Salvage City - Urban Design Thesis - 2014

First published October 2014.

University of Cape Town Faculty of Engineering & the Built Environment School of Architecture, Planning & Geomatics School of Architecture, Planning and Geomatics University of Cape Town Rondebosch Cape Town 7701 Telephone: + 27 (0)21 650 2362 Fax: + 27 (0)21 689 9466 All rights reserved. Except for the inclusion of brief quotations in a review, no part of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, photocopying, recording, or otherwise, without the written permission of the publisher.

Submitted in part fulfillment of the course requirements of MLA Design Studio.

Cover Image: “fabrication� [2010] by ante timmermans

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Salvage City

The author would like to thank the following people for making this document possible: Clinton Hindes Anthony Wain Luciana Acquisto Yannick Marie

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003 Table of Contents Imprint Acknowledgments 003 Table of Contents 004 List of Figures 005 Plagiarism declaration 006 PREFACE 001

002

ii iii iv vii x xi

SECTION A: THE RESEARCH Introduction 200 Greater Contextual Analysis

003 005

Greater Contextual Analysis 220 Opportunities 230 Constraints

005 006 006

Built Environment Analysis

008

100

210

300

310

Transport linkage in Century city

008 008 009 009

Built Fabric and Architectural Character 330 Basic Services 340 Stormwater & SUDS

009 011 011

320

341

What is Water Sensitive Urban Design?

Land Use 360 Property Ownership 370 Opportunities 350

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Natural Environment Analysis Pre-site construction state 420 pre-Century City site conditions 410

Climate Geology & Soil 423 Fauna & Flora 424 Hydrology cape flats aquifer 425 Aspect & Solar 426 Land form and topography 421 422

008

Pedestrian and bicycle movement provision 312 Bus systems 313 Train systems 314 Vehicular transport 311

400

430 440

500

Socio-Economic Analysis 510

Demographics Basic demographics 512 Racial makeup 513 Home languages 511

011

012 013 014

Opportunities Constraints

Property value Opportunities 540 Constraints 520

530

017 017 017 017 017 018 022 022 023

023 023

024 024 024 024 024

025 026 026

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600

precedent study 1000 Start-ups 602 Allez Up 603 Cheonggyecheon River Project 604 Climbing Gym Silo Park 605 Elephant Room at Wellington Zoo 606 Gas Works Park 607 Gardens of Alcatraz 608 Grunerlokka Studenthuis 609 High Line Park 610 Landscape Park Duisburg Nord 611 The Jane 612 OCT Bay 613 Paddington Reservoir Gardens 614 The Red Ribbon 615 SCADpad 601

700

CRITIQUE Socio-cultural and economic diversity 712 Small scale businesses and space for informal trade 713 Access & permeability 711

800

Conclusion & Design Principles 810

Summation of major informing factors Opportunities 812 Constraints 811

820

Design considerations & principles Greater Context 822 Built Environment 823 Natural Environment 824 Socio-economic 825 Qualitative 821

Salvage City

027 027 028 028 029 029 030 030 031 031 032 032 033 034 034 035

SECTION B: THE DISTRICT VISION 200 Urban Analysis 211

210

Road networks Railway Network 214 nearby suburban character 215 Natural components 220

015 016 017 018

century city analysis

019

topography, wind & noise 222 transport networks 223 Wetlands

019 020 021

221

230

ratanga junction site analysis

022

MECHANISED Circulation 232 Existing Infrastructure 233 HYDROLOGY & TOPOGRAPHY 234 PEDESTRIAN CIRCULATION

022 023 024 025

231

300

Conceptual Development 320

026

tackling wind & Noise

027

wind & noise analysis 322 terrain influence on wind 323 Structural influence on wind 324 wind & noise design principles

027 028 029 030

321

038 038

039 039 039 039 039 039

014

014

213

037 037 037 038

Topography & Views [scaled 1:10000]

Greater Urban Content 212

036

038

012 014

100

330

improved circulation

031

utilizing the light rail system 332 LINK TO CENTURY CITY RAILWAY STATION 333 DEVELOPMENT OF ATLANTIC LINE RAILWAY STATION 334 UPGRADING THE CANAL & FERRY SYSTEM 335 INTRODUCING PARK&RIDE SHEDS (PRIVATE VEHICLES)

031 032 033 034 035

331

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336

340

CONSOLIDATING THE BUS NETWORK

mixed-use neighbourhood live-work-play & the central precinct Productive landscape 344 “woonerf” shared semi-private thoroughfare 345 home industry 346 recreation & the “healthy living” premise 341 343

350

Ecological landscape water filtration & cleansing 352 Waste management & treatment 351

360

Architectural quality

Design DEVELOPMENT 500 final district masterplan 400

036

038 038 040 042 044 045

046 046 047

048

050 054

SECTION C: APPENDICES 100

REFERENCE LIST Bibliography 120 References 110

200

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DISTRICT DEVELOPMENT DRAWINGS

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062 062 063

064

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004 List of Figures Figure 1.01 - Aerial photograph of Ratanga Junction & surrounds.

[Courtesy of Anthony Wain, Planning Partners] 002 Figure 1.02 - Diagram demonstrating how the report aims to scratch the surface & cover all ground, as opposed to delving too deep in one aspect.

[Generated by Author] 003 Figure 1.03 - Diagram showing the various areas of investigation.

[Generated by Author] 003 Figure 2.01 - Diagram demonstrating the relationship between the City Bowl & Century City, which this report will attempt to strengthen & emphasize.

[Generated by Author] 004 Figure 2.02 - Diagram showing Ratanga Junction in relation to Century City.

[Generated by Author] 005 Figure 2.03 - Diagram showing ways of fragmenting this barrier.

[Generated by Author] 005 Figure 2.04 - Diagram showing current usage patterns.

[Generated by Author] 005 Figure 2.05 - Diagram showing links to the city.

[Generated by Author] 005 Figure 2.06 - Diagram showing permeability & hierarchy.

[Generated by Author] 006 Figure 2.07 - Aerial photograph of Century City & surrounds.

[City of Cape Town] 006 Figure 3.01 - Diagram showing various factors considered in the analysis.

[Generated by Author] 008 Figure 3.02 - Diagrams showing pedestrian and bicycle circulation issues in CC, namely the ill-conceived pedestrian routes, the absence of cyclists, & the dangerous route to the railway station.

[Generated by Author] 008 Figure 3.03 - Diagram showing pedestrian & bicycle movement throughout CC. [Generated by Author] 008 Figure 3.04 - Diagram showing bus & rail infrastructure, within CC. [http://centurycity.co.za/uploads/images/Picture24.png] 009 Figure 3.05 - Diagrams stipulating the built fabric, namely [A] perimeter blocks, [B] distinct thresholds, [C] form conditions, [D] site usage, [E] rectangular massing suggestions, [F] roofing suggestions.

[Century City Urban Design Framework] 010 Figure 3.06 - Photograph showing one of the pedestrian bridges, featuring ‘Lost World’ decorative elements.

[Generated by Author] 010 Figure 3.07 - Photograph showing internal quality of the central civic precinct.

[Generated by Author] 010 Figure 3.08 - Photograph showing street furniture that further imparts the theme of Ratanga Junction.

[Generated by Author] 011 Figure 3.09 - Diagram showing a natural hydrological system. [www.capetown.gov.za/en/CSRM/Documents/SUDS_E-leaflet.pdf ] 011 Figure 3.10 - Diagram showing a stormwater management system with little environmental consideration. [www.capetown.gov.za/en/CSRM/Documents/SUDS_E-leaflet.pdf ] 011 Figure 3.11 - Diagram showing a an efficient SUDS system. [www.capetown.gov.za/en/CSRM/Documents/SUDS_E-leaflet.pdf ] 011 Figure 3.12 - Diagram showing zoning in Century City.

[Generated using https://maps.capetown.gov.za/isispbdm/] 012

Salvage City

Figure 3.13 - Constraints within Century City & Ratanga Junction, mainly their separation, and their tendency to focus

internally, with little external relationship.

[Generated by Author] 014 Figure 3.14 - Diagram highlighting the opportunity to utilise links to public transport.

[Generated by Author] 014 Figure 3.15 - Diagram highlighting the proximity to the CBD & Northern Suburbs.

[Generated by Author] 014 Figure 3.16 - Photographs showing existing light rail & canal infrastructure.

[Generated by Author] 014 Figure 3.17 - Photograph of the Century City development with Table Mtn. in the background.

[Generated by Author] 015 Figure 4.01 - Aerial photograph showing Century City in the early development phase. [http://blog.centurycity.co.za/wp-content/uploads/2011/04/Aerial-2004-Correct-outlined.jpg] 016 Figure 4.02 - Diagram showing geological conditions in Cape Town. [http://upload.wikimedia.org/~/Geological_map_of_the_Cape_Peninsula_and_False_Bay.png] 017 Figure 4.03 - Photograph of naturally occurring Cape Flats Dune Strandveld. [http://www.capetown.gov.za/en/EnvironmentalResourceManagement/publications/Documents/Biodiv_fact_sheet_05_ CapeFlatsDuneStrand_2011-03.pdf ] 018 Figure 4.04 - Plan showing occurrence of Cape Flats Dune Strandveld. [http://www.capetown.gov.za/en/EnvironmentalResourceManagement/publications/Documents/Biodiv_fact_sheet_05_ CapeFlatsDuneStrand_2011-03.pdf ] 018 Figure 4.05 - Panoramic photograph of Intaka Island. [jasonelk.com] 019 Figure 4.06 - Aerial photograph of Intaka Island. [http://www.centurycityliving.co.za/century-city-property/property-environmental-cape-town.jpg] 019 Figure 4.07 - Photographs showing the abundance of exotic vegetation within Ratanga Junction.

[Generated by Author] 021 Figure 4.08 - Plan showing the Cape Flats Aquifer. [http://www.scielo.org.za/img/revistas/wsa/v36n4/a11fig01.gif ] 022 Figure 4.09 - Diagram showing the conventional process & conditions within an aquifer system. [http://www.pinelandsalliance.org/images/artmax/artmax_388.jpg] 022 Figure 4.10 - Photograph showing berms along the Sable Road edge of Ratanga Junction.

[Generated by Author] 023 Figure 4.11 - Photograph showing berms along the Century City Boulevard edge of the site.

[Generated by Author] 023 Figure 5.01 - Diagram highlighting the state of a managed landscape.

[Generated by Author] 025 Figure 5.02 - Diagram showing the consideration of a live-work-play development, as opposed to monoculture development.

[Generated by Author] 025 Figure 5.03 - Diagram indicating the opportunity to increase public space.

[Generated by Author] 026 Figure 5.04 - Diagram highlighting both the inward looking nature of the CC development, and the separation between RJ and the rest of the Century City district.

[Generated by Author] 026 Figure 5.05 - Diagram highlighting the existing condition of socio-economic exclusivity.

[Generated by Author] 026 Figure 6.01 - Rendered proposal depicting the renovated exterior of the Railway station. [http://inhabitat.com/renovated-paris-rail-station-will-house-1000-start-ups/] 027

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Figure 6.02 - Photograph depicting the dynamic and fitting reuse of the high interior space as a climbing gym.

[http://inhabitat.com/old-sugar-refinery-transformed-into-a-sweet-climbing-gym-in-montreal/] 028 Figure 6.03 - Photograph showing occupation and movement in the new urban open space.

[Michael Sotnikov] 028 Figure 6.04 - Rendered proposal suggesting the reinterpretation of the silos as climbing gym and urban park. [http://inhabitat.com/top-6-green-parks-for-a-summer-escape/top-6-green-park-cheonggyecheon/?extend=1] 029 Figure 6.05 - Photograph depicting the juxtaposition of artifice and modern architecture at the Elephant Room. [http://inhabitat.com/elephant-room-gets-an-award-winning-eco-upgrade-at-wellington-zoo-in-new-zealand/] 029 Figure 6.06 - Photograph showing how remnants of the industrial era are used as landmarks and a visual focus in Gas Works Park.

[Richard Haag Associates] 030 Figure 6.07 - Photograph showing the manicured gardens in bloom.

