Better Buildings Programme

6.14 Well Managed Places

6.14.4 Better Buildings Programme

Apart from the above, the ITRUMP is also involved in a Better Building Programme, which aims to address

‘problem’ decaying blocks in the city and to restore them to more liveable and aesthetic contributions to the city vision (Erwin, 2011). Moolla (2016) highlighted the importance of this programme firstly as a means of ensuring that the city is re-generable. Secondly, as a way of improving safety in the city, highlighting that a lot of bad buildings within the city are havens for illegal activity. Thirdly, the Better Buildings Programme is also a means of securing and also growing the city’s rates base, largely hinged on the hope that as the condition of the inner-city improves, it will become more attractive to business that have moved to the outskirts of the city over the past years.

Moolla (2016) highlighted that often the buildings that have been targeted in the implementation of this programme, are often in a bad condition as a result of decay, and have been hijacked and or illegally converted to serve residential purposes. However, he also pointed out that the process of reclaiming these buildings is a very complex and taxing process that begins with a joint profiling and inspection of the building to determine its current function and establish the legality of those occupying the building or their activities. This then leads to the owner of the building being identified, located and served with a notice requiring action in response to the finding of the assessment. Lastly, should the owner fail to respond or address the notice, the case is then escalated to the High Court where a decision regarding the future of the building is made (Moolla, 2016).

Table 13: SWOT/Matrix for Albert Park

NUMBER PILLAR STRENGTH WEAKNESS OPPORTUNITY THREAT

1 Connected and Permeable Places

▪ Clear formal road hierarchy;

▪ Existing public transport system provides easy access to entire CBD;

▪ Entire neighbourhood is walkable;

▪ All bus stops accessible within 600m; and,

▪ Easy access to rail station at Warwick and transport hub provides regional connectivity.

▪ No designated NMT infrastructure;

▪ Poor connectivity to recreational activity at Wilsons Wharf;

▪ Low home internet connectivity; and,

▪ Limited pedestrian safety measures applied to area.

▪ High levels of cellular phone ownership;

and,

▪ Large road reserves present opportunity for applying complete street principles.

▪ Poor lighting along most streets poses a safety concern.

2 Productive Places

▪ Most people in the neighbourhood are employed;

▪ Clear presence of both formal and informal sectors; and,

▪ Multiple local business,

▪ Majority of

community have no income or earn less than R3 200/month.

▪ Support informal sector and entrepreneurship;

▪ Access to commercial activity of greater CBD; and,

▪ Surplus space for added business activity/ offices.

▪ A growth of illegal businesses;

▪ High concentration people with no formal education limits ability to earn; and,

▪ No Urban agricultural initiatives as a food generation measure.

NUMBER PILLAR STRENGTH WEAKNESS OPPORTUNITY THREAT

3 Spatially Efficient Places

▪ Sustainable

residential densities in line with city

densification strategy;

and

▪ Wide variety of land- use activities bring character to the neighbourhood,.

▪ Illegal and

inappropriate land- uses in some areas,;

and ,

▪ Numerous under- utilised spaces,.

▪ Opportunity for increased densities,;

and,

▪ Redevelopment of underutilised properties/ spaces.

▪ Many neglected buildings and spaces poses high security threat and are unsightly.

4 Completed and Inclusive Places

▪ Diverse population in terms of race and nationality.

▪ Low sense of belonging among residents;

▪ Majority of residents unhappy with the state of the neighbourhood but have nowhere else to go;

▪ Limited housing options; and,

▪ Limited community facilities.

▪ Predominantly middle aged population has greater earning potential; and,

▪ -Opportunity for the development smart libraries.

▪ Increasing criminal activity casts a bad shadow on the neighbourhood; and,

▪ Uncontrolled

regeneration activities can potentially lead to displacement of lower income people.

5 Ecologically Resilient Places

▪ Main park is easily accessible to the entire neighbourhood community.

▪ Poor maintenance and improvement of the park limits its use;

▪ Insufficient landscaping of the public realm,; and,

▪ No sustainable/

renewable energy interventions

▪ Multiple opportunities for the development green-roof gardens and agricultural community gardens.

▪ No green building regulations being implemented.

NUMBER PILLAR STRENGTH WEAKNESS OPPORTUNITY THREAT implemented,

6 Legible and Attractive Places

▪ Multiple paths making neighbourhood permeable; and,

▪ Diverse districts with the neighbourhood area.

▪ -Uncelebrated landmarks and nodes;

▪ Scale of main roads fragments

settlement;

▪ Little attention given to the public realm and associated detail;

▪ Scale of buildings imposes on the public realm; and,

▪ - Dirt and litter in most areas within the neighbourhood,

▪ Multiple spaces that can be converted in public square/

meeting points; and ,

▪ Opportunity to create gateway features at key entry point into the neighbourhood.

▪ Crime reputation repels people from the neighbourhood;

and,

▪ Decreasing property values show low demand for the area.

7 Technologically Advanced Places

▪ Bulk water, electricity, sewer and storm- water infrastructure is in place.

▪ Maintenance issues can be logged telephonically; and,

▪ No incorporation of technology into the provision of bulk services.

8 Well Managed Places

▪ Reasonably good urban management system in place on the Municipal side.

▪ High community involvement in the management of the neighbourhood.

Source: Author (2016)