Taryn Eliott: 30 October 2007 Oct 2007/Day 2 - 3… · development; – promote the availability of...

TTTTTTRRRIII Training for Township Renewal Initiative

Taryn Eliott: 30 October 2007

2007_10_02 TTRI Key Note Address Stories v2.ppt

Day 2 Settlement Making and Township Development


Development Facilitation Act• some general principles:

– promote the integration of the social, economic, institutional and physical aspects of land development;

– promote the availability of residential and employment opportunities in close proximity to or integrated with each other;

– optimise the use of existing resources including such resources relating to agriculture, land, minerals, bulk infrastructure, roads, transportation and social facilities;

– promote a diverse combination of land uses, also at the level of individual erven or subdivisions of land;

– discourage the phenomenon of “urban sprawl” in urban areas and contribute to the development of more compact towns and cities;

– contribute to the correction of the historically distorted spatial patterns of settlement in the Republic and to the optimum use of existing infrastructure in excess of current needs; and

– encourage environmentally sustainable land development practices and processes.– promote the establishment of viable communities;– promote sustained protection of the environment;– meet the basic needs of all citizens in an affordable way; and


National Spatial Development PerspectiveThe NSDP establishes normative principles to guide all

government infrastructure investment and development spending in order to meet the national objectives of economic growth, employment creation, sustainable service delivery, poverty alleviation and correction of historical.

The normative principles are: • Economic growth is a prerequisite for the achievement of

other policy objectives• Government spending on fixed investment should be

focused on places of economic growth and potential. • Focus on people, not places in order to address past and

current social inequalities. • Future settlement and economic development opportunities

should be channelled into activity corridors and nodesadjoining or linked to main growth centres.


Breaking New Ground

A new discourse:• Shift to demand > supply driven delivery• Discourage ‘one-house-one-plot’ approach• Focus on options: mixed densities, walk-ups,

upgrades, rental etc • Promote functional & racial integration• Insist on mobility, access, activities > simply

provision of roads, facilities• Promote ‘sustainable human’ settlements (safe,

green, lively etc)


BNG Vision

• “ to promote the achievement of a non-racial, integrated society through the development of sustainable human settlements and quality housing.”


Instruments: Tenure Forms in Respect of Broad Programmatic Thrusts

Incremental housing Social/rental housing

FreeholdAlternative tenure communal

Social housing

Public rental (existing)

Hostel upgrades

Housing market-based progs (new)

RDP housing progs

Rural housing progs.

In situ upgrade / informal settlements

Emergency housing (new)

On/off farm (new)

Individual

Indigenous technology grant (new)

Project linked (existing)

PHP

Individual subsidy

Housing Assoc. / Co-ops (new)

Existing revisited

Non-Free Hold, e.g.leasehold share blocks


The Starting Point

• “Integrated” Human Settlements

• Social/economic integration - inclusive, provide for a mix of income and social groups (influenced by legislation, policy, market dynamics, allocation processes,…and spatial qualities)

• Spatial integration – physical settlement components reinforcing each other and contributing to the functioning of the whole

• Focus of input – physical settlement performance qualities that would promote integration


• Integrated Human Settlement is settlement that works well for the Poor

• Quality of place – public environment focus of activity

4km/hr

1000m = 15min

• Convenience and Equity in Access - person on foot ‘lowest common denominator,’ when this is difficult, need access to public transport…proximity of opportunities

• Opportunity generation creating opportunities for small scale economic activity

City of CT 1999

Satour

Performance Qualities of Integrated Human Settlements


Issues and Challenges: Fragmentation



• To reflect on levels of integration in human settlements need to understand scale

• Use of spatial scale to reflect on issues around fragmentation and application of strategies for integration

• Settlement • Neighbourhood• Unit or household level

Scale and Level of Fragmentation


Settlement FragmentationTypical characteristics:

1. Low density urban/rural sprawl

2. Fragmentation

3. Separation of land uses and income groups

CBD:

Mix of land uses, the focus of transport routes

Decline: moving to suburban nodes

Inner Suburbs:

Well located, upper income

Threat: redevelopment for offices

Suburban nodes:

Shopping and entertainment focused, low intensity development, private car oriented

Threat: hostile pedestrian environment, gridlock

Edge Suburbs:

Medium density, middle income, townshoues, groups housing, high income estates, private transport

Threats: Monofunctional higher density residential

Industrial and Office Parks:

Decentralised and accessible

Threat: dependant on private transport

Low-income townships and informal settlements

Dormitory towns, separated by buffer strips, railways lines, or industrial areas

Threats: overcrowding, insufficient services


• Local area and neighbourhood scale

“(subsidy housing) developments with their emphasis on the housing unit, inhibit access for and further isolate the mainly pedestrian or public-transport dependent residents from normal urban services, facilities and amenities and opportunities…

… To become sustainable and sustaining settlements requires planning interventions that will facilitate and support local entrepreneurial activities and a shift from the existing mono-functional dormitory nature of many of the residential areas.”.

“Western Cape Strategy for the Development of Sustainable Human Settlements”, 2006

Neighbourhood Fragmentation


• Strict road hierarchies and inwardly oriented neighbourhoods

• Approach focuses on automobile• Limited economic opportunities, few places of

accessibility dominated by ‘larger user’

Fragmentation - Movement


• Movement systems do not cater for pedestrians

Berhens, 2001 Berhens, 2001



• Mobility focus ‘lacerates’ areas

Berhens, 2001


Berhens, 2001


• Internalised facilities • Over provision of space according to standards• Under-provision of Facilities• Isolated Single Facilities• Fragmented Management• Maintenance and development costs

Figure: Fenced off Isolated Facilities

“S.L.A.P.”