[Elizabeth Byers] 030 Figure 6.08 - Photograph capturing the new residential aesthetic of the grain towers. [http://inhabitat.com/oslos-grunerlokka-studenthus~a-former-grain-elevator/] 031 Figure 6.09 - Photography depicting the juxtaposition of the old railways to modern hard surfacing. [http://inhabitat.com/10-landscape-design~environments/olympus-digital-camera-194/] 031 Figure 6.10 - Photograph capturing the inclusion of the industrial remnants into the lush vegetation of the park. [http://inhabitat.com/10-landscape-design-projects-that-turn-damaged-and-neglected-spaces-into-healthy-beautifulenvironments/olympus-digital-camera-194/] 032 Figure 6.11 - Photographs representing the merging of old and new in a highly designed environment. [http://inhabitat.com/the-jane-historic-military-chapel-transformed-into-edgy-restaurant-in-antwerp/] 032 Figure 6.12 - Photograph showing the interface between water and land at OCT. [http://worldlandscapearchitect.com/oct~group/#.VA_2cLG69mY] 033 Figure 6.13 - Photograph demonstrating smaller intimate scale of residential areas in OCT Bay. [http://worldlandscapearchitect.com/oct-bay-shenzhen-china-swa-group/#.VA_2cLG69mY] 033 Figure 6.14 - Photograph depicting a large public space in OCT Bay. [http://worldlandscapearchitect.com/oct-bay-shenzhen-china-swa-group/#.VA_2cLG69mY] 033 Figure 6.15 - Photograph depicting the inclusion of ruins alongside modern waterscapes and planting at the Paddington Reservoir gardens. [http://inhabitat.com/top-6-green-parks-for-a-summer-escape/top-6-green-park-cheonggyecheon/?extend=1] 034 Figure 6.16 - Photograph depicting children resting by the lake without impacting on the landscape. [http://inhabitat.com/10-landscape-design-projects-that-turn-damaged-and-neglected-spaces-into-healthy-beautifulenvironments/olympus-digital-camera-194] 034 Figure 6.17 - Photograph showing how a Scadpad fits onto a parking space with potential planting design. [http://inhabitat.com/scadpad-north-america-lets-tiny-house-lovers-live-large-in-a-parking-spot] 035 Figure 6.18 - Photograph representing the interior of the Scadpad, eadapted from parking buildings. [http://inhabitat.com/scadpad-north-america-lets-tiny-house-lovers-live-large-in-a-parking-spot] 035 Figure 7.01 - The principle of different scales of trade - Canal Walk as formal versus the informal, which is rarely found at CC. [Generated by Author, using photograph by http://upload.wikimedia.org/wikipedia/commons/thumb/9/92/Canal-WalkShopping.jpg/240px-Canal-Walk-Shopping.jpg] 036 Figure 7.02 - Photograph of bustling informal trade at Warwick Junction, KZN. [http://www.designother90.org/~/8rd-war-0033.jpg] 037 Figure 7.03 - Photograph of à lvaro Siza Vieira’s social housing in Porto. [http://www.housingprototypes.org/images/Bouca04m.jpg] 037 Figure 7.04 - Diagram showing the variance in wealth, and how Century City only accommodates a certain bracket, particularly middle to high income.

[Generated by Author] 037

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Figure 3.01 - Diagram showing an intention to mitigate wind & noise issues on site.

[Generated by Author] 026 Figure 3.02 - Diagram highlighting the objective of creating a mixed-use productive neighbourhood.

[Generated by Author] 026 Figure 3.03 - Diagram showing a selection of circulation components that will be improved upon.

[Generated by Author] 026 Figure 3.04 - Diagrams showing the influence of terrain on wind flow.

[Sun, Wind, Light, by G Z Brown] 027 Figure 3.05 - Diagrams showing wind flows around buildings [Sun, Wind, Light, by G Z Brown] 028 Figure 3.07 - Diagrams of the light rail stations.

[Generated by Author] 029 Figure 3.06 - Diagram showing existing & proposed light rail stops, and route.

[Generated by Author] 029 Figure 3.08 - Photograph of existing harsh pedestrian thoroughfare.

[Generated by Author] 030 Figure 3.09 - Diagram of existing versus proposed conditions of thoroughfare to Century City Railway Station.

[Generated by Author] 030 Figure 3.10 - Photograph showing the redesign of Stationsstraat in Sint-Niklaas, by Grontmij Belgium [Dirk Vertommen] 031 Figure 3.11 - Diagram showing plan form of the link to the proposed Atlantic Line Railway Station.

[Generated by Author] 031 Figure 3.12 - Photograph of existing ferry maintenance jetty.

[Generated by Author] 032 Figure 3.13 - Diagram of canals with existing & proposed jetty locations.

[Generated by Author] 032 Figure 3.14 - Photograph of existing harbour near ampitheatre.

[Generated by Author] 032 Figure 3.15 - Photograph of isolated & unsued jettys.

[Generated by Author] 032 Figure 3.16 - Photographs of the Parking Shed. [http://www.artefacts.co.za/imgcat/thumbnails/ParkingShed.jpg] 033 Figure 3.18 - Diagram showing the vertical division of the parking sheds.

[Generated by Author] 033 Figure 3.17 - Diagram showing the access of the two parking sheds.

[Generated by Author] 033 Figure 3.19 - Diagram showing the location of parking sheds & the zones they serve.

[Generated by Author] 033 Figure 3.20 - Diagram of existing & new busstops & routes [http://centurycity.co.za/] 034 Figure 3.21 - Diagram showing the relationship between the pedestrian thoroughfare, light railway & canal edge activity zones.

[Generated by Author] 035 Figure 3.22 - Diagram showing the evolution of the mixed-use principle relative to Salvage City.

[Generated by Author] 036 Figure 3.23 - Diagram showing the idea of a central civic core with an outer pedestrian edge.

[Generated by Author] 036 Figure 3.25 - Diagram showing the Transect as applied to Salvage City.

[Generated by Author] 037

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Figure 3.26 - A traditional exampled of the Urban Transect diagram; plan & corresponding section.

[Duany Plater-Zyberk & Company] 037 Figure 3.27 - Diagram showing the conceptual form & products of the productive landscape terraces.

[Generated the Author] 038 Figure 3.28 - Axonometric drawing of the Philippi Housing project.

[Jo Noero Architects] 039 Figure 3.30 - Diagram showing a rough plan form of the productive landscape.

[Generated by Author] 039 Figure 3.29 - Plan & section drawings of the Philippi Housing project.

[Jo Noero Architects] 039 Figure 3.31 - Mifflin Street, in Wisconsin, features a level street with pedestrian priority. [http://envisionmadison.net/wp-content/uploads/2013/06/woonerf-image-3.jpg] 040 Figure 3.32 - Street edge in front V house, by Wiel Arets Architects. [archinect.com] 040 Figure 3.33 - Typical woonerf, designed for cyclists & pedestrians. [google.nl] 040 Figure 3.34 - Diagram showing a section and plan slice of the woonerf system [Generated by Author] 041 Figure 3.35 - Diagram showing the introduction of home industry into the Salvage City residential zones.

[Generated by Author] 042 Figure 3.36 - Photographs showing the various recreational activities available within Salvage City [pinterest.com] 043 Figure 3.37 - Diagram showing the ideas behind water filtration across the terraces.

[Generated by Author] 044 Figure 3.38 - Photograph of the nutrient rich water at Intaka Island.

[Generated by Author] 044 Figure 3.39 - Diagram showing the terrace breakdown, emphasising the lowest natural filter bed.

[Generated by Author] 044 Figure 3.40 - Diagram showing the flow of waste around Salvage City.

[Generated by Author] 045 Figure 3.41 - Diagram showing how a sand filter operates.

[Permaculture: A Designer’s Manual, by Bill Mollison] 045 Figure 3.42 - Photograph of the Salk Institute, by Louis Kahn. [http://farm1.static.flickr.com/99/280956733_7e895bfa96_o.jpg] 046 Figure 3.43 - Brownstone Building in New York City. [dyingofcute.tumblr.com] 046 Figure 3.44 - Houses in the West Village, Manhattan.

[Carmen Morenco] 046 Figure 3.45 - Photograph of Allleft Garage & Townhouse.

[Alberto Reyes] 046 Figure 3.46 - M House by D.I.G Architects. [archdaily.com] 047 Figure 3.47 - 120 Social Housing in Parla, Arquitecnica. [archdaily.com] 047 Figure 3.48 - Vertical House, by Aude Borromee & Weygand Badani Architectes. [designboom.com] 047 Figure 3.49 - Courtyard of a New Jersey residence.

047 [freshome.com] 047

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005 plagiarism declaration • I know that plagiarism means taking and using the ideas, writings, works or inventions of another as if they were one’s own.

• I know that plagiarism not only includes verbatim copying, but also the extensive use of another person’s ideas without proper acknowledgment which includes the proper use of quotation marks).

• I know that plagiarism covers this sort of use of material found in textual sources and from the Internet.

• I acknowledge and understand that plagiarism is wrong.

• I understand that my research must be accurately referenced. I have followed the rules and conventions concerning referencing, citation and the use of quotations as set out in the Departmental Guide.

• This essay is my own work. I acknowledge that copying another’s assignment, or part thereof, is wrong, and submitting work identical to that of others constitutes a form of plagiarism.

• I have not allowed, nor will I in the future, allow anyone to copy my work with the intention of passing it off as their own.

Name: Frank Kleinschmidt Student number: KLNFRA001

Signed: Date: 31.10.2014

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006 PREFACE This document unpacks the development of Salvage City, a landscape architecture & urban design intervention tasked with transforming Ratanga Junction from the defunct theme park it currently is into a hospitable and economically & environmentally viable neigbourhood.

By analysing and researching both contextual & acontextual issues surrounding Ratanga Junction, Century City, and their surrounds, this document will provide a clear rationale for the structuring scheme contained at the conclusion.

It is worth noting that this document is a work in progress and evolves in tandem with more detailed design.

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SECTION A: THE RESEARCH

Salvage City

Section A: The Research

001

002

Section A: The Research

Figure 1.01 - Aerial photograph of Ratanga Junction & surrounds.

[Courtesy of Anthony Wain, Planning Partners]

Salvage City

100 Introduction • 110 Purpose of the research • The objective of the research contained within this section is to: • explore and identify major opportunities and constraints on the Ratanga Junction (RJ) site, • thereby assist in establishing potential design principles and a design approach that will act a frame of the reference for the development of a more detailed level of design.

• 120 How will this be achieved • We will be considering a multitude of contributing factors in both Century City & Ratanga junction, including: • the physical contextual location of the development and its effect on the development • environmental factors in CC and RJ • existing and lacking infrastructural elements • socio-economic make-up of CC and surrounds • critique given on the development which identifies its strengths and weakness • considering the development’s identity and contribution to the greater Cape Town metropole on a socio-cultural, economic and infrastructural level • how Ratanga junction relates to CC and its own immediate context, especially Wingfield Airbase • how Ratanga Junction can be repurposed and reintegrated into CC as a more functional and useful component in the development

Salvage City

Figure 1.02 - Diagram demonstrating how the report aims to scratch the surface & cover all ground, as opposed to delving too deep in one aspect.

[Generated by Author]

This site, like most, has numerous opportunities and constraints. Rarely are these two entities one and the same: in this case, the proximity of the site to the freeway. The Ratanga Junction site has an enormous amount of potential for redevelopment, re-use and reintegration into the greater CC, and greater Cape Town metropole. In order to achieve this vision, constraints will need to be dealt with both effectively and creatively to return the site to productive and useful part of the city, and opportunities capitalised in order to repurpose on the edge for the benefit of place.

Figure 1.03 - Diagram showing the various areas of investigation.

[Generated by Author]

Section A: The Research

003

004

Section A: The Research

Figure 2.01 - Diagram demonstrating the relationship between the City Bowl & Century City, which this report will attempt to strengthen & emphasize.

[Generated by Author]

Salvage City

200 Greater Contextual Analysis 210

Greater Contextual Analysis

to their places of employment move past. The site is strategically located and could serve itself, CC and its surroundings better by being more, being more useful for more people during more times of the day and year and by making the experience of being there more pleasant for visitors to CC.

This chapter will look at: • how RJ fits within its immediate surroundings • how it relates to CC, and the infrastructural links to the greater development • CC as a whole, and both responds to its immediate surrounds and to the greater Cape Town metropole, and vice-versa.

Figure 2.02 - Diagram showing Ratanga Junction in relation to Century City.

