MULDERSDRIFT DRAFT PRECINCT PLAN
i
September 2020
Table of Contents
INTRODUCTION ..................................................................................... 4
THE MAGALIESBURG PRECINCT .................................................. 4
METHODOLOGY ........................................................................... 7
VISION AND OBJECTIVES ................................................................... 10
VISION STATEMENT ...................................................................... 10
DEVELOPMENT OBJECTIVES ...................................................... 10
BACKGROUND INFORMATION .......................................................... 12
MUNICIPAL CONTEXT ................................................................. 12
SPATIAL POLICY FRAMEWORKS ................................................. 13
MACRO-ECONOMIC PROFILE .................................................. 15
HOUSEHOLD PROFILE ................................................................. 17
POPULATION GROWTH .............................................................. 18
RESIDENTIAL MARKET POTENTIAL ............................................... 20
METHODOLOGY ................................................................. 20
POPULATION PROFILE ........................................................ 20
HOUSEHOLD INCOME ........................................................ 20
CUMULATIVE NET EFFECTIVE RESIDENTIAL DEMAND ....... 20
RESIDENTIAL DEVELOPMENT ...................................................... 23
DIFFERENT RESIDENTIAL TYPOLOGIES ................................ 23
INFORMAL SETTLEMENTS .................................................... 26
HUMAN SETTLEMENT PROJECTS......................................... 30
HOUSEHOLD DEMAND AND SUPPLY ........................................ 32
NON-RESIDENTIAL DEVELOPMENT ............................................ 33
ROAD NETWORK ......................................................................... 35
DEVELOPMENT CONCEPT.................................................................. 38
INTRODUCTION ........................................................................... 38
STRUCTURING ELEMENTS ............................................................ 38
ENVIRONMENTAL FACTORS ............................................... 38
DEVELOPMENT CORRIDOR ................................................ 40
ACTIVITY SPINES .................................................................. 42
NODES AND CONCENTRATIONS ...................................... 45
RESIDENTIAL TYPOLOGIES AND DENSITIES ........................ 46
WAY FORWARD .................................................................................. 49
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
List of Figures
Figure 1: MULDERSDRIFT SUB-REGION ........................................................ 5
Figure 2: MULDERSDRIFT PRECINCT BOUNDARY ........................................ 6
Figure 3: PROJECT PHASES .......................................................................... 8
Figure 4: MUNICIPAL CONTEXT ................................................................. 12
Figure 5: COMBINED MCLM AND CoJ MM SDFs .................................... 14
Figure 6: ECONOMIC SECTOR CONTRIBUTION SUBREGION .................. 15
Figure 7: SUB-REGION POPULATION GROWTH ........................................ 19
Figure 8: PRECINCT POPULATION GROWTH ............................................ 19
Figure 9: Net Effective Demand Equation .............................................. 20
Figure 10: HOUSING AFFORDABILITY RANGES ......................................... 22
Figure 11: RESIDENTIAL CHARACTER ........................................................ 24
Figure 12: DISTRIBUTION OF BUILT STRUCTURES ........................................ 25
Figure 13: INFORMAL SETTLEMENTS ........................................................... 26
Figure 14: EXISTING INFORMAL SETTLEMENTS ........................................... 29
Figure 15: EXISTING INFORMAL SETTLEMENTS ........................................... 31
Figure 16: NON-RESIDENTIAL FACILITIES.................................................... 34
Figure 17: ROAD NETWORK ....................................................................... 36
Figure 18: NATURAL FEATURES ................................................................... 39
Figure 19: N14 DEVELOPMENT CORRIDOR .............................................. 40
Figure 20: ACCESSIBILITY SPINES ALONG THE N14 ................................... 41
Figure 22: PROPOSED ACTIVITY SPINES .................................................... 43
Figure 23: RATIONALISED ACTIVITY SPINES ............................................... 44
Figure 24: NODES AND CONCENTRATIONS ............................................. 45
Figure 25: RESIDENTIAL TYPOLOGIES AND DENSITIES .............................. 46
List of Tables
Table 1: MULDERSDRIFT SUB REGION POPULATION AND HOUSEHOLD
FIGURES ....................................................................................................... 18
Table 2: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD
FIGURES ....................................................................................................... 18
Table 3: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD
GROWTH ..................................................................................................... 18
Table 4: CUMULATIVE NET EFFECTIVE DEMAND – BONDED ................... 21
Table 5: CUMULATIVE NET EFFECTIVE DEMAND – RENTAL ...................... 21
Table 6: SUBSIDISED HOUSING PROJECTS ................................................ 30
Table 7: PROPOSED HOUSING PROJECTS ................................................ 30
Table 8: DEMAND VS SUPPLY .................................................................... 32
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
INTRODUCTION
This document contains the first draft Precinct Plan for the
Muldersdrift Precinct in the Mogale City Local Municipality.