Fragmentation – Public Facilities

University of Pretoria Archives

SLAP

Maintenance and development cost


• Lack of integration/relationship between built and natural elements• Focus on the house not the public environment• Lack of relationship between public buildings and public environment• “uncomfortable” public environment – no trees, seating, lighting

Figure: Poorly defined open spaceFigure: informal settlement along river banks

Fragmentation – Public Space

University of Pretoria Archives


Unit Fragmentation

• Cumulative impact• Lack of sense of place (sameness)• Isolated: One-plot one-house• One solution for all - Needs met?


The Building Blocks: Unpacked


TTTTTTRRRIII Training for Township Renewal Initiative Components of IHS

• Access/Movement Network• Social/Public facilities • Public spaces• House/Unit


Movement


Public Facilities


Public Buildings and Spaces


Housing


Movement Hierarchy• Competing activities:

movement, access, urban activities

• Tool to match compatible land use with compatible access/movement requirements

• High order: heavy traffic flow, high design speeds, infrequent access spaces, no direct access

• Minor roads: light traffic flow, low design speeds, frequent access points, access to building frontage

• Role may vary along the route or at specific points


Movement

• Typologies: neighbourhood model vs. grid model• Street as multi-functional public space• High order streets and appropriate land uses/ densities

Source: housing typologies

Source: housing typologies


Kit of Parts Social Facility • Local/Neighbourhood community facilities (primary):

– a crèche – clinic, – local multifunctional open spaces, – public transport infrastructure and – local public space

• District (secondary)– schools, – a crèche, – day hospital, – hall/multipurpose centre including library, – public space, – sports field, – public transport interchange and – higher density public housing and – could include market infrastructure.

• Regional (Tertiary)– a public transport interchange, – regional hospital, – tertiary training facilities as well as schools, – hall/multipurpose centre including library,


Public Spaces• Hard open space

– Squares, – markets, – public transport interchanges, – streets

• Soft open space– Parks

• Urban design elements that can be used in conjunction with public space to define/enclose the space:

– Collonades– Surfacing and Paving– Strategic and high quality planting– Low walls and seating

When public spaces are good, they improve the enjoyment of activities (quality of life) and give confidence

(economic/investment) and a sense of permanence to a place.


House – form/typologies• Incremental housing• Single dwelling• Second dwelling• Semi-detached• Tenement housing • Row house• 3 or 4 storey walk-up• Multi-storey


How to arrange the elements to create a sustainable human settlement



• Reflect on location of settlement project in relation to broad town structure…well located land -infill improving proximity to opportunities

• Upgrading and investment, enable development of emerging centers – opportunities closer to people

Location as the starting point


Hierarchy of Nodes• Clues on where to put what provided

by the size and Significance of nodes– Neighbourhood Node– District Node– Regional Node

• Public Facilities, Housing and the Movement System:

• “Kit of parts” concept• Clustering close to public transport

facilitates access

Figure 4.1: Higher order activity node

Source: City of Cape Town 1999


• Routes, Movement and Economic Activity:• Not just pipes for movement but about releasing

opportunities - maximising access rather than mobility

• Discontinuity – breaking energy flows – stopping points where activity is attracted - greater access onto route, greater potential for economic activity

• Promote continuity with existing route network –create new continuities

• Allow for access onto routes

Phillips, lloyd and scott in dewar & todeschini

Promote Continuities


• Public Facilities and the Movement System:• Externalising community facilities within the movement network: allows

access to broader range of users• “Kit of Parts”: Categories of facilities require varying levels of access e.g.:

(i) hospitals, fire stations, (ii) libraries, community centres, (iii) schools. More intensive, higher order activities to concentrate in at the most accessible points.

Promote externalisation and concentration along higher order routes


•Social Facilities•Collective use of facilities promoting efficiency•Maximizing possibilities around facilities management•Improves the accessibility of facilities and opportunities•Increases the opportunity for facility sharing•Review space standards

Promote clustering and sharing

Figure D2.1: Facilities contributing to safer dignified space

Source: KBD Design Guidelines


Promote Dignified Spaces• Public Space (Hard Open Space)• City wide network (hierarchy)

– Strategic focus areas defined in SDF– Areas of substantial public/private investment– High intensity informal/formal commercial activity

• Relationship between public space and public facilities • Relationship between public space and movement network• Development of a public space (definition)


• Housing and the Movement System

• Higher density housing along main public transport routes and around public transport nodes: efficiencies (planning for integration of transport and land use)

Promote externalisation and concentration along higher order routes


Layout: Site development Scale• Narrow erven• Benefits of narrow erven and locating housing towards the front of the erf

– Positive streetscapes– Space for expansion of existing house, private garden or additional dwelling unit

• Locating housing towards the front of the erf (interface)– Benefits: Passive surveillance of the street (promotes safety)– Creates a sense of enclosure at a human scale

• Pedestrian Permeability– Local access

Taryn Eliott: 30 October 2007 Oct 2007/Day 2 - 3… · development; – promote the availability of...

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