[Generated by Author]

RJ is wedged in the bottom left-hand corner of CC, and although it once played a central role in the success of the development as a flagship establishment, its life span is now quickly coming to an end. CC out-grew RJ a long time ago, and while it served its function, the re-purposing of the site is advisable.

RJ sits at a yet un-exploited and un-celebrated point in CC. Ideally, the site should be the gateway into the larger development and encourage easier movement into the establishment. The entrances into CC make no sense when one considers the number of people the developers attempt to appeal to and encourage to use their public commercial facilities. The RJ site could serve as a transitional zone and threshold between the outside world and the CC world which are obviously distinctly different but also inherently connect by virtue of their proximity and location. RJ is also midway between the CC train station and in line with where pedestrians moving from the station Salvage City

CC is in itself a well located centrally situated site in the Cape Town Metropole. Half way between the Northern suburbs and the CBD, the site services both communities equally, as well as the surrounding neighbourhoods of Summer Greens, Acacia Park and Tijgerhof. Its proximity to the Harbour and industrial area of Montague Gardens further contributes to its commercial brawn.

Figure 2.03 - Diagram showing ways of fragmenting this barrier.

[Generated by Author]

Figure 2.05 - Diagram showing links to the city.

[Generated by Author] Figure 2.04 - Diagram showing current usage patterns.

[Generated by Author]

Section A: The Research

005

220 Opportunities • RJ as a threshold and transitional zone between the highway and city and CC • Site’s Location in CC • Mass pedestrian movement past site on a daily basis • Proximity to major transportation nodes • Proximity to harbour, airport, highway, industrial areas and residential areas • Centrality in Cape Town metropole

230 Constraints Figure 2.06 - Diagram showing permeability & hierarchy.

[Generated by Author]

On a transport level, the highway is conveniently located just to CC’s left and makes for easy access to the development, as do the railway line and train station across the highway. The development is proximal to the airport and is where the N1 and N7 meet. In other words, the development was cleverly and opportunistically established at one of the city’s most powerful interstitial points.

While the site is adjacent to numerous neighbourhoods, it turns its back blatantly on them and in a way denies their existence. This weakens 006

Section A: The Research

the development in a sense because it makes entry into a fenced off place of its size with only 3 major entrances challenging. Permeability (or the lack thereof ) is arguably CC’s weakest characteristic but could be easily amended provided pedestrian and vehicular movement in and out of the development is made more fluid, and RJ could play a big role in this process. It is also worth considering, however, the local security environment and the potential shift in residents’ perception of safety and surveillance.

• • • • • • •

Site’s Location in CC Proximity to highway (noise) Current pedestrian perception of moving past RJ Current unintegrated nature of RJ in CC Way CC turns its back on all the surrounding areas Lack of permeability into and out of CC Semi-autonomous control by CCPOA (Century City Property Owner’s Association) of security, traffic and architectual character.

Figure 2.07 - Aerial photograph of Century City & surrounds.

[City of Cape Town]

Salvage City

Salvage City

Section A: The Research

007

300 Built Environment Analysis This chapter will look at: • Elements such as the transport linkages to and in CC property ownership, land use, storm water & SUDS systems, basic services on site, the built fabric and architectural character on site • Existing infrastructural potential on the RJ site • How RJ relates to its surroundings and CC on an infrastructural level • Repurpose-able infrastructure on the RJ site as well as what is fundamentally still lacks

Figure 3.01 - Diagram showing various factors considered in the analysis.

[Generated by Author]

310 Transport linkage in Century city 311 Pedestrian and bicycle movement provision • Are generous in places and illogical in others • Walkways are largely empty for the better part of a day as the building edges that meet these walkways are inactive • The pedestrian pathway to and from the train station on the other side of the N1 is difficult, uncomfortable and dangerous to access • Pedestrian routes within CC are made provision for, but disappear just beyond the development’s borders. The development fails to connect to its surrounds on this basis and therefore fails to appeal society’s car-less stratum.

• Bicycle lanes are provided in most pedestrianized areas but are interestingly underutilized in the development by residents and visitors alike.

008

Section A: The Research

Figure 3.03 - Diagram showing pedestrian & bicycle movement throughout CC. [Generated by Author]

312 Bus systems

Figure 3.02 - Diagrams showing pedestrian and bicycle circulation issues in CC, namely the ill-conceived pedestrian routes, the absence of cyclists, & the dangerous route to the railway station.

[Generated by Author]

The MyCiti bus link connects the southern suburbs to the development from the north east and the CDB to CC from the South west. The bus service allows for rapid inexpensive transport in and out of the development and caters to society’s car-less stratum.

The site has nine different MyCiti bus stops.

The general bus and taxi rank between Ratanga Road and Century Way provides ample space as a transportation interchange but also seems like more of Salvage City

an afterthought than something specifically designed as a major transportation node. The interchange is un-sheltered and will no doubt be difficult to use in the rainy winters Cape Town experiences. This space should ideally have been more centrally located on the site and have been catered to the needs of pedestrians who use it on a daily basis.

313 Train systems The Century City Railway station allows for easy access to the site from all over Cape Town. That being said, pedestrian access from the train station to Ratanga Junction and the rest of CC was designed as more of an afterthought than something specific. The route fails to optimally accommodate pedestrians, sending them over busy highway off ramps, under a railway line, into a concrete tunnel and along the back-end of RJ’s maintenance area, only to emerge at the service entrance to a car dealership.

The railway line within Century City traverses the site and has plenty potential which is currently unrecognized by developers and subsequently means the transportation device is underutilized. The line extends into Ratanga Junction and could function as a system which connects the south west of the site to the north east. It could function as a meso-scale transportation device within the development as walking from one end to the other is difficult and far and distances are too short to justify driving. A train that stops at regular and logically positioned stops could cater to everyone in the development. The infrastructure exists for this to become an important linkage within the scheme but needs to be upgraded and properly integrated to be successful and function optimally.

Figure 3.04 - Diagram showing bus & rail infrastructure, within CC. [http://centurycity.co.za/uploads/images/Picture24.png]

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314 Vehicular transport The best catered for movement in CC is vehicular.

Cars have been amply catered for in the extensive double lane vehicular network which worms its way through the development.

Parking space for vehicles has also been generously catered for in CC. Cars and their level of importance in the development clearly tie in with the developer’s vision of creating a self-contained city which is geared predominantly for vehicular movement (like most South African cities are).

320 Built Fabric and Architectural Character CC is considered a medium-density development in that it has both high-rise apartment blocks alongside single residential housing units and has a population density of 1 600 people/km². Initially, a Tuscan/Renaissance themed architectural style as favored by developers, but has recently taken on a more pseudo-‘modern’ look. CC was designed as a mixed use development and includes entertainment, residential, retail and office components. The idea is to balance out higher density living with an Section A: The Research

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appropriate and sustainable amount of greened outdoor spaces in areas such as the Central Park oval, Intaka Island bird sanctuary and the extensive network of greened running and cycling paths which connect various components of the development.

Streets were envisioned by developers as becoming ‘outdoor rooms’ and public extensions of houses.

Though ample space and planting has been provided alongside the canals to serve exactly this purpose,

the concept is new in South African cities and will no doubt take a while for people to fully embrace, celebrate and exploit.

Most of the living units also tie in with the idea of creating internal private courtyards within apartment blocks (“internal zone”) and face onto the street with a harder edge (“interface zone”). Although this style of apartment block makes sense, it does disincentive residents from using their streets amply as was envisioned since private outdoor spaces is also extensively provided for residents.

these types of building will be challenging and require major renovations. The scale of the Walled City’s buildings also needs amending as they lack an element which makes them tangible and process-able from the ground level. From a distance they work and certainly contribute to the overall desired atmosphere, but should also turn to face the wonderful canals by which they are surrounded instead of turning their back on them as is the case at present. These structures provide us as designers with ample resources with which to work and it would be wasteful to demolish the lot and start designing from scratch. The buildings have plenty potential to be converted and will help to create a sense of place on the site.

Figure 3.06 - Photograph showing one of the pedestrian bridges, featuring ‘Lost World’ decorative elements.

[Generated by Author]

Figure 3.05 - Diagrams stipulating the built fabric, namely [A] perimeter blocks, [B] distinct thresholds, [C] form conditions, [D] site usage, [E] rectangular massing suggestions, [F] roofing suggestions.

[Century City Urban Design Framework]

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On the RJ site, all structures have specifically designed to look forgotten and otherworldly in order to enforce the ‘lost world’ type atmosphere developers envisioned for the theme park; a lost African city fantasy under total commercial control.

These buildings are thus highly stylized and most have programs limited to single functions. Repurposing

Figure 3.07 - Photograph showing internal quality of the central civic precinct.

[Generated by Author]

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can simply be managed in order to maintain a water quality which is fit for human use as an entertainment area etc.

340 Stormwater & SUDS 341 What is Water Sensitive Urban Design?

Figure 3.08 - Photograph showing street furniture that further imparts the theme of Ratanga Junction.

[Generated by Author]

The deleterious impacts of urbanisation on receiving waters, that is rivers, streams, wetlands, groundwater and coastal waters, are a worldwide phenomenon. Such impacts, as outlined by the City of Cape Town SUDS Leaflet1 include: • • • • • • •

330 Basic Services Since the site was initially completely vacant and consisted solely of dunes and a wetland, the City of Cape Town mandated developers to retain the marshland as a nature reserve. Because the plot had not fallen within an area which the city had yet gotten round to servicing, the developers were also mandated to supply the development with its own basic service infrastructure. These elements include infrastructure like roads, water and electricity supply, waste management etc. Sewerage produced on the site is managed internally. Processed grey water passes into the Intaka Island wetland where it is further naturally aerated, processed and cleaned.

The water quality of the wetland is therefore slightly compromised and is nutrient enriched but impart also due to native birds on site. This inadvertently effects the Ratanga Junction site’s water quality but

The wetlands are designed, built and operated to emulate and improve on the water purification characteristics of natural wetlands. In addition to meeting water quality needs, they also serve a number of engineering, recreational, educational, aesthetic and ecological purposes. Design at a macro level as a flood mitigation mechanism, the canals make the best of the high water table under typical to the Cape Flats, celebrate the precious resource and function as storm water detention areas which help decrease the 1

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Declining water quality Diminishing groundwater recharge and quality Degradation of stream channels Increased overbank flooding Floodplain expansion Loss of ecosystem integrity and function Loss of biodiversity.

http://www.capetown.gov.za/en/~/Documents/SUDS_E-leaflet.pdf

Figure 3.09 - Diagram showing a natural hydrological system. [www.capetown.gov.za/en/CSRM/Documents/SUDS_E-leaflet.pdf ]

Figure 3.10 - Diagram showing a stormwater management system with little environmental consideration. [www.capetown.gov.za/en/CSRM/Documents/SUDS_E-leaflet.pdf ]

Figure 3.11 - Diagram showing a an efficient SUDS system. [www.capetown.gov.za/en/CSRM/Documents/SUDS_E-leaflet.pdf ]

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likelihood of flooding at CC. The wetland, fed by the canal system networked throughout CC, is home to a variety of wetland birds and other invertebrate species. The flora and fauna living in this system (though mildly polluted) have established a symbiotic and independent eco system. This wetland provides refuge for animals in an urban environment in which to live and thrive. The infrastructure surrounding this site benefits from the wetland on an aesthetic, entertainment and environmental level.2 The RJ site also has a complex series of canals running through it which provide all the above ecological resources and have the potential to be exponentially more animal and human friendly and therefore used for entertainment purposes and as a potential mode of transport throughout the development.

350 Land Use Land use varies in function in CC and encompasses the following: • • • •

Commercial space Residential space Office space The Intaka Island Nature Reserve

As the inserted map shows, the majority of CC has been zoned as commercial space. This was purposefully done because residential units may be built in commercial spaces but commercial spaces may 2

http://intaka.co.za/doc/Environmental%20Plan.pdf

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Figure 3.12 - Diagram showing zoning in Century City.

[Generated using https://maps.capetown.gov.za/isispbdm/]

not occupy land zoned as residential. “Subdivisional” land would give developers flexibility in the future to use and fragment the land as is necessary, ideal for this type of development. The deep green space on the map is where Intaka Island sits. The developers were mandated to set aside this wetland area from the outset and keep it as not only a nature reserve but also develop sensitivity around it. While it constitutes a large tract of land within the development, it certainly

contributes enormously to the overall success and appeal of CC, and offers flexibility in planning & design reposonses to ajust to vagaries of the local and international property market.

