IMVISISWANO HAVEN DEVELOPMENT
(THE NEIGHBOURHOOD LUNG OF FRANKENWALD)
SIYABULELA NDUDE
ARPL3033: LOCAL PLANNING AND URBAN DESIGN
PROJECT 4: PORTFOLIO
LECTURERS: MAWABO MSINGAPHANTSI, NEIL KLUG, AND SKHUMBUZO MTSHALI
2024
PROBLEM STATEMENT FEASIBILITY MAP
The project is assigned is currently based near the Malboro Station, between Kelvin and Linbro Park. In the early stages of the project, we identified various issues from multiple scale( National, Provincial, Municipal, and Neighborhood). The issues were particularly housing backlog, and the huge restraint of the Juskie River. One of the main issues is the spatial fragmentation of land-uses such as single plot residential from Kelvin, industries. Therefore, provides an opportunity to develop an urban fabric that prioritizes harmony among locals through semivibrant streets and livable neighborhoods (Hence the Xhosa term: IMVISISWANO= UNITY).
The project aims to provide affordable social housing which is medium density residen-tials(50- 100 units per hectare) for both low to middle income group and multiple urban amen-ities to support the proposed housing development such as school, park, retail stores, Public transport anchors. These various components will provide an opportunity to address the his-torical spatial injustices of the Group Area Act of 1950. The project adheres to all protocols, particularly through legislature such as SPLUMA,2015, The Nodal Review and the Johannesburg Spatial Development framework.
The project area being feasible for development while consisting of small land constraints.
3 Properties that must be purchased for development to occur
Table of Property owners.
Religious Purposes near the Juksie river with the site
Informal business of using the existing soil to make bricks within the site
Small patches consists of granite beddrock meaning concrete will be required stabilize.
CONCEPTUAL FRAMEWORK: THE INTENT OF DEVELOPING A COMPLETE NEIGHBOURHOOD
The conceptual framework of the Imvisiswano Haven Development advocates for the project area to be a lungs and central component of Frankewald’s spatial environment. The development inspired by existing amenities such as the science park, juskie river, and informal hardware on the southern side of the site, this design framework extracts design principles such as Active streets, variety, and visual appropriateness and puts emphasis on the vibrancy of local activity between buildings instead of them being urban voids.
The central theme of the development promotes spaces that are culturally vibrant spaces that bring various racial demographics together, Introducing landmarks such as a primary school, chain of restaurants, diners. This complements principles which are advocated by Gehl(2011), Life between buildings.
The consideration of proposing these elements were introduced by first understanding the existing ecological systems that exist , particularly the Juskie river. This river will be a regarding as a conservation area due to its unique value and the allocation of parks and business amenities to increase the property value. The river divides the site into two and therefore proposed roads are put in place to allow movement and access.
The development proposes intensification of proposed urban amenities such as 2-3 storey of housing ( Apartment complexes, Town houses)and 11-12 meter high commercial and business spaces which are strategically placed near roads.
Existinhg Railway Station
IMVISIWANO HAVEN TOWNSHIP LAYOUT AND BREAKDOWN OF ZONING REQUIREMENTS
The township layout used principles such as active streets and variety , visual appropriateness, and natural surveillance. The active streets were demonstrated through the road reserve of Wushe Drive and Babalo Street.
The variety principle was demonstrated when the horizontal mixed use of plots across the site, particularly Residential 4 , 3, Business 3, Commercial 2 and public open space.
IMVISISWANO HAVEN MOVEMENT SYSTEM AND ROAD HIREICHY
The importance of Road Hierarchy in term of access and activity by limiting mobility is very important. It is a key component in urban planning and plays a vital role in balancing access, activity and mobility within cities because these determine access of Kelvin, Linbro Park, and Alexandra and promote resilient development in our study area.
By limiting mobility on lower-order streets ( local roads and collector roads),this creates safer environment for pedestrians, residents, and cyclists. The reduction of speed and more interaction on streets promote accessibility and safety. The separation of road types based on functions reduces the like hood of accidents and creates a pedestrianfriendly of Imvisiswano Haven Estate.
By controlling mobility and access, this reduces environmental impacts such as emissions, noise pollution, particularly the road reserve that will be parallel to the Residential 3 and 4 housing. The existing Gautrain railway that cuts the southern area of the project area adds as a constraint that its creates an unpleasant scenery of creates an non- feasible development . However it provides an opportunity to be an asset because developments under bridges usually consists of light industry land -uses and it will enhance the existing outdoor construction.
The site consists of about 4 entrances and exits which are vehicular and allow for seamless movement between landuses without increase movement time.
Cross-section A-A : Residential Local road
Cross-section B-B : Business local road.
Cross-section C-C : Collector road.