The Precinct Plan was commissioned by the Department of
Agriculture, Land Reform and Rural Development on behalf of
the Municipality.
THE MAGALIESBURG PRECINCT
The Muldersdrift Precinct is 7 727ha in extent. It is centred on
the area between the municipal boundary and the CoH
WHS. It is home to major developments such as the
Cradlestone Mall, Avianto Estate, Misty Hills Conference
Centre and the Greengate Business Park.
Detailed designed will be developed for the Precinct but
reference will be made throughout the document to the
Subregion, which is the area of influence.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
METHODOLOGY
This section contains the methodology for drafting the
Precinct Plan. This report contains Phase 3: draft Precinct
Plan. It follows on the Situational Analysis and Synthesis and
it precedes the Implementation Plan. The detail Situational
Analysis and Synthesis is contained in a separate document
and its findings will be summarised in this document.
During this phase a spatial concept will be developed for the
Precinct. The findings of the situational analysis, and the
vision and objectives will be used as guiding mechanisms in
developing the spatial concept.
The concept consists of a spatial structure including:
▪ Open space network (including waterbodies, green
open spaces and man-made public urban spaces)
and definition of the general character of different
types of open spaces (e.g. natural areas, parks,
squares, streets, boulevards, etc.)
▪ Movement network (including road network, railway
network, major public transport routes and facilities,
spatial requirements for pedestrian and other non-
motorised transport) and definition of the hierarchy
(categorisation) and general character of different
types of roads, public transport routes and facilities,
as well as non-motorised transport routes
▪ Land use patterns, including activity nodes and
corridors (spines) and alternative economic uses of
land
▪ Housing typologies, densities, and delivery options
▪ Network of special (i.e. symbolic or landmark)
spaces, places, and features
▪ Provision of social facilities
▪ Definition of areas with different overall built form
requirements in terms of ‘development grain’,
building density and building height
▪ Designation of areas for densification and/or infill
▪ Designation of areas for regeneration
▪ Protection and promotion of productive activities
within the precinct and associated regional
landscape values within the precinct
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
VISION AND OBJECTIVES
VISION STATEMENT
An economically vibrant and socially equitable precinct
focused on the N14 development corridor.
DEVELOPMENT OBJECTIVES
▪ To extract the maximum benefit from the N14
Development Corridor and the Lanseria area of
influence for economic growth and job creation.
▪ To structure rapid settlement growth into a functional
urban form that provides equitable access to services
and facilities and supports public transport.
▪ To provide for a range of housing typologies and
densities in line with levels of accessibility and
environmental carrying capacity.
▪ To balance the divergent needs of urban
development pressure, environmental protection,
poverty and housing need.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
BACKGROUND INFORMATION
MUNICIPAL CONTEXT
The Muldersdrift Precinct is situated in the eastern extent of
Mogale City Local Municipality, flanking the north western
boundary of the City of Johannesburg in the region of
Cosmo City/ Randburg/ Ruimsig. These areas exert
significant development pressure on the Muldersdrift area,
which in essence functions as the urban-rural fringe of
Johannesburg.
To the north-west it is linked to the City of Tshwane via the
N14 which is increasingly taking on the character of a
development corridor, specifically with the locality of
Lanseria airport on the boundaries of the municipalities of
Johannesburg, Tshwane and Mogale City.
It is within 5km of the Krugersdorp CBD to the south.
The Cradle of Humankind World Heritage Site (CoH WHS) is
located to the north and north west of the Precinct.
