6.4. An Evaluation of Edendale Town Centre in the ENC
6.4.1 Chapter Two: The New Urbanism and Smart Growth Principles
Organisation representative stressed that the lack of road linkages in the road network impact negatively on the communities’ access to various services and facilities and more especially to the planned development envisaged for the Edendale corridor. Other factors identified included the lack of community capacity building through participation so they can become proactive in their involvement of all future opportunities presented through development of the corridor. There was a consensus among all informants that it would take a long period of time between 10-30 years to a lifetime for the corridor to realise its full potential and achieve the desired outcomes. This point coincides with the reality of the precedent case studies where it was emphasized that a long term planning vision must be linked to budgets.
between the various parts of the city. These connections will act as a catalyst in creating vibrant, lively neighbourhoods that will attract residents, visitors and businesses along the corridor, which is also linked to pedestrian networks.
6.4.1.3 Walkability
Msunduzi has a Non-Motorized Transport (NMT) Masterplan in place, which promotes walking and cycling. The movement framework plan for the proposed New Town Centre has been designed to ensure that pedestrians are given high priority along the corridor since the majority of users are pedestrians. This includes appropriate infrastructure such boulevards with tree lined roadways;
pedestrian and cycle paths; traffic calming pavements, sidewalks; pedestrian crossings; bus shelters and walkways in support of BRT and NMT viability. Furthermore, the core of the urban centre is at a 400m radius, a 5-min walk whilst the Core Frame is at 800m radius, a 10 min walk as illustrated in Figure 47.
Figure 47: The Core and Frame of New Town Centre
Source: Msunduzi, 2014
6.4.1.4 Mixed Land Uses
Msunduzi’s IDP and SDF is based on the principles of compaction, integration, densification, restructuring with the aim to create greater density within vibrant, efficient urban areas. Hence, the New Town Centre Node promotes a diverse mix of land uses that includes commercial, retail; light
industrial on the ground floor and residential on upper floors. The Land Use Framework in Figure 44 (Chapter Five) indicates the mix of proposed land use for the new node. This greater mix is within walking distance and residents can access a wider range of series within walking distances at a 5-10- minute radius.
Map 22: Land Uses and Key Landmarks
Source: Msunduzi, 2014
6.4.1.5 Increased Density
The housing layout plans includes 3- 4-storey walk-up buildings designed around courtyards as depicted in Figure 46, which are predominantly residential and will ensure increase in thresholds in foot traffic.
The proposed ratio of residential to retail is 80%:20%. The municipality has also acquired land for social housing in close proximity to the New Town Centre that will promote high-density residential development, which will increase patronage for the BRT, and thresholds for additional land uses along the corridor hence creating a more compact sustainable urban form. The success of the New Town
Centre will therefore be facilitated by multi-storey high-density developments that will surround the area, which will ensure social and economic vibrancy, and the permeable network will offer ease of movement and choice.
6.4.1.6 Quality Architecture and Urban Design
A critical component of the New Town Centre project is the integration of sustainability, which includes architecture, landscape, infrastructure design, and social environment that promotes beautification, aesthetics, attractiveness and sense of place that reflects the culture, distinctiveness and heritage of the community. It is a vision of “African Urbanism” that facilitates the true identity of the users’ context.
Some of the key aspects of architecture includes the orientation of buildings, solar control, rainwater collection for irrigation, and reuse of grey water, solar energy utilization and the use of alternative green technologies. These mechanisms especially address the challenges of access to water and sanitation within the area Landscaping issues include use of indigenous landscape material, creation of good quality public environment through street lighting, signage, appropriate tree planting, seating area;
creation of an environment that encourages pedestrian movement and provides safe sidewalks and public open spaces. This also includes building guidelines in terms of coverage, setbacks and floor area ratios that are proposed.