Cross-section D-D :residential/commercial local road.
IMVISISWANO HAVEN URBAN DESIGN GUIDELINES
AUTHENTICALLY ACTIVE STREETS
Ensure that buildings are positively reinforce the street’s form, public space by re-defining the street and framing views. Taking of sidewalk width into account when designing the articulation of the street edge. The project area must include forecourt or front setback, to create an inviting transitional space between the building and the street (Sidewalk width: 4 m) .
UNIFICATION OF BUILDINGS
ECO-FRIENDLY PUBLIC REALM
Looking at natural elements offer a constrasting to the dense urban environment, providing a unique opporunity for residents to view and interact with features such as the Juskie river, slope and trees.
Each street must have benches, trees, grass Position, orient, and shape buildings which will enhance and emphasize both the existing natural landscape.
Consideration of setbacks and side terracing to reduce light and air quality, while enhancing side facades, and creating a smooth transition to smaller residential areas. Design building massing to reduce wind impacts at the street level.
UNIFICATION OF BUILDINGS
ECO-FRIENDLY PUBLIC REALM
AUTHENTICALLY ACTIVE STREETS
Park components for intergration to the Imvisiswano Haven
Grass landscape for sitting and grass canopy which reduces urban heat.
pedestrian pathways lead to the centre of the park
periods of time.
OVERALL IMVISISWANO HAVEN DESIGN ACHIEVES URBAN GUIDELINES
MANDATE PT 1
In order to achieve authentically active streets requires a building line and length of sidewalk, particularly in Wushe Drive and Babalo Street where benches, trees, sits are put in place. The placement of these infrastructure should be a at close proximity to the building frontage so that pedestrian movement can still occur on the street, particularly Wushe drive, Babalo sreet and Lwatha Street
The residential typologies (Townhouses, Apartment complexes) which are about 4m on ground level and 3 to 3,5 m to upper floors consists of internal courtyards and parking bays which allow for easy eyes on the street which allows for communities to meet and greet which will create a sense of community, reducing social isolation.
The courtyards offer a secluded area compared to busy streets and public parks. The interior acts as a buffer which offers acoustic separation.
UNIFICATION OF BUILDINGS AUTHENTICALLY
DETAILED ADHERING OF GUIDELINES (MARKET, TRANSIT, PARK)
The achievement of the prescribed guideline of unification of buildings required the usage of the Johannesburg Land-use scheme of using a building lines of 1,5 m for Residential 3, 4 , Commercial 2 and 3m business 1 respectfully. This allows us to develop a chain of restaurants, diners that allow for increased movement of pedestrians to allow for variation of leisure spots.
The sidewalks utilises both eco-friendly public realm and authentically active streets guidelines because of its length and the windows of the building frontage allow for both indoor and outdoor users to interact with their respective orientations. This creates a vibrant street that focuses on enjoyment and for movement in the street. The sidewalk consists of trees that reduces urban heat on the space and allows for ecosystem to produce fresh oxygen for users to have healthy-wellbeing. This healthy well-being will benefit both built and natural environment.
THE LIFE WITHIN IMVISISWANO HAVEN(DURING DAY
AND NIGHT)
DAY ACTIVITIES (9AM TO 3PM)
Imvisiswano Haven (IH) arts and craft will be a center that which advocates for creatvity of enhancing the site, it will prmote more awareness of how to improve the site for more vibrancy and a platform for education, conferences and exhibitions of produced various industry work.
Ubuntu park is a spatial contribution to establish a new landmark within Imvisiswano Haven to ensure that lesisure, greenary, pathways allow tp shorten the distances around from Wushe Drive and Lwatha Street. The park has creative architectural patterns which represent difference among people and a symbology when all variations of land-uses in Imvisiswano Haven come together
Imvisiswano Park will serve not only as a micro transport hub, but it will also be a social space where communities meet, share information and transport to area which are not well-served by formal publci transport outside the site. Vendors alos thrive around bus/ taxi ranks. These spaces also become a hub for small scale trading( food, clothes and other goods). It will also benefit from the local garage on the west.
NIGHT ACTIVITIES (7PM TO 3AM )
At night, The arts centre will continue to show vibrancy with restricted hours of 6am to 2Am . This allwos for protectio of users and not make the vulnerable to safety and mitigate crime. In the industrial arts spaces, allows for continue production, particulary forr deadlines( metalwork, textile arts and carpentry. It wll also allow for collaboative spaces at night.
The park will only operate untill 11pm due to safety reasons. However passive surveillance will be vital. The lack of dense vegetation allows for unobstructed views to prevent hiding spots and make users feel safer. Nighttime park will offer spaces spaces for relaxatio, exercise and allow for outdoor cinemas at night, which will encourage residents to explore spaces at night.
