//KHARA HAIS
SPATIAL DEVELOPMENT FRAMEWORK
Towards promoting sustainable development throughout //Khara Hais Municipality for the benefit of all stakeholders and the environment
Volume 2: Spatial Planning & Development Directives
Revised April 2012
Project No: X3676
Sub-directorate Town Planning & Building Control Private Bag X6003
UPINGTON 8800
LAND USE PLANS
PACKAGE OF PLANS
The Land Use Plans represents a package of plans which must be read in the following sequence:
1. VACANT LAND ANALYSIS
• Plan 1(Plans 1.1 – 1.10): Vacant Land Analysisfor Upington and Louisvaleweg 2. ENVIRONMENTAL CONSTRAINTS AND DEVELOPMENT SUITABILITY PLAN
• Plan 2(Plans 2.1 – 2.12): Environmental Constraints and Development Suitability Planfor Upington and Louisvaleweg 3. LAND USE CLASSIFICATION: SPATIAL PLANNING CATEGORIES
• Plan 3: Land Use: Spatial Planning Categories for //Khara Hais Municipality
• Plan 4(Plans 4.1 – 4.13): Land Use: Spatial Planning Categories for Upington and Louisvaleweg
• Plan 5 (Plans 5.1 – 5.8): Land Use: Spatial Planning Categories for Rural Settlements 4. SPATIAL STRUCTURING ELEMENTS
• Plan 6: Spatial Structuring Elements: Urban Edgefor Upington and Louisvaleweg
• Plans 7: Spatial Structuring Elements for Upington and Louisvaleweg –
• Plans 7.1 – 7.15: Spatial Structuring Elements: Neigbhourhood Nodesfor Upington and Louisvaleweg
• Plans 7.16 – 7.17: Spatial Structuring Elements: Speciality Nodesfor Upington and Louisvaleweg
• Plans 7.18 – 7.21: Spatial Structuring Elements: General Business Corridorsfor Upington and Louisvaleweg
• Plans 7.22 – 7.24: Spatial Structuring Elements: Hospitality Corridorsfor Upington and Louisvaleweg
• Plans 7.25 – 7.29: Spatial Structuring Elements: Activity Streetsfor Upington and Louisvaleweg
• Plan 8: Municipal Open Space System (MOSS)
• Plan 9: Envisaged Bulk Services Demandfor Development Projects South of Gariep River
• Plan 10: Siyanda Environmental Management Framework(EMF)
– Precinct – Node
– Activity Corridor – Activity Street
NOTE:
Please note that the Vacant Land Analysis (Plans 1.1 – 1.10), the Environmental Constraints and Development Suitability Plans (Plans 2.1 – 2.12) and the Land Use Plans (Plans 4.1 – 4.13) must be read together. For example, Plan 1.1 spatially represents the Vacant Land for a particular section within Upington. Plan 2.1 will indicate the Environmental Constraints and Development Suitability of the Vacant Land for the same section within Upington (as indicated on Plan 1.1), while Plan 4.1 will designate the proposed Land Useof all properties for the particular section within Upington (including the Vacant Land).
The SDF builds on the premise that public land within //Khara Hais is a primary resource with huge latent value and that this value should be unlocked in a sustainable manner to the extent possible.
It is therefore paramount to update the existing Vacant Land Analysis (VLA) of the Municipality. The updated VLA is an inventory of all vacant public and parastatal land that can be utilised as a primary resource. It is important to note that the VLA is not an inventory of all properties owned by the Municipality, Provincial or National Government or parastatals. All public and parastatal land as listed in existing VLA were therefore revisited and properties that has been developed since was excluded.
The Vacant Land Analysis categorised all public land into three categories:
• Vacant: Properties which have not been subjected to any form of infrastructural development.
• Partially Developed: Properties which have been partially subjected to either informal or formal development or infrastructural development and investments below ground (e.g. service infrastructure).
• In-Process: Properties which are in the process of being developed and/or in terms of which a rezoning application has been submitted and/or approved.
NOTE:
The VLA must be read together with Plan 2 (Environmental Constraints and Development Suitability Plan) and Plan 4 (Land Use: Spatial Planning Categories).
1. VACANT LAND ANALYSIS
The key objective of the //Khara Hais Municipality is to promote sustainable development, which implies that all developments have to comply with environmental, social and economic criteria and requirements. An Environmental Constraints and Development Suitability Plan based on site-specific information, policy and land use directives were prepared for all land spatially represented in the Vacant Land Analysis and certain additional strategic sites.
It is important to note that the Environmental Constraints and Development Suitability Plan is a broad-brush category designation, the purpose of which is to provide a general indication of the suitability of land for development and the desirability of development being undertaken on such land. It does not replace the mandatory environmental processes prescribed by legislation.
Three broad categories were designated providing guidance pertaining to the suitability of the various sites for development and the desirability of development being undertaken on such sites, namely:
2. ENVIRONMENTAL CONSTRAINTS AND DEVELOPMENT SUITABILITY PLANS
NOTE:
The Environmental Constraints and Development Suitability Plans must be read together with Plan 1 (Vacant Land Analysis) and Plan 4 (Land Use: Spatial Planning Categories).
• No Development Zone: This zone constitutes areas where development should not be allowed due to general environmental and infrastructural constraints and the fact that these sites currently have high intrinsicand systemic value.
• Conditional Development Zone: This category comprises areas where development can be considered under specific conditions aimed at mitigating the potential detrimental effects and/or where development could be hampered by infrastructural constraints.
• Development Zone: This category refers to areas suitable for development and where appropriate development should be allowed.
The land use classification of the entire //Khara Hais Municipality was undertaken in terms of a set of Spatial Planning Categories (SPCs) prepared for this purpose.