Figure 4: MUNICIPAL CONTEXT
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September 2020
SPATIAL POLICY FRAMEWORKS
The West Rand District Spatial Development Framework,
2020 identifies three secondary nodes in the Muldersdrift
Precinct:
▪ The future Lanseria-Nooitgedacht-Cosmo City
node towards the north at the intersection
between route Malibongwe Drive and the N14
freeway which is earmarked to become a future
metropolitan activity node comprising more than
33 000 residential units in the context of the City of
Joburg
▪ Muldersdrift in the central part of the N14 corridor
in the vicinity of the Beyers Naude Drive
intersection
▪ Silver Star-Cradle Mall node at the intersection
between route Hendrik Potgieter Drive and N14
In terms of the Mogale City Spatial Development
Framework, 2019, the Muldersdrift Precinct is affected as
follows:
▪ The N14 north of its intersection with Hendrik
Potgieter Road is defined as a Development
Corridor
▪ The N14 to the west of its intersection with Hendrik
Potgieter Road is defined as a tourism corridor.
▪ A secondary node is proposed at the intersection
of the N14 and Hendrik Potgieter Road (at the
Cradlestone shopping centre) and at the
intersection of the N14 and the R114 (the Drift
node).
▪ The area to the north of the N14 is mostly
designated as a Rural development Zone and a
small section as a mixed-use development zone
▪ The entire area to the south of the N14 is
designated as a mixed-use development area.
▪ Just outside of the north-eastern corner in the City
of Johannesburg is the Lanseria Special
Development Zone and its area of influence falls
into this portion of the precinct.
The City of Johannesburg SDF proposes the
following:
▪ Cosmo City and Zandspruit as Deprivation
areas with development proposed densities
of a minimum of 60 du/ha
▪ The Urban Nodal Areas (Randburg) with a
minimum density of 80du/ha
▪ The remainder of the area is designated as a
consolidation zone with a density of 20 –
50du/ha.
▪ An industrial area is located along Beyers
Naude Drive and along Malibongwe Drive
along which the node of Randburg is also
located.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
MACRO-ECONOMIC PROFILE
The following are the salient points emanating from the
socio-economic and market study for the sub-region:
▪ The local economy experienced a positive economic
growth with a 0.28% increase from 2017 to 2018 and a
0.27% increase from 2018 to 2019.
▪ Economic sectors that performed well in 2019 includes
Wholesale and retail trade with 3.64% growth,
Transport, storage and communication with 4.35%
growth, Finance, insurance, real estate and business
service with 4.98% growth and General Government +
Community, social and personal services with 1.45%.
▪ Economic sectors that have shown economic decline
includes: Agriculture (-7.25%), Mining and quarrying (-
9.47%), Manufacturing (-1.84%) and Electricity, gas
and water with a decline of 4.82% in 2019.
▪ The Finance, insurance, real estate and business
services sector makes the largest contribution of
43.45%, followed by the Manufacturing contributing
22.61%. Wholesale and retail trade, catering and
accommodation contributes 8.89% to the economy
followed by the General Government and
Community, social and personal services sector,
making a contribution of 8.41%.
1 Source: CSIR, Data provided by Quantec on Local Municipal disseminate to
mesozone level with Dasymetric map, 2020
Figure 6: ECONOMIC SECTOR CONTRIBUTION SUBREGION1
From the economic spatial contribution below, there is a
clear indication where each economic sector is
concentrated.
4,46% 3,41%
22,61%
1,15%
8,89% 7,62%
43,45%
8,41%
0,00%
5,00%
10,00%
15,00%
20,00%
25,00%
30,00%
35,00%
40,00%
45,00%
50,00%
Ag
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MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
Agriculture Forestry and Fisheries Mining and Quarrying Manufacturing
Wholesale and Retail Trade, Catering and
Accommodation
Finance, insurance, real estate, and business
services
General Government + Community, Social
and Personal Services
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
HOUSEHOLD PROFILE
▪ The majority of the Precinct (38.65%) fall within the low-
income band.
▪ There is a relatively high percentage in the Precinct
(13.85%) that earn no income.
▪ The largest portion of the population for the precinct
(32.62%) has some secondary education.
▪ The second largest portion of the population for the
Precinct (28.52%) completed matric. In addition, a fairly
large portion of the Precinct’s population (22.89%)
completed a higher degree.
▪ In the Precinct 50.95% of the population aged between
5 – 24 are attending ordinary school.
▪ The Precinct has an employment rate of 66.76%, with an
unemployment rate of 11.91%.
▪ The largest portion of the population within the Precinct
(40.98%) is skilled. With 28.83% in the Precinct classified