At night, due to redcuded traffic flow, taxis are more likely to travel faster and make more frequent , unregulated stops. Therefore this proposed taxi rank will allow for taxis to congregate at key locations to further wait for passengers, necessiting a dedicated laybys in order to minimize blockage or congestion on the main roads.
THE REFLECTION OF THE DEVELOPMENT OF IMVISISWANO HAVEN PROJECT
At the start of the project, the site analysis required assistance in having a critical but holistic understanding of the project area, and its context from various scales from the City of Johannesburg up to South Africa. The spatial guidelines and policies such as the Nodel Review and the Johannesburg Land-use Scheme was required in order to understand what the project should intend to do . I learned that group work is essential for accurately collecting data and processing it into meaningful, graphically correct information. The analysis did not consume much time due to multiple collaborations of various groups, thus decreasing the workload. The data collected concluded the requirement of producing about 100 to 1000 units of medium-density ( Social housing which can be both Townhouses and Apartment complexes.
When dissecting the site analysis and concluding with a feasibility study in regards to the geospatial, economic and social viability of the development, it helped to understand the possibilities and constraints of what be proposed. This process is crucial for all built environment professionals. It can be noted that existing infrastructure posed limitations on the process, particularly the Juskie River that divides the site into two and linkage is vital, the Existing Science Park, and the Gautrain Railway Bridge.
It was noted that the area lacked integration of strategic land-uses that complement each other and Malboro High-way showcased constraints to cross from the Southern of Alexandra to the unutilized site of Frankenwald. The river was polluted, and the lack of flat surfaces made it difficult to navigate around the site. However, there was existing informal hardware usage on the site and therefore required careful planning to accommodate the existing amenity and also expand on it. Public spaces are crucial for the viability of the human scale. When looking at the site on a map, it looked larger until we conducted a field trip for ARPL3034, and some existing proposal had to be readjusted. The introduction of a second site visit showcased the importance of understanding the context through physical interaction in understanding the socio-economic aspects and most importantly visual reality of scale instead of relying on ArcGis Pro.
This extensive research allowed the readjustment of a conceptual framework which took about 8 attempts in the last 2 month before and after the Township Layout and played a small role in the Urban Design Guidelines and Principles. The principles fostered multiple ideas which translated into a sketch which considered scale and what the development might look like on the boundary of the site. Some ideas were inspired by conversation among peers, lecturers, and sudy area locals in ARPL3033A and City studio. This allowed for the translation of the concept into a consolidated township layout. This layout had to be rectangular as possible ( minimum 4 points) so that it is easier for Quantity Surveyors to extract plot data, avoid additional costs and can be easily registered to the deeds office.
The township layout was informed by existing precedents study which needed to understand how its urban design mechanism worked from a land-use, movement and public realm perspective. It took 2 weeks to discover adequate precedents that fit my proposals. I personally struggled in articulation of what i learnt from precedent studies, which in turn develop my Urban design guidelines. This required me to restart 2 weeks worth of work through intensive consultation of work from my lecturers, peers, and past third years in order to produce adequate work that excels in technical graphic and highlights my overall vision. The succession of the Precedents therefore informs both the Township layout and Urban Design Framework.
The success of the precedents is highly appreciated to Dr Neil Klug,Skhumbuzo Mtshali, more especially my esteemed lecturer Dr Mawabo Msingaphantsi .The measurements of road classification, calculations on plot sizes, building footprints and other land management tools such as zonings from land-use schemes learnt from ARPL32013A are the guide for the succession of the Township Layout and UDF. I learnt that in order for spaces to function efficiently without causing harm to both people and environment ,it requires planners to understand that analytical and technical skills are vital in order for other built-environment professional such as Architects to be guided by the frameworks we produce.
CONCLUSION OF THE FINAL PROJECT
The main overall visions for the project 1,2, and 3 is to develop a neighborhood where highly everyone has access to vibrant and resilient communities. In turn that allowed the overall aim to develop a socio-cultural hub that enhances the relationship between different cultural demographics and the existing public realm( Juskie river and guatrain station). The development allows for the locals, particularly residents to have the choice of exploring public amenities, such as the park, convenient stores. The placement of public uses away from residential allows for other locals living in kelvin, Alexandra, Linbro Park and other areas to experience the neighborhood lung of Frankenwald.
REFERENCE LIST
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Carmona et al.,(2003). Public places urban spaces: The dimensions of urban design. Oxford: Architectural Press.
Department of Transport(2012). TRH 26 South African Road Classification and Access Management Manual. Pretoria: Department of Transport
Gehl,J(2011). Life between buildings: Using publci space. Washington, D.C.: Island Press
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