The SPCs are a mechanism to indicate the appropriate land use on any particular land unit. SPCs help to clarify and facilitate coherent decision-making that can lead to better zonation, laws and regulations. The SPCs, furthermore, provide a framework in terms of which land-use decisions can be standardised throughout //Khara hais.
The existing Zoning Scheme Regulations and the proposed SPCs have been aligned to a large extent. It should, however, be noted that the SPCs are not a blueprint for land-use classification. SPCs are not a zoning scheme and their designation does not change existing zoning or land-use regulations or legislation.
3. LAND USE CLASSIFICATION: SPATIAL PLANNING CATEGORIES
NOTE:
The Land Use Plans for Upington and Louisvaleweg (Plan 4) must be read together with Plan 1 (Vacant Land Analysis) and Plan 2 (Environmental Constraints and Development Suitability Plan).
INVENTORY - LAND USE CLASSIFICATION PLANS
• Plan 3: Land Use Plan for //Khara Hais Municipality
• Plan 4(Plans 4.1 – 4.13): Land Use Plans for Upingtonand Louisvaleweg
• Plan 5.1: Land Use Plan for Lambrechtsdrift
• Plan 5.2: Land Use Plan for Karos
• Plan 5.3: Land Use Plan for Leerkrans
• Plan 5.4: Land Use Plan for Straussburg
• Plan 5.5: Land Use Plan for Leseding
• Plan 5.6: Land Use Plan for Louisvale
• Plan 5.7: Land Use Plan for Raaswater
• Plan 5.8: Land Use Plan for Klippunt, Kalkslootand Ses Brûe
4. SPATIAL STRUCTURING ELEMENTS
Together with the land use classification approach (refer to the Land Use Plans), six Spatial Structuring Elementsare proposed to guide urban renewal and future development in //Khara Hais and in Upington, in particular, namely: The Structuring Elements are practical tools to be used by all stakeholders to help shape Upington into a settlement that is sustainable and where a high quality for its inhabitants is ensured.
The Structuring Elements are practical tools to be used by all stakeholders to help shape Upington into a settlement that is sustainable and where a high quality for its inhabitants is ensured.
4.1 Urban Edge: The Urban Edge is the demarcated outer boundary of Upington and the various surrounding rural settlements and marks the transition between urban and rural uses.
• Plan 6: Urban Edge for Upingtonand Louisvaleweg
4.2 Precinct: A Precinct is a special use area, which are dominated by a primary activity together with an appropriate mix of land uses closely associated with the primary activity. The development of a Precinct could influence the settlement patterns and growth of Upington and //Khara Hais municipality as a whole.
• Plan 7: Precincts for Upington
4.3 Node: These are strategic localities within which the primary economic activities of Upington are centered and within which the much-needed integration of the local
communities is to be achieved. These Nodesare characterized by higher development densities and mixed-use activities. Based on the significance of the particular Local Nodesin terms of scale, location, diversity and agglomeration of activities and services, differentiation is made between three types of Local Nodes, namely:
– Neighbourhood Nodes
• Plan 7.1: Neighbourhood Node 1 - Bi-Lo
• Plan 7.2: Neighbourhood Node 2 - SAPS
• Plan 7.3: Neighbourhood Node 3 - Lemoendraai
• Plan 7.4: Neighbourhood Node 4 - Keidebees
• Plan 7.5: Neighbourhood Node 5 - Progress
• Plan 7.6: Neighbourhood Node 6 - Oranje
• Plan 7.7: Neighbourhood Node 7 - Rosebuds
• Plan 7.8: Neighbourhood Node 8 - AJ Ferreira
• Plan 7.9: Neighbourhood Node 9 - Leeukop
• Plan 7.10: Neighbourhood Node 10 -Mountain View
• Plan 7.11: Neighbourhood Node 11 -Vaalkroek
• Plan 7.12: Neighbourhood Node 12 -Industria
• Plan 7.13: Neighbourhood Node 13 -Pabalello
• Plan 7.14: Neighbourhood Node 14 -Nuwerus
• Plan 7.15: Neighbourhood Node 15 -Louisvaleweg
• Plan 7: Lower Order Neighbourhood Nodes – Lower Order Neighbourhood Nodes
4.4 Activity Corridor: An Activity Corridoris a linear zone of medium to high density, mixed use development abutting a primary transport route. Two types of Activity Corridors, that reflect their primary use, are promoted in Upington, namely:
– General Business Corridors
• Plan 7.16: Speciality Node 1 - Oosterville
• Plan 7.17: Speciality Node 2 - Die Rand
– Hospitality Corridors
• Plan 7.18: Le Roux & Swartmodder StreetsGeneral Business Corridor
• Plan 7.19: King StreetGeneral Business Corridor
• Plan 7.20: Keimoes & Oranje StreetsGeneral Business Corridor
• Plan 7.21: N10General Business Corridor
• Plan 7.22: Schröder Street & MiddelposHospitality Corridor
• Plan 7.23: Gariep RiverHospitality Corridor
• Plan 7.24: LemoenStreet Hospitality Corridor
4.5 Activity Street: An Activity Street is a local road that displays the same characteristics and principles of linearity and mixed use development than an activity corridor, but with a lower level of intensity of use and market threshold. It attracts enough passing trade to provide viable opportunities for local business and community facilities.
4.6 Municipal Open Space System:
The Municipal Open Space System (MOSS) is network of contiguous natural corridors and urban green areas throughout the town of Upington and the various smaller settlements.
– Speciality Nodes
• Plan 7.25: BorcherdActivity Street
• Plan 7.26: KingActivity Street
• Plan 7.27: OranjeActivity Street
• Plan 7.28: LeeukopActivity Street
• Plan 7.29: KosmosActivity Street
• Plan 8: Municipal Open Space System (MOSS)