The RJ site is connected to this wetland by means of the canal system which runs rampantly through it. Our site thus possesses enormous potential to become another ecological pocket within CC and Salvage City

make extensive use of the canals as biodiversity corridors. Our site also has the potential to link up to a variety of other natural space to its southeast and in so doing, help contribute to greater biodiversity on an urban level. Our site also has plenty established greenery and planting on it, all of which will appeal to animals. Despite being predominantly exotic flora, the plants do help create a more natural environment which caters to the needs to of animals, more so than say an unplanted area or a purely urban concretedominated area.

RJ was initially built as a flagship facility on the site by developers to put it on the map. Over the years, however, the theme park struggled to make ends meet due to the Cape’s difficult climate and the consequent months of closure Ratanga had to endure. In recent years developers have decided to repurpose the site and integrate it more effectively into the overall development. The site will need to serve a variety of purposes, cater to a variety of peoples’ needs and both address the outside world more effectively yet maintain a sense of place in future.

360 Property Ownership The ISS (Institute for Security Studies) has identified the ideal neighborhood as one in which there is sufficient employment, integrated and compact housing, and easy to use and accessible public transport system a good education system, self-efficiency in terms of energy, food and economic

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security and of course, no crime.3 This is particularly significant in the South Africa context, where crime is a pervasive & daily concern.

Proximity to shopping centers, restaurants, and sporting facilities all also contribute to “quality of life” according to Muller. If measured according to these criteria, CC ticks all the boxes, and according to an Ask Africa survey published in the Property Magazine in 2009, CC is one of the most desirable neighborhoods in which to live in South Africa.

What it lacks, according to critics, is the spontaneous and organic growth and subsequent nature inherent to cities which develop slowly and over time to specifically serve the needs of people living in a certain area.4 Property prices in CC range from R700 000 to R 5 000 000, and thus caters to a middle to upper class income bracket. As the statistics in chapter 5 demonstrate, property ownership in CC varies greatly between the races and language groups in our society.

Because the development was built on an uncharged site devoid of socio-cultural and political history, it had a tabula rasa to create a new city: a city which is built with only an economic agenda. The new city is thus a city for all, for anyone who can afford to live there. The predominantly middle class community living there chose to live there and therefore tend to be more open to social miscegenation in comparison 3

Muller, J. SA’s best suburbs. Finweek, 15 January 2009

4

Marks, R. & Bezzoli, M., 2001. Palaces of Desire: Century City, Cape Town and the Ambiguities of Development. Spring publishing, Cape Town.

to older more established residential areas in South Africa. Social cohesion is therefore also more likely in a place like CC. Just how integrated it really is on a social level, only time will tell.

Apart from the numerous Blue Chip companies that have their headquarters at CC, the commercial spaces and facilities available on the site cater largely to the needs of a middle to upper middle class community. These include amenities such as a mall, a Virgin Active gym, 5 star hotels and car dealerships, all of which caters to the resident community.

Our challenge on the site will encompass finely balancing the site’s ideal location with the fact that that location also hinders it greatly. We will need to not only integrate it into Century City on a conceptual, spatial & infrastructural level, but also create a distinct and specific sense of place on this specific site, making the best of the hard and soft infrastructure which already exists on it but also closely and carefully consider the immediate and broader context in which it sits.

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370 Opportunities • RJ’s proximity to public train station and bus stops • RJ’s canal system’s potential to serve as transportation device • RJ and CC’s intra-development train/rail line that could link one end of development to the other • Potential to re-purpose expensive existing pedestrian infrastructure, plants and buildings in RJ • RJ’s potential to easily link up with the rest of CC’s pedestrian infrastructure and vehicular networks • CC’s proximity to major roadways, rail lines and industrial areas • CC’s location between Cape Town CDB and Northern Suburbs • 380 Constraints • RJ fails to integrate fully with the rest of Century City as it is physically and metaphorically marginalized because of way CC is concentrically structured and RJ’s position on its periphery • “interface” vs. “internal” zones around which CC was envisioned and constructed • Insular and inward looking structure of buildings and precincts in CC • Way RJ and CC turn their backs on their immediate surroundings.

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Figure 3.13 - Constraints within Century City & Ratanga Junction, mainly their separation, and their tendency to focus internally, with little external relationship.

[Generated by Author]

Figure 3.14 - Diagram highlighting the opportunity to utilise links to public transport.

[Generated by Author]

Figure 3.15 - Diagram highlighting the proximity to the CBD & Northern Suburbs.

[Generated by Author]

Figure 3.16 - Photographs showing existing light rail & canal infrastructure.

[Generated by Author]

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Figure 3.17 - Photograph of the Century City development with Table Mtn. in the background.

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Figure 4.01 - Aerial photograph showing Century City in the early development phase.

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400 Natural Environment Analysis This chapter will: • First consider the conditions of the site which pre-existed Century City and then compare it to what exists currently in the development and more importantly in Ratanga Junction • Do a basic environmental analysis and explore elements such as geology & soil, fauna & flora, hydrology cape flats aquifer, aspect & solar, land form and topography • All these elements will analyse what ideally should exist on the site and then look at what still exists and how this should inform design going forward

410 Pre-site construction state Before construction started, the site was largely a tree-less, windswept mobile sand dune site, some of which was stabilized by low growing, shrubby vegetation and some of which was not. A wetland existed in the north eastern corner, encircled by exotic vegetation and was inhabited by a variety of aquatic birds and especially herons. The City of Cape Town insisted on the maintenance of the wetland in the development’s future design. This inadvertently became a departure point for ordering the development around a series of canals and heavily dictated the aesthetics of Century City too.

The site didn’t have any of the hard infrastructure it has today on it, including basic services, essentially making it a tabula rasa for urban designs, architects and landscape architects alike.

420 pre-Century City site conditions 421 Climate Winter-rainfall regime, with rainfall peaking from May to August, and varying from 350 mm per annum at Atlantis to 560 mm at Gordons Bay. The mean daily maximum temperature is 26.7°C in February, and the mean daily minimum is 7.5°C in July. Frost is not very common. Mists occur frequently in winter, especially on the West Coast.1

422 Geology & Soil Tertiary or Recent calcareous sands of marine origin, mainly blown in as sand dunes. These cover various rock types, but mainly the Tygerberg Formation of the Malmesbury Group. Outcrops of limestone from the Sandveld Group occur at Silwerstroomstrand, on the Peninsula, and in the Macassar-Wolfgat area. Soils may be deep, but can be very thin on the limestones.

1

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Figure 4.02 - Diagram showing geological conditions in Cape Town. [http://upload.wikimedia.org/~/Geological_map_ of_the_Cape_Peninsula_and_False_Bay.png]

www.capetown.gov.za/en/EnvironmentalResourceManagement

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A short to tall, evergreen, hard-leaved and succulent shrubland, with abundant annual herbs and grasses in the gaps and understorey. After fire, it may have a ‘Fynbos’ phase dominated by Fynbos elements, but most thicket species regenerate from underground stems. The West Coast form tends to have more succulent elements. The False Bay form occasionally has dense Milkwood Forests, such as those that historically occurred at Noordhoek, Olifantsbos, Macassar and Gordons Bay. Urban sprawl poses the biggest threat to CFDS. Dunes are flattened to fill in wetlands, and the False Bay form is situated on the southeast growth axis of Cape Town. Sand mining is the second biggest threat. The invasive alien Rooikrans is a serious threat and occurs over large areas, with Port Jackson wattle being more of a problem inland.

Molerats can become a major problem in disturbed areas where overstorey plants are removed, converting the area to grasslands. The vegetation is often used as illegal dumps for builder’s rubble, and animal hunting is also a problem. Too frequent fires and year-round grazing of livestock degrade the vegetation, and cause invasion by alien grasses.1

423 Fauna & Flora Cape Flats Dune Strandveld (CFDS) differs from both Fynbos and Renosterveld in that it does not normally burn as frequently; the fire cycle is typically 20-100 years. It is far more prone to browsing, and many species have thorny defenses. It occurs on the more recent dunes, which still have an alkaline pH, and usually have shell fragments visible in the sands.

It is therefore confined mainly to the coastal margins, only extending inland on dune fields. Historically, this was a series of dunes and dune slack wetlands, inhabited by hippopotami and rhinoceroses.1

Figure 4.03 - Photograph of naturally occurring Cape Flats Dune Strandveld. [http://www.capetown.gov.za/en/EnvironmentalResourceManagement/ publications/Documents/Biodiv_fact_sheet_05_ CapeFlatsDuneStrand_2011-03.pdf ]

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Figure 4.04 - Plan showing occurrence of Cape Flats Dune Strandveld. [http://www.capetown.gov.za/en/EnvironmentalResourceManagement/ publications/Documents/Biodiv_fact_sheet_05_ CapeFlatsDuneStrand_2011-03.pdf ]

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Currently Centruy City has a 16ha wetland and bird sanctuary which is situated approximately 7km from Cape Town’s CBD, just North of the N1 highway.

Intaka (‘bird’ in isiXhosa), is a unique example of nature conservation and property development coexisting in harmony and for mutual benefit. Apart from the sprawling wetlands, cacophony of rare and popular birds and exquisite flora, Intaka Island offers inhabitants a place of solace, to take a stroll, relax, get in touch with nature and get away from the hustle and bustle of everyday life.2 2

http://intaka.co.za/

Figure 4.05 - Panoramic photograph of Intaka Island. [jasonelk.com]

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Figure 4.06 - Aerial photograph of Intaka Island. [http://www.centurycityliving.co.za/century-city-property/property-environmental-cape-town.jpg]

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Our specific site has no natural vegetation left on it and has been predominantly covered with exotic vegetation during the construction of the theme park. These plants not only lend themselves to the look and feel Ratanaga Junction wants to embody and imbue, but more specifically are plants which would actually be able to survive the harsh environment of the Cape Flats.

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Figure 4.07 - Photographs showing the abundance of exotic vegetation within Ratanga Junction.

[Generated by Author]

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424 Hydrology cape flats aquifer Covering about 630 square kilometres, the aquifer lies under the coastal sands that stretch from the Cape Peninsula to the inland mountains. Despite having the potential to supply Cape Town with billions of litres of fresh water every year, the Cape Flats aquifer is hgihly threatened by chemical and human waste pollution. The chemicals, among others, which have found their way down into the water-bearing rock,

include nitrates from human waste, cyanide from industry, and pesticides sprayed by local farmers in the Phillipe horticultural area.

Urban development, well known to have a negative impact on groundwater quality, is taking place over many parts of the Cape Flats aquifer. The giant aquifer has the potential, if tapped sustainably, to supply more than two-thirds of the Mother City’s basic water needs. The sustainable use of the Cape Flats aquifer is estimated at 18 billion litres per year (49,32 million litres a day), a figure that excludes possible developments unlikely to be economically viable. More than two-thirds of the basic water needs of the population in the greater Cape Town area can be met by the Cape Flats aquifer. Consequently, calls for appropriate aquifer “protection zones” have been made. Most of Cape Town’s water supply is currently obtained from surface water, stored inland in big dams and reservoirs, including those at The waterskloof,

Voelvlei and Steenbras. After recent water shortages and droughts, hydrologists in the Western Cape have turned their attention to the province’s aquifers as a means of keeping the fast-growing region assured of a reliable and sustainable water supply.3 Our specific site has a series of interconnected channelized and canalized water bodies on it which serve as: • • • •

flood mitigation ground water management a source for irrigation water an aesthetic element in the design of Ratanga junction • as a transportation route • as a sanctuary for birds and other fauna

425 Aspect & Solar The site is largely exposed to full sunlight.

Shading for human comfort thus needs to be created artificially using hard and soft landscaping (i.e. trees and shelters). The combination of the specific sun exposure on this site and the soil conditions is what has lead to the vegetation developing as it has: short, shrubby and though as nails.

Our specific site is largely expose to full sunlight and doesn’t really face any specific direction. Plants and trees lining paths and built form provide shade and respite from the sun, making for a generally sun protected experience when walking on site.

