN

considerations
Retaining existing agriculture Retaining existing golf course Improving structure and legibility Relocation truck stop

GRAHAM MULLER ASSOCIATES CONSORTIUM

CATO RIDGE LOCAL AREA PLAN & PRECINCT PLANS

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eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

PHASING AND ASSOCIATED COST Phase

Short

Land Released
39ha Industrial

Estimated 2010)

Cost

(based

on

R287 million

Medium
Long

40ha Industrial
40ha Industrial

R526 million
R143.2 million

16 995m commercial/business in total 12 000m facility in total

GRAHAM MULLER ASSOCIATES CONSORTIUM

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eThekwini Municipality

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

SUMMARY OF ISSUES AND CONSTRAINTS

GRAHAM MULLER ASSOCIATES CONSORTIUM

eThekwini Municipality
ISSUES AND CONSTRAINTS Has tracts of industrial zoned land with relatively large site sizes available for development. Is well located in terms of the road and rail networks Could provide much needed industrial land in eThekwini and provide a means to accommodate the growing pressures from the Port development

OUTER WEST CORRIDOR STUDY & CATO RIDGE LOCAL AREA PLANS

Development is dependent on service provision. Environmental Constraints Funding Constraints Impact of other development along N3 on Cato Ridge

GRAHAM MULLER ASSOCIATES CONSORTIUM

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