6.4.1.7 Quality of Life
According to Iyer (2014) future projections indicate that the New Town Centre will accommodate over 600 000 people by 2050 and has the potential to offer unprecedented job opportunities and access to surrounding educational, health and recreational facilities for the community. The implementation of the various development projects as discussed under the phasing and implementation of projects in Section 5.2.4.2 will further enhance the quality of life through the rehabilitation of open spaces, upgrading of roads, efficient public transportation, infrastructure, establishment of NMTs and access to a wide array of various services. Phase 1 includes the development of the market and SMME’s incubator, which reflects the importance of the informal sector in the area. The government buildings in respect of the existing police station reinforces the symbol of the role of the public sector in terms of safety and security, the urban square which emphasizes the notion of social gathering were people can interact together with the landscaped streets will become a place of celebrated spaces with quality streets.
6.1.4.8 Community Participation and Collaboration
The Neighbourhood Development Partnership Grant (NDPG) focuses on public investment funding with the aim of leveraging community and private investment to unlock and stimulate economic and social development in poor, disadvantaged townships located on the periphery. As such, the plan for the New Town Centre has been designed to attract private investors and community involvement as all projects have been aligned to specific stakeholders. The Msunduzi Municipality is currently in the process of appointing a Communications Specialist who will facilitate the process of ensuring all citizens, affected public agencies, representatives and interested parties are kept informed, are able to share responsibility, take ownership and get involved in the development of the Edendale New Town Centre.
The target audience includes Ward Councillors, Ward Committees, and the public and affected communities.
6.4.2 Chapter Three -Corridor Development
As indicated in the previous discussions modernist principles and apartheid planning have profoundly influenced the economic, social and physical landscape of Msunduzi hence, the need for transformation.
Planning responses and interventions have recognized the corridor development strategy as a key spatial restructuring element to guide and manage the future growth and development of the city in order to overcome the spatial, social and economic inequalities that have been produced through the legacy of Apartheid. It is planning and development initiatives are informed by the corridor development concept over its entire area of jurisdiction. All future settlements, social and economic development opportunities are encouraged to be directed and channelled into development corridors and nodes that are adjacent to or that link to the main growth centre. Transportation networks leading into and out of the Central Business District promote a mix of land uses fronting onto major road arterials in order to better connect communities to services, jobs, recreational activities and opportunities. The road network system through the introduction of new road linkages will create a network of well-connected urban centres. This will also open up previously disadvantaged isolated areas to new opportunities that will integrate the city as a whole thus supporting change in the nature of Msunduzi’s urban form. A series of nodes have been identified at significant intersections along transportation corridors, which will serve to support and reinforce the corridor. More importantly, the establishment of a new polycentric city with a multi-nuclei structure will create an integrated compact city system where roads/public transport and land uses are mutually reinforcing. This will facilitate access to social, economic and recreational facilities to the poor living in the townships. As outlined in
various strategic plans and policies the principles of sustainability, integration, urban densification and quality environment is central to restructuring the city into a sustainable compact urban form.
The Msunduzi SDF promotes development nodes as areas with potential for economic development and the provision of a range of services. As indicated in the case study, the Edendale-Northdale Corridor provides the linkage of the previously disadvantaged township in the south-west with the north-east quadrant of the city. Furthermore, significant nodes have been identified along the length of the corridor. The Edendale Hospital Node, which is the subject under investigation, is currently being planned and developed into a New Town Centre within the Edendale Township. It is envisioned that the major investments being made into the New Town Centre will result in a high density-mixed use, high quality environment supported by an efficient public transportation system that will provide the thresholds in support of social, economic and recreational activities. As outlined in the Chapter Three, for corridors to function optimally some of the critical elements required are public transport, major transportation routes, and human interaction, linkages between nodes, available services, and public investments, which are characteristic of the proposed New Town Centre. Section 5.2.4.1 clearly outlines that after having followed a vigorous criteria based evaluation, the Edendale Hospital Node was earmarked for the development of a New Town Centre as part of the NDP-Urban Network Strategy. The decision was based on an urban network model that is transit oriented for improving the spatial structure of the city in the quest to advance transformation and reconstruction.