Figure 4.08 - Plan showing the Cape Flats Aquifer. [http://www.scielo.org.za/img/revistas/wsa/v36n4/a11fig01.gif ]

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Figure 4.09 - Diagram showing the conventional process & conditions within an aquifer system. [http://www.pinelandsalliance.org/images/artmax/artmax_388.jpg]

3

http://www.iol.co.za/news/south-africa/cape-flats-aquifer-inpollution-threat

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426 Land form and topography The site is largely flat and has an artificially created topography consisting of berms, mounds and dips, all of which were created to deal with : • wind by creating sheltered and protected spaces • water by raising the buildings up higher than the canals woven through them • noise pollution from the adjacent highway by creating bermed sound buffers • atmosphere creation on site.

Initially the site’s contours varied little but now it has a variety of topographical features which will no doubt determine how and where the re-purposing of the site will happen.

430 Opportunities • RJ’s numerous established plants and trees and their re-purposing potentil • RJ’s ability to tie in with Intaka Island’s Biodiversity potential • Canals in CC and RJ and their potential to act as biodiversity corridors, beautifying elements and flood mitigation mechanisms • Existing berms and mounds and other topographical features on RJ that function as sound and wind buffers • Abundance of water on site thanks to Cape flats aquifer and overland/pipe drainage from surrounding developed areas

Figure 4.10 - Photograph showing berms along the Sable Road edge of Ratanga Junction.

[Generated by Author]

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440 Constraints • • • •

Water quality in canals in CC and RJ Abundance of exotic species on RJ site Soil conditions on RJ site RJ’s exposure to sun and wind and the effect it has on human experience in the space and plant growth and survival • Shortage of bedrock on the CC and RJ site

Figure 4.11 - Photograph showing berms along the Century City Boulevard edge of the site.

[Generated by Author]

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500 Socio-Economic Analysis This chapter deals with: • The socio-economic contributing factors in Century City and Ratanga Junction • Century City’s basic demographics and property values will be investigated in order to shed light on who lives there, why and what they would potentially like to see from the re-development and design of Ratanga Junction in the future •

510 Demographics These demographic statistics are generated from the STATSA 2011 Census, and reflect the entirety of Century City at the time of data collection.1

512 Racial makeup Black Coloured Indian/Asian White Other

15.9% 10.1% 19.9% 49.6% 4.5%

513 Home languages English 69.6% Afrikaans 15.7% Xhosa 2.9% Zulu 1.2% Other 10.6%

511 Basic demographics Total area: Population: Density: 1

2.62 km² 4,239 1,600/km2

While the majority of Century City’s inhabitants are white and middle class , 50% of the rest of the inhabitants are Indian, black or coloured, making for a largely mixed racial demographic.

On a socio-economic level, the development predominantly caters to the needs of middle class inhabitants. This has been seen from two points of view: On the one hand, CC has been criticized by some as being elitist, however it is a privately owned establishment and the property owner is therefore entitled to do what and cater to whomever they see fit. The question of socio-economic exclusion is a curious one in that South Africa is a capitalist country.

This fact in combination with the freedom of choice and opportunity upheld by our constitution means that a private development like Century City has the right to cater to whomever it likes and if someone has the financial means to buy into that vision, the opportunity is there for them, like everything else in a capitalist system. The development doesn’t discriminate against anyone on the basis of anything: purchasing power is always in the hands of a buyer with money. That’s capitalism.

http://beta2.statssa.gov.za/?page_id=1021&id=city-of-cape-townmunipality

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On the other hand, we do live in a country where 25% of the population is unemployed and 300 000 government houses still need to be built for the poor. It is difficult to not see developers raking in heaps of money as greedy and as lacking in socialconsciousness. The principle of paying it forward is important in a country like ours where millions were socially and economically disadvantaged while a small minority who now have an undeniable economic head-start and numerous opportunities.

Democracy can be capitalist or socialist orientated; the choice comes down to a greater social mentality, on a national level, where the redistribution of wealth is used to alleviate poverty, increase opportunity and promote social cohesion and decrease gross socio-economic disparity. Century City has the opportunity to set itself apart and engage with poorer communities on various levels and in so doing, uplift numerous lives directly or indirectly.2

2

520 Property value Property prices in Century City is middle to high end. What makes these residential and commercial space desirable is: • The spaces are newly built • The centrality of the site in the bigger Cape Town metropole • The rigorous security on the site • The ‘live-work-play’ ideology implemented in the mixed-use development which encompasses spaces in which people can live (residential), work (corporate and commercial) and play (commercial, gyms, church, theme park, wetland reserve, etc) without having to travel great distances • The site’s proximity to major transport links like the N1, the Century City train station and the newly added MyCiti bus links • The emphasis put on outdoor communal spaces • The canals and Intaka Island as a backdrop to commercial/residential spaces • The well maintained privately managed landscape, services and surrounds • Most residents are young up-and-coming middle class working people

Figure 5.01 - Diagram highlighting the state of a managed landscape.

[Generated by Author]

Figure 5.02 - Diagram showing the consideration of a live-work-play development, as opposed to monoculture development.

[Generated by Author]

Marks, R. & Bezzoli, M., 2001. Palaces of Desire: Century City, Cape Town and the Ambiguities of Development. Spring publishing, Cape Town.

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530 Opportunities • CC’s appeal to an ever growing middle class • Abundance of capital available to the establish RJ • Increased need for public space in CC since high density residential components are increasing • Public attention CC has and the potential it has to create urban precedent on the RJ site and act as a force for good in the development of the greater metrople • Potential to create an urban feeding scheme on the site which could feed CC’s community, create jobs and provide outdoor public space • CC’s potential to use the RJ as a way of becoming socio-economically inclusive on an urban scale

Figure 5.03 - Diagram indicating the opportunity to increase public space.

[Generated by Author]

540 Constraints • The socio-economic exclusivity of CC • Denialism of entire CC scheme with regards to the way it acknowledges the social, economic and cultural realities of South Africa and Cape Town • Way CC create a model for urban development which promotes and justifies gross economic disparity present in South Africa • Responsibility for social development rests with State or Developer, or in legislated compromise, i.e. social housing quotes (as in the mandated 20% of land area in the Republic of Ireland)

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Figure 5.04 - Diagram highlighting both the inward looking nature of the CC development, and the separation between RJ and the rest of the Century City district.

[Generated by Author]

Figure 5.05 - Diagram highlighting the existing condition of socio-economic exclusivity.

[Generated by Author]

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600 precedent study The objective of the precedent study during the analysis phase is to familiarise oneself with the variety of adapative reuse projects and approachs that exist, both in architecture and landscape architecture.

Given the nature of Ratanga Junction as a site with an abundance of existing assets, from infrastructure to vegetation, a consideration of how to adapt and reuse these assets is essential.

The following precedent studies have been invaluable in introducing new concepts and approachs, particularly in the following areas: • • • • • • •

creating new mixed-use environments in a previously retain & remediate local ecological processes reuse existing infrastructure encourage community participation & growth remediate polluted environs challenge hostile conditions query the identity of place

601 1000 Start-ups Wilmotte & Associes SA Paris, France (work expected to begin in June 2014) [Halle Freyssinet freight station converted into business incubator] Small businesses and entrepreneurism are increasingly affirming their presence in the world’s cities. Recognizing this industrial paradigm shift, Xavier Niel, founder of Le Monde, commissioned Wilmotte & Associes SA to design the largest incubator in the world, using shipping containers, flexible design solutions and daylighting in the recently renovated rail station. The station will be transformed into a 30,000 square meter flexible working space for 1000 Start-ups with coworking areas, a fablab, a large auditorium, meeting rooms, large work spaces and a bar-restaurant. Such projects promote and support emerging talent and business in an environment where innovative building technologies and digital capabilities provide a creative and vibrant space for companies to grow and collaborate.

Figure 6.01 - Rendered proposal depicting the renovated exterior of the Railway station. [http://inhabitat.com/renovated-paris-rail-station-will-house-1000-start-ups/]

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602 Allez Up Smith-Vigeant Montreal, Canada (2013) [Former sugar refinery converted into climbing gym and fitness centre] Allez Up forms part of a larger revitalization effort to transform the industrial brownfield site into a vibrant recreational facility. The building uses the sensationalism of an unexpected function in an unexpected form to revive the area. The design reminds visitors of the origins of the factory through interiors that resemble sugar crystals, merging the future and the past in an energetic space.

Figure 6.02 - Photograph depicting the dynamic and fitting reuse of the high interior space as a climbing gym. [http://inhabitat.com/old-sugar-refinery-transformed-into-a-sweet-climbing-gym-in-montreal/]

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603 Cheonggyecheon River Project Seoul, South Korea (2003) Cheonggyecheon Restoration Project In order to encourage new activity and recreation in the center of the city, the Cheonggyecheon River Project uncovered the stream that was buried underneath the city and transformed its banks into lush green parks brought to life by an array of wildlife and commuters. This project is a large scale demonstration of the benefits of reclaiming and reinstating natural systems that have been lost to development.

Figure 6.03 - Photograph showing occupation and movement in the new urban open space.

[Michael Sotnikov]

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604 Climbing Gym Silo Park NL Architects Amsterdam, Netherlands (proposal) [Abandoned silos to be converted into climbing gym] Huge remnants of infrastructure are often left to dilapidate in industrial spaces. The proposal by NL Architects attempts to instigate the conversion of two abandoned silos into incredible climbing gym structures where climbers would be able to scale both the interior and exterior of the silos and rappel down. This project shows that radical bonds between form and function may often lead to opportunities where imaginative reuse can breathe new life into condemned spaces.

Figure 6.04 - Rendered proposal suggesting the reinterpretation of the silos as climbing gym and urban park. [http://inhabitat.com/top-6-green-parks-for-a-summer-escape/top-6-green-park-cheonggyecheon/?extend=1]

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605 Elephant Room at Wellington Zoo Assembly Architects New Zealand, 2011 [Elephant room converted into tuck shop] In an attempt to reinvent itself, the Wellington Zoo has commissioned architects to redesign their enclosures and cages into contemporary spaces from which visitors can ‘experience’ animals roaming free in cage-less compounds. This new philosophical approach to zoology is matched by the re-adaptation of the zoo’s buildings – such as the elephant’s room being converted into a tuck shop. In their commitment to sustainability, the architects have reused the earth excavated from the site in a series of rammed earth walls, protected by overhanging verandas made of stock galvanised sheets created through the repetition of a single element and contrasted to the airy plastic membrane that permits natural light and breathing in the room. The project was recognized by the New Zealand Architecture Awards.

Figure 6.05 - Photograph depicting the juxtaposition of artifice and modern architecture at the Elephant Room. [http://inhabitat.com/elephant-room-gets-an-award-winning-eco-upgrade-at-wellington-zoo-in-new-zealand/]

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606 Gas Works Park Richard Haag Seattle, Washington (1965) [Park built on site of former coal gasification plant] This revolutionary project has become a model and celebration for its ability to garner local support and shift public perceptions in post-industrial landscapes.

Through the process of bioremediation, Haag reclaimed the site’s polluted soils and created a lush green environment where an old boiler house and exhaustercompressor building, now used as a picnic shelter and open-air play barn for children, depict the evolution of the site from industrial space to public outdoor place.

607 Gardens of Alcatraz Garden Conservancy, National Park Service & National Parks Association [Restoration of Gardens of Alcatraz] The land surrounding the prison on Alcatraz Island has been intensively planted and maintained by officers, families and prisoners confined to the island. For a long time, this landscape acted as a refuge in a harsh environment, but was abandoned with the closure of the federal prison in 1963. In an effort to restore and preserve meaningful American landscapes, the Garden Conservancy et al went through extensive planning, removal of overgrowth, planting and repair of deteriorated structures, resulting in blooming gardens that thousands visit daily.

Figure 6.07 - Photograph showing the manicured gardens in bloom.

[Elizabeth Byers] Figure 6.06 - Photograph showing how remnants of the industrial era are used as landmarks and a visual focus in Gas Works Park.

[Richard Haag Associates]

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608 Grunerlokka Studenthuis HRTB Arkitektr Oslo, Norway (2001) [Grain elevator converted to student housing project]

609 High Line Park James Corner Field Operations, Diller Scofidio + Renro & Piet Oudoulf West Side Manhattan, New York, 2009 [Public park built above historic elevated rail line]

Urban environments are often left with mega-structures that become obsolete as commercial interests shift over time. The Grunerlokka Studenthus is an innovative demonstration of how a structure with a very specific form and function can be revived through adaptive reuse. The tall grey grain elevator was punctuated with the whimsy of brightly coloured glass panels, a representation of the dynamic demographic that inhabits the high density apartment block. This project responds to urban densification while offering stylish accommodation and great views. The unique building has become an architectural icon and has won the City of Oslo’s Architecture Prize in 2002.

Founded in 1999 by community, Friends of the High Line fought to preserve and transform the High Line which was then threatened of demolition. The first section of the park was opened in 2009 and the second in 2011. Today, the non-profit conservancy works with the New York City Department of Parks & Recreation to maintain the High Line as an extraordinary public space for local and international visitors to enjoy. The park, following its historical identity is an urban connector as well as a valuable symbol of adaptive reuse and of community involvement and ownership.

Figure 6.08 - Photograph capturing the new residential aesthetic of the grain towers. [http://inhabitat.com/oslos-grunerlokka-studenthus~a-former-grain-elevator/]

Figure 6.09 - Photography depicting the juxtaposition of the old railways to modern hard surfacing. [http://inhabitat.com/10-landscape-design~environments/olympus-digital-camera-194/]

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610 Landscape Park Duisburg Nord Latz & Partners Duisburg, Germany [Former steel plant reused as landscape park] The Landscape Park Duisburg Nord is located on a 570-acre site of former steel plant. Rather than erasing the disturbed and complex conditions present on site, the designers creatively reused the existing structures in order to create multiple performance spaces, woven together to create a tapestry of memorable places. This project demonstrates the rare and specific opportunity of clustered sites and raises notions of identity in the landscape.

611 The Jane Piet Boon Studio Antwerp, Belgium, 2014 [Ornate historical chapel converted into fine dining establishment] The Jane is a dining establishment that repurposes a chapel from a military hospital, while preserving elements of its history. The designers updated the building with custom stained glass but left the original ceiling to pay tribute to the building’s history. The naturally aged ceiling creates a juxtaposition to the feeling of modernity of the furniture, just as the stained glass which features religious elements like Jesus, crucifixes, skills and devils in conjunction with symbols of its new life as a restaurant with ice cream cones, apple cores and cakes, demarks the old from the new in a strong cyclic tension.

Figure 6.10 - Photograph capturing the inclusion of the industrial remnants into the lush vegetation of the park. [http://inhabitat.com/10-landscape-design-projects-that-turn-damaged-and-neglectedspaces-into-healthy-beautiful-environments/olympus-digital-camera-194/] Figure 6.11 - Photographs representing the merging of old and new in a highly designed environment. [http://inhabitat.com/the-jane-historic-military-chapel-transformed-into-edgy-restaurant-in-antwerp/]

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612 OCT Bay SWA Group Shenzhen, China [Combined site including new urban centre and nature preserve] The Master plan for the 1.25 square kilometre development targets to create public open space for the city that balances development and ecology. The development engages the public through an active program defined by education, culture, entertainment and recreation. The essential element of the scheme is a series of exterior spaces that are organized as a spatial hierarchy of intimate spaces, medium size courtyards and large public plazas that are intended to accommodate both daily and special events.

The intent is for visitors to weave through the site with ease experiencing subtle changes of the built landscape through changes in material, scale, lighting and water features while maintaining ability to experience the natural landscape of Shenzhen - China’s only inner-city coast mangrove wetland. The overall concept of the site is the interaction with water as natural resource, aesthetic element, ecological system and conveyance amenity (an aspect that comes through in the wetland and water features of the built landscape). All the materials used in this mixed use project were locally sourced, alongside green technologies and sustainable practices.

Figure 6.13 - Photograph demonstrating smaller intimate scale of residential areas in OCT Bay. [http://worldlandscapearchitect.com/oct-bay-shenzhen-china-swa-group/#.VA_2cLG69mY]

Figure 6.12 - Photograph showing the interface between water and land at OCT. [http://worldlandscapearchitect.com/ oct~group/#.VA_2cLG69mY]

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Figure 6.14 - Photograph depicting a large public space in OCT Bay. [http://worldlandscapearchitect.com/oct-bayshenzhen-china-swa-group/#.VA_2cLG69mY]

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613 Paddington Reservoir Gardens Sydney, Australia The Paddington Reservoir Gardens is an adaptive reuse project that created an urban green space in the ruins of a public waterworks. Water efficiency is a high priority and part of the space’s identity. This can be seen through the selective use of water among building ruins on the site, and through the on-site collection of rainwater for landscape irrigation. This project demonstrates the educational potential in reviving abandoned spaces which help raise awareness among community members with minimal intervention.

614 The Red Ribbon Turen Design Institute & Peking University Graduate School of Landscape Architecture Tanghe River Park, Qinhuangdao City, Hebei Province, China [Intervention along old garbage dump] Located at the edge of a largely inaccessible beach that was mostly used as a garbage dump including slums, the Red Ribbon is a steel structure that stretches 500 meters along the riverbank providing access for jogging, fishing, and swimming.

Rather than imposing onto the landscape with materials such as hard paving, the red ribbon promotes the lush, diverse and natural vegetation with minimal impact on the landscape. This project demonstrates how a landscape architectural intervention can draw people into nature and preserve and environment while having minimal impact upon it.

Figure 6.15 - Photograph depicting the inclusion of ruins alongside modern waterscapes and planting at the Paddington Reservoir gardens. [http://inhabitat.com/top-6-green-parks-for-a-summer-escape/top-6-green-park-cheonggyecheon/?extend=1] Figure 6.16 - Photograph depicting children resting by the lake without impacting on the landscape. [http://inhabitat.com/10-landscape-design-projects-that-turn-damaged-and-neglectedspaces-into-healthy-beautiful-environments/olympus-digital-camera-194]

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615 SCADpad Savannah College of Art & Design [Sustainable Micro-housing experiment] An interdisciplinary team of students, staff and alumni of the international campuses of SCAD revealed the products of their sustainable micro-housing experiment which used a repurposed parking deck to design housing solutions made to fit standard 2.5 x 5 metre parking spaces. Each pad represents the lifestyle of a different continent while promoting the use of readapted and recycled materials and eco-friendly technologies. Such an experiment makes a comment on the nature of housing and the requirements of a living space, especially in a country like South Africa where informal housing is a major issue.

Figure 6.17 - Photograph showing how a Scadpad fits onto a parking space with potential planting design. [http://inhabitat.com/scadpad-north-america-lets-tiny-house-lovers-live-large-in-a-parking-spot] Figure 6.18 - Photograph representing the interior of the Scadpad, eadapted from parking buildings. [http://inhabitat.com/scadpad-north-america-lets-tiny-house-lovers-live-large-in-a-parking-spot]

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700 CRITIQUE This chapter will deal with: • Critique given on Century City and Ratanga Junction by experts with regards to all the above discussed topics and elements • This chapter will endeavor to represent the opponents of New Urbanisms and in so doing present a fair and demographically representative argument which addresses all points in an unbiased manner

During initial building phases, Century City’s two original developments - Ratanga Junction theme park and Canal Walk shopping centre - were thought to be white elephants.

Ratanga has run into many monetary issues, however, due to downsizing, off-season closures and the addition of year-round conferences and entertainment facilities, it has turned profitable.

This development thus remains another commercial node in the Cape Town metropolitan area while the city centre remains vibrant. More recently, the development has been criticized for causing traffic problems. Measures have been taken with an aim to improve congestion during peak hours.

Developers have been accused of catering to an exclusive market and shying away from social responsibility by not making provision for lowerincome housing and facilities on the site. The random and ad hoc design and development of pedestrian links between the train station and Century City and the nature of taxi/bus rank (both of which cater to a lower-income car-less market) are indicative of how these facilities were afterthoughts rather than high up on the initial transport and site access agenda.

In addition, critics are of the opinion that the site lacks: • public facilities like post offices, clinics, and other public infrastructure • diverse range of religious infrastructure, i.e. mosques, synagogues • Education facilities: nursery, primary and high schools

The then-125,000m² Canal Walk mall had exceeded expectations, resulting in a recent expansion to 141,000m² in order to meet demand.

There were concerns that Century City would cause decentralisation from the Cape Town central business district, but thanks to the city improvement district (CID) and urban renewal efforts spearheaded by the Cape Town Partnership (CTP), this has not happened.

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Figure 7.01 - The principle of different scales of trade - Canal Walk as formal versus the informal, which is rarely found at CC. [Generated by Author, using photograph by http://upload.wikimedia.org/wikipedia/commons/ thumb/9/92/Canal-Walk-Shopping.jpg/240px-Canal-Walk-Shopping.jpg]

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711 Socio-cultural and economic diversity Socio-economic ‘apartheid’ has become the norms in South African cities with the wealthy living in the central affluent areas and the poor living on the marginalized peripheries. Developments like CC perpetuate this destructive and regressive trend and aggravates social cohesion in a country which should ideally be embracing diversity and integration

Figure 7.02 - Photograph of bustling informal trade at Warwick Junction, KZN. [http://www.designother90.org/~/8rd-war-0033.jpg]

712 Small scale businesses and space for informal trade Behemoths like Canal Walk have the commercial monopoly in Century City making for an undynamic commercial environment which discourages small young business and entrepreneurs from setting up shop in the development

713 Access & permeability The site only has two official entrances. The development has been criticized as being insular and unintegrated on an urban level to the areas surrounding it.

Transport and pedestrian linkages and connections to areas like Summer Greens, Sandrift and Tijerhof, areas home to the majority of employees in Century City.1

1

Marks, R. & Bezzoli, M., 2001. Palaces of Desire: Century City, Cape Town and the Ambiguities of Development. Spring publishing, Cape Town.

Figure 7.03 - Photograph of Álvaro Siza Vieira’s social housing in Porto. [http://www.housingprototypes.org/images/Bouca04m.jpg]

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Figure 7.04 - Diagram showing the variance in wealth, and how Century City only accommodates a certain bracket, particularly middle to high income.

[Generated by Author]

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800 Conclusion & Design Principles This final chapter will : • Briefly summate the findings of this report and thereafter go on to present a list of design principles we as designers have collectively decided upon.

• These principles will react to or draw inspiration from the current status quo of Ratanga Junction and hopefully guide us in the re-purposing and redesign of Ratanga Junction.

810 Summation of major informing factors 811 Opportunities • • • • • • • • •

Ratanga Junction has the potential to: Act as threshold and transitional zone Monopolize location in CC Mass pedestrian movement past site Tie in with major transportation nodes Exploit Centrality in Cape Town Use and celebrate canal system Exploit and celebrate CC train and rail line Re-purpose its existing infrastructure, plants and buildings • Tap into CC’s location between Cape Town CDB and Northern Suburbs • Tie in with Intaka Island’s Biodiversity potential • Use canal systems and their potential to act as biodiversity corridors, beautifying elements and 038

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•

• • • •

•

•

flood mitigation mechanisms Use existing berms and mounds and other topographical features on RJ that function as sound and wind buffers Celebrate and use abundance of water from Cape flats aquifer Provide public space for CC’s growing middle class Exploit abundant capital available for redevelopment of RJ Use public attention CC has and the potential it has to create urban precedent on RJ and act as a force for good in the development of the greater metrople Create an urban feeding scheme on the site which could feed CC’s community, create jobs and provide outdoor public space Allow CC a way of becoming socio-economically inclusive on an urban scale, beyond existing rates & taxes payments, on a social & spatial basis

812 Constraints Ratanga Junction is hindered by: • • • • • •

Its isolated location in CC Its proximity to highway (noise) The current pedestrian perception of moving past RJ The current unintegrated nature of RJ in CC The way CC turns its back on all the surrounding areas The lack of permeability into and out of CC

• Way it fails to integrate fully with the rest of Century City • Way its physically and metaphorically marginalized in CC • The “interface” vs. “internal” zones around which CC was envisioned and constructed • Insular and inward looking structure of buildings and precincts in CC • Way RJ and CC turn their backs on their immediate surroundings • Water quality in canals in CC and RJ • Abundance of exotic species on RJ site (although some of these may now be considered invasives) • Soil conditions on RJ site • RJ’s exposure to sun and wind and the effect it has on human experience in the space and plant growth and survival • The socio-economic exclusivity of CC • Denialism of entire CC scheme with regards to the way it acknowledges the social, economic and cultural realities of South Africa and Cape Town • Way CC creates a model for urban development which promotes and justifies gross economic disparity present in South Africa

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820 Design considerations & principles 821 Greater Context • Pay cognisance to surrounding properties, namely the conference & office facilities to the north, and Canal Walk and the automobile dealerships to the West.

• Challenge the edges of the site to act as a threshold to the rest of the Century City development.

822 Built Environment

823 Natural Environment

825 Qualitative

• Reinforcing wind & noise protection around the site • Consolidating the canal systems and ensuring the continue to function as an aesthetic & recreational entity within the district.

• Furthering the ecological preserve created in Intaka Island, with particular reference to the heronries created therein.

• Consolidate natural assets on the site, such as berms and planting.

• Create and maintain a new sense of place and identity.

• Century City must continue to reinvent itself in order to be relevant vand complete its ultimate build out, and respond to the City Council urban design ambitions (if these exist) in bringing itself in line with the rest of the city.

824 Socio-economic • Emphasizing the link to the Century City Railway Station • Creating efficient and integrated circulation networks, especially in terms of pedestrian and cycling routes.

• Utilise existing Ratanga Junction infrastructure with repurposing for more accessible civic space.

• Introduce hierarchy and legibility by increasing permeability within & around the site.

• Avoid pastiche or dated architectural vernacular.

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• Emphasize the recreational components of the Century City precinct, specifically with regard to exercise.

• Consider the opportunity to introduce permaculture/urban agriculture. Similarly, low industrial or manufacturing activity.

• Where development precincts exist, ensure that a monoculture does not exist, i.e. mixed-use, mixedincome with a range of options to ensure a crosssectional socio-economic representation. A low cost housing option should be considered.

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100 VISION

If one considers the age-old adage “good fences make good neighbours”, and reimagines this idiom to be something closer to “good neighbourhoods make good neighbours”, we probably arrive at the objective of Salvage City. Using the scraps of a ill-considered theme park, Salvage City aims to generate a diverse & livable neighbourhood that acts as both contextually specific response and a showpiece for a host of ecological & social principles.

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200 Urban Analysis 211 Topography & Views [scaled 1:100,000] In determining the relationship between Ratanga Junction and its surroundings, namely Century City, it is necessary to ascertain the relationship between Century City and the greater Cape Town metropole.

The first objective within this regard is its relationship to its physical location, specifically topography & views. Century City sits several kilometres inland of the

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210 Greater Urban Content

western coast of Cape Town, just north of the harbour. It sits on relatively level ground, although earthworks around the site have been adjusted for structural purposes.

Ratanga Junction is afforded views of Table Mountain to the south, the N1 highway to the East, and the rest of Century City to the North.

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212 Road networks [scaled 1:100,000] Century City sits conveniently between three major central business districts within the larger Cape Town metropole: the Cape Town City Bowl, Belville, and Khayelitsha. This proximity has it perfectly placed as a destination for a multitude of different users, and suggests

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that both Ratanga Junction and Century City should engage with and provide some socio-economic product or service to the metropole.

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213 Railway Network [scaled 1:100,000] Although Century City is currently served by the Century City Railway Station, a stop along the Metrorail-serviced Belville Line, the map below demonstrates the opportunity to utilise the existing freight rail, hereafter referred to as the Atlantic Line, which would better integrate the city-wide rail network into Century City, and in particular Ratanga Junction.

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214 suburban character [scaled 1:100,000] Despite the extensive residential component prevalent on the Century City site, it is worth considering both the socioeconomic & architectural character of the surrounding suburbs. These can be divided into three categories, namely low-density residential, industrial & military.

The residential category comprises of suburbs titled Summergreens, Sanddrift, Tijgerhof and Acacia Park. Although of differing income levels, these suburbs are largely middle to poor income, their architectural character almost entirely

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comprised of single-story, individual dwelling stands, as demonstrated in the images below.

Acacia Park differs slightly in that it is dominated by the Acacia Park conservation area.

The industrial areas comprise of extensive distribution, lighter industrial and mass retail areas known as Marconi Beam and Montague Gardens.

The military component is the Ysterplaat Military Base, an operational air base across the road from Century City.

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215 Natural components [scaled 1:100,000] Contained within the Century City development is the Intaka Island Bird Sanctuary & Wetland. This system extends beyonds the actual islands themself and forms a slow moving canal system that loops around the CC development. As visible from this diagram, it is one of the larger freshwater systems in Cape Town, and is also locate nearby to wetlands on the Ysterplaat Military Base, and the Acacia Park wetlands, which indicate the abundance of groundwater in the area.

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220 century city analysis 221 topography, wind & noise [scaled 1:10,000]

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222 transport networks [scaled 1:10,000]

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223 Wetlands [scaled 1:10,000]

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230 ratanga junction site analysis 231 MECHANISED Circulation [scaled 1:2,500]

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232 Existing Infrastructure [scaled 1:2,500]

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233 HYDROLOGY & TOPOGRAPHY [scaled 1:2,500]

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234 PEDESTRIAN CIRCULATION [scaled 1:2,500]

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300 Conceptual Development 310 Introduction In developing the district plan, it is essential to establish which findings from the research conducted are most relevant. These key points, originally termed as the design considerations, have been whittled down to a selection of three keys structuring ideas, namely: the consolidation & improvement of circulation within & around the site, specifically with regard to pedestrian, cycle & rail transport. the introduction of a diverse, self-reliant, mixeduse, mixed-income development that compliments the rest of Century City. tackling the noise & wind conditions that make the site hostile, particularly along the Southern and Western edges near the primary roads.

The following sectiosn will deal with each of these key structuring ideas, attempting to build solid & defensible solutions to the constraints, and to capture any opportunities that lie within. This chapter will conclude with investigation into ecological principles pertinent to the success of the scheme, and a commentary on the architectural quality envisioned for the scheme.

Figure 3.02 - Diagram highlighting the objective of creating a mixed-use productive neighbourhood.

[Generated by Author]

Figure 3.01 - Diagram showing an intention to mitigate wind & noise issues on site.

[Generated by Author]

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Figure 3.03 - Diagram showing a selection of circulation components that will be improved upon.

[Generated by Author]

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321 terrain influence on wind

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Figure 3.04 - Diagrams showing the influence of terrain on wind flow.

[Sun, Wind, Light, by G Z Brown]

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322 Structural influence on wind

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Figure 3.05 - Diagrams showing wind flows around buildings [Sun, Wind, Light, by G Z Brown]

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330 improved circulation 331 utilizing the light rail system The existing Ratanga Junction light rail system, which run a circuit around the Ratanga Junction park and then continues past Canal Walk to turn at the Central Park oval, is a prime opportunity to improve circulation both within the site, and between the site and the rest of Century City.

Implementing a series of stations at roughly 100m intervals, they allow for easy access to the residential areas of the site. Increasing the number of stations will similarly allow for easier access to the new citywide railway station and parking sheds. The use of this infrastructure will be an adaptive reuse of the currently deteriorating set back to an efficient light rail system.

Figure 3.06 - Diagram showing existing & proposed light rail stops, and route.

[Generated by Author]

Figure 3.07 - Diagrams of the light rail stations.

[Generated by Author]

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332 LINK TO CENTURY CITY RAILWAY STATION Considered to be a largely failed attempt to retrospectively introduce railway transport into Century City, the Century City Railway Station is located on the opposite side of the freeway and this requires a lengthy and user-unfriendly walk to reach it.

While this scheme proposes the introduction of a new railway station, it acknowledges that in the interim an attempt could be made to incorporate this thoroughfare through the Ratanga Junction site, rather than forcing people to walk its perimeter.

Figure 3.08 - Photograph of existing harsh pedestrian thoroughfare.

[Generated by Author] Figure 3.09 - Diagram of existing versus proposed conditions of thoroughfare to Century City Railway Station.

[Generated by Author]

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333 DEVELOPMENT OF ATLANTIC LINE RAILWAY STATION In line with this focus on railway development, the opportunity exists to incorporate a railway station at the edge of the Ysterplaat Military Base, in line with the division between Ratanga Junction and the new conference facilities. This railway line would encourage a shift from private vehicular to public transport use, and could in turn attract more people to Century City, and the Ratanga Junction reuse.

The precedent on the left, the redesign of Stationsstraat in Belgium, is a prime example of the redevelopment of an avenue which leads from the core of Century City along a wide thoroughfare towards the station. The author envisions this thoroughfare consisting of a range of shops and hospitality venues, catering to users of the conference centre, the Ratanga Junction site, and Century City as a whole.

Figure 3.10 - Photograph showing the redesign of Stationsstraat in SintNiklaas, by Grontmij Belgium [Dirk Vertommen]

Figure 3.11 - Diagram showing plan form of the link to the proposed Atlantic Line Railway Station.

[Generated by Author]

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334 UPGRADING THE CANAL & FERRY SYSTEM As mentioned previously, there is an opportunity to develop the canal system into more than a natural body of water. In terms of circulation, it provides the opportunity to reintroduce and upgrade the ferry system, providing an alternative and more leisurely form of transport around Ratanga Junction and Century City than rail or pedestrian.

Ratanga Junction itself already has largely sufficient facilities, although the author proposes the introduction of two more jettys, both at the currently perceived entrance to the site, and adjacent to the transport interchange near the Atlantic Railway Station.

Figure 3.13 - Diagram of canals with existing & proposed jetty locations.

[Generated by Author]

Figure 3.12 - Photograph of existing ferry maintenance jetty.

[Generated by Author]

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Figure 3.14 - Photograph of existing harbour near ampitheatre.

[Generated by Author]

Figure 3.15 - Photograph of isolated & unsued jettys.

[Generated by Author]

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335 INTRODUCING PARK&RIDE SHEDS (PRIVATE VEHICLES) Due to the high water table, and the attempt to reduce roadways through the scheme, the introduction of centralised parking structures is essential. Referencing the precedent of the Parking Shed from Thesen Island, Knysna, which serves a high density community similar to the one proposed for Ratanga Junction, the two parking sheds marked in the diagram below will be in close proximity to public transport, i.e. bus stops & the new railway station, as well as linking up to the light rail system.

Figure 3.16 - Photographs of the Parking Shed. [http://www.artefacts.co.za/imgcat/thumbnails/ParkingShed.jpg]

Figure 3.17 - Diagram showing the access of the two parking sheds.

[Generated by Author]

Figure 3.18 - Diagram showing the vertical division of the parking sheds.

[Generated by Author]

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Figure 3.19 - Diagram showing the location of parking sheds & the zones they serve.

[Generated by Author]

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336 CONSOLIDATING THE BUS NETWORK While the existing My Citi routes throughout Century City have made circulation easier, the objective of Salvage City it become completely reliant on public or non-mechanised transport.

Incorporating an efficient bus system, i.e. the MyCiti network, into the scheme will encourage this ethos.

Further to this, the development of the Park & Ride parking sheds creates a valuable opportuntity to expand and development MyCiti bus stops in conjunction with these sheds, allowing for residents of the City and the greater public to easily utilise the bus network.

Figure 3.20 - Diagram of existing & new busstops & routes [http://centurycity.co.za/]

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337 PEDESTRIAN ROUTES & THE RIVER EDGE As mentioned above, the ideal scenario along the pedestrian edge is that it relates with the slow-moving light rail and that a hop-on hop-off scenario can exist to some degree.

Further to this, the opportunity to access the canal edge should not be compromised, as well as the ability to create pockets of open space adjacent to the productive landscape allotments.

The precedent images below demonstrate some of the qualities the latter spaces would have, namely the combination of seating areas and appropriate planting pockets.

Figure 3.21 - Diagram showing the relationship between the pedestrian thoroughfare, light railway & canal edge activity zones.

[Generated by Author]

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340 mixed-use neighbourhood 341 live-work-play & the central precinct In an attempt to create a sustainable urban environment, the concept of a live-work-play development is core. Commonly considered to be mixed-use development, Salvage City will outline different realms of live, work and play, often overlapping and appropriately proportioned.

More specifically, the development will use a combination of horizontal and vertical mixed-use to create active pedestrian space, rich and vibrant public squares, and efficient residential and commerical zones.

Tying further into these principles, and furthering early principles of adaptive reuse, the scheme will adapt the central islands and transform the existing infrastructure into a more holistic recreational & commercial precinct. This precinct will features a variety of amenities, including: • hospitality venues, such as restaurants & bars, • areas for the performing arts, • small-scale offices, ideal for start-up businesses such as dentists, attorneys, accountants, etc., • galleries & display spaces, • retail space, especially for locally manufactured goods Figure 3.23 - Diagram showing the idea of a central civic core with an outer pedestrian edge.

[Generated by Author]

Figure 3.22 - Diagram showing the evolution of the mixed-use principle relative to Salvage City.

[Generated by Author]

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342 the urban ecological transect The principle of an urban ecological transect is based on the the diagrams developed by AndrĂŠs Duany & Elizabeth Plater-Zyberk that suggest that there are a number of different grades of space between the natural, or rural, and the artificial, or urban. It seeks to unpack how the interfaces between these zones exist, and to graphicly represent density & activity within these zones.

Figure 3.25 - Diagram showing the Transect as applied to Salvage City.

[Generated by Author]

Salvage City

The relevance of this with regard to Salvage City is in the way the scheme is required to consist of both infrastructural components, namely buildings and street space, and natural spaces, namely the canal and productive landscape. Finding appropriates interfaces between these different spaces is essential to the success of both the ecological conditions on site, and the comfort of its human inhabitants.

Figure 3.26 - A traditional exampled of the Urban Transect diagram; plan & corresponding section.

[Duany Plater-Zyberk & Company]

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343 Productive landscape In creating Salvage City, a mixed-use mixed income development, it would be a missed opportunity to exclude some element of urban agriculture or permaculture. Given the abundance of water and the absence of any semblance of agriculture on the Century City site, the inclusion of small-scale production on the site makes for both a more ecologically-sound and economically-viable neighbourhood.

In order to avoid the monotone spatial characteristics of fields of fruits & vegetables, the site will be divided up into varying sizes of plots, both private, communal and showpiece, growing a range of organic fruits & vegetables, medicinal and aromatic plants, and cut flower specimens.

The precedent on the right, the Philippi Housing project by Jo Noero Architects, while still conceptual, unpacks one of the key concepts within the idea of productive landscape: incremental development and community buy-in. Salvage City will mimic the ideas put forward in this project that if one accepts that

community buy-in is essential in this development, a combination of private allotments (small plots per household), and community-tended allotments that generate profit for the community, is doubtlessly an efficient and viable model.

If this is combined with showpiece allotments along the more public edges, the idea of permaculture, or urban agriculture, gains awareness through the Century City development. These showpiece gardens can combine examples from the residents’ allotments with a series of exotic plants already prevlanet on-site.

Figure 3.27 - Diagram showing the conceptual form & products of the productive landscape terraces.

[Generated the Author]

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Figure 3.28 - Axonometric drawing of the Philippi Housing project.

[Jo Noero Architects]

Figure 3.29 - Plan & section drawings of the Philippi Housing project.

[Jo Noero Architects]

Figure 3.30 - Diagram showing a rough plan form of the productive landscape.

[Generated by Author]

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344 “woonerf” shared semi-private thoroughfare The “woonerf ” shared space exists between the residential components. It is an essential part of the vision for a mixed-use neighbourhood, as it incorporates both the spatial & recreational components, namely the “voorstoep” or porch, space for washing & outside cooking, and playing for children, as well as essential utility-orientated functions, such as emergency vehicle access, cycling routes & refuse collection.

Figure 3.31 - Mifflin Street, in Wisconsin, features a level street with pedestrian priority. [http://envisionmadison.net/wp-content/uploads/2013/06/woonerf-image-3.jpg]

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Figure 3.32 - Street edge in front V house,

by Wiel Arets Architects. [archinect.com]

Figure 3.33 - Typical woonerf, designed for cyclists & pedestrians. [google.nl]

Salvage City

Figure 3.34 - Diagram showing a section and plan slice of the woonerf system [Generated by Author]

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345 home industry Furthering the previously mentioned ideas of a mixed-use development, Salvage City will include the implementation of home industries throughout the residential component of the site.

These industries will include barbershops, tailors, potters, artists, carpenters, bakers, brewers, as well as micro-retailers such as corner cafés, coffee shops, etc.

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The introduction of these industries will have the following benefits on the local community: • economic growth for the residents, • a variety of local services made available to the residents, • a more diverse and interesting neighbourhood, • an increase in the availability of quality home-made produce for Century City.

While not every unit, or block, is required to run a service, the zoning and frontage of each dwelling will allow for a multitude of cottage services.

Figure 3.35 - Diagram showing the introduction of home industry into the Salvage City residential zones.

[Generated by Author]

Salvage City

346 recreation & the “healthy living� premise The idea behind introducing a recreational component is rooted in the objective to create a holistic neighbourhood - the introduction of a healthy living component to a district occupied with a multitude of residential components.

These activities are demonstrated below, specifically outdoor gym activities, rowing, jogging & running, walking, cycling & skateboarding. The objective is to create a circuit along the established pedestrian route with pockets for different activities along this, whereby a secondary layer of activities can exist, which can eventually develop into more formal activities such as tennis and basketball.

Figure 3.36 - Photographs showing the various recreational activities available within Salvage City [pinterest.com]

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350 Ecological landscape 351 water filtration & cleansing This system is designed to utilise the nutrient rich water from the rest of the Century City canal system in fertilising the productive landscape. The lowest terrace further acts as safety net for capturing the remaining nutrients, ensuring the canal receives only clean water.

It utilises two productive landscape beds before reaching a natural reed & wetland plant bed, before re-entering the river.

Figure 3.38 - Photograph of the nutrient rich water at Intaka Island.

[Generated by Author]

Figure 3.39 - Diagram showing the terrace breakdown, emphasising the lowest natural filter bed.

[Generated by Author]

Figure 3.37 - Diagram showing the ideas behind water filtration across the terraces.

[Generated by Author]

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352 Waste management & treatment While the water treatment on site deals with the nutrient-rich water, the use of organic waste across the site is ideally situated within the system outlined below. The produce of the allotments is utilised by the residents & the hospitality precinct, and the waste thereof is incorporated back into the allotments as compost & fertiliser, thereby removing the need for imported or purchased fertiliser.

Figure 3.41 - Diagram showing how a sand filter operates.

[Permaculture: A Designer’s Manual, by Bill Mollison]

It is also worthwhile to note that while it would be ideal to treat effluent on site, the facilities needed in order to make this happen are unfeasible given the cost, and the proximity to adequate treatment facilities nearby.

The diagram on the left demonstrates how a sand filter acts as a basic cleanser for microbiological pollution: flow is upwards from base to surface.

Surface sands can be washed ever 12 to 18 months as necessary.

Figure 3.40 - Diagram showing the flow of waste around Salvage City.

[Generated by Author]

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360 Architectural quality

Figure 3.42 - Photograph of the Salk Institute, by Louis Kahn. [http://farm1.static.flickr.com/99/280956733_7e895bfa96_o.jpg]

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Figure 3.43 - Brownstone Building in New York City. [dyingofcute.tumblr.com]

Figure 3.44 - Houses in the West Village, Manhattan.

[Carmen Morenco]

Figure 3.45 - Photograph of Allleft Garage & Townhouse.

[Alberto Reyes]

Salvage City

Figure 3.46 - M House by D.I.G Architects. [archdaily.com]

Salvage City

Figure 3.47 - 120 Social Housing in Parla, Arquitecnica. [archdaily.com]

Figure 3.48 - Vertical House, by Aude Borromee & Weygand Badani Architectes. [designboom.com]

Figure 3.49 - Courtyard of a New Jersey residence. [freshome.com]

Section B: The District

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400 Design DEVELOPMENT

The first move in the scheme is to extend the canal to allow for more water-based activity, as well as to set up the notional idea of a perimeter that protects against the harsh wind & noise conditions.

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Following from the brush strokes, the establishment of extra light rail stations and routes from these stations is essential to start demarcating the residential space. Parking lots are also introduced in this stage.

Salvage City

The third stage deals with the establishment of the primary infrastructure, namely the residential buildings, and the establishment of the “woon-erven� within.

Salvage City

The development of the productive landscapes follows from this, with clear demarcations - these will later be subdivided into different types of production.

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049

The further relationship between the neighbourhood components is consolidated, as well as the introduction of the second island civic precinct & market space.

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The relationship between the railway, ferry and pedestrian circulation is resolved.

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500 final district masterplan

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Section B: The District

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SECTION C: APPENDICES

100 REFERENCE LIST 110 Bibliography • • • • • • • • • • • • • • • • • • • • • • • • • • 054

Ratanga Junction Theme Park Plan Approved Bridgeways Precinct Plan Century City General Development Framework Intaka Operational Emp Final 2009 Intaka Island And Water Plants Adapted For Life In The Western Cape Zonation Of Vegetation In The Seasonal Pans Nutrient Recycling In The Seasonal Pans Intaka Island Plant List Breeding At Constructed Heronries Constructed Heronry At Intaka Bird List Intaka Icologie - Making Sustainability Intaka Island - The Natural Heart Of The City Intaka Island - Cape Town Tourism Aerial View 1 Theme Park Precinct Aerial View 2 Theme Park Precinct Aerial View 3 Theme Park Precinct Aerial Photograph Of Century City Century City Urban Design Framework New Lease On Life For Ratanga Junction Ratanga Junction To Make Way For Property Census 2011 - Sub Place “Century City” Century City, Cape Town, Wikipedia Sa’s Best Suburbs Century City Property Owners / Rules + Regs Section C: Appendices

• • • • • • • • • • • • • • • • • • • • • • • • • • • •

New City, Green City, Century City - Presentation Bridgeways Urban Square Draft Lmp Architects Impression Bus Ground Floor Plan Plan Visual Ratanga Junction Logo Graphics For Urban Design By Meeda Et Al Cape Town Green Map 3rd Edition Your Guide To Myciti 2014 Allegheny Riverfront Park - Michael Van Valkenburgh A Walk Around Queen Elizabet Olympic Park Landscape Urbanism An Annotated Bibliography The Uptown Normal Circle - Schmidt Landscape Urbanism - Assargard Landscape Urbanism - A Manual For The Machinic L. Healthy By Design - The Heart Foundation Landscape Windbreaks And Efficiency Landscape Windbreaks - Landscaping Network Can Landscape Architects Aid Wind Development New Urbanism Landscape + Urbanism Landscape Urbanismgw Quare 80 - Studio39 L.Arch Adapt, Transform, Reuse - Spur Adaprt Reuse Reclaim - 10 Landscape Design Projects Urban Field Notes - This Is Where I Walk - Spur Focus On The First 20 Feet - Spur Designing At Ground Level - Spur Eco-Urban Deisng - Flannery & Smith Salvage City

• • • • • • • •

Water Sensitive Urban Design - Melbourne Water Biophilic Cities - Beatly Urban Design - Method & Techniques - Moughtin The Landscape Urbanism Reader - Waldheim Urban Design Street & Square - Moughtin Advances In Urban Evology - Marina Alberti Urban Design - A Typology Of Procedures - Lang The Dynamic Landscape - Dunnet & Hitchmough

•

• • •

in-montreal/ http://inhabitat.com/10-landscape-design-projects-that-turn-damaged-andneglected-spaces-into-healthy-beautiful-environments/olympus-digitalcamera-194/ http://inhabitat.com/top-6-green-parks-for-a-summer-escape/top-6-green-parkcheonggyecheon/?extend=1 http://inhabitat.com/scadpad-north-america-lets-tiny-house-lovers-live-large-in-aparking-spot/ http://worldlandscapearchitect.com/oct-bay-shenzhen-china-swa-group/#.

VA_2cLG69mY

120 References • http://intaka.co.za/doc/Environmental%20Plan.pdf • Marks, R. & Bezzoli, M., 2001. Palaces of Desire: Century City, Cape Town and the Ambiguities of Development • Muller, J. SA’s best suburbs. Finweek, 15 January 2009 • www.capetown.gov.za/en/EnvironmentalResourceManagement • http://intaka.co.za/ • http://www.iol.co.za/news/south-africa/cape-flats-aquifer-in-pollution-threat • http://beta2.statssa.gov.za • http://inhabitat.com/oslos-grunerlokka-studenthus-is-a-student-housing-complexlocated-in-a-former-grain-elevator/ • http://inhabitat.com/elephant-room-gets-an-award-winning-eco-upgrade-atwellington-zoo-in-new-zealand/ • http://inhabitat.com/renovated-paris-rail-station-will-house-1000-start-ups/ • http://inhabitat.com/the-jane-historic-military-chapel-transformed-into-edgyrestaurant-in-antwerp/ • http://inhabitat.com/old-sugar-refinery-transformed-into-a-sweet-climbing-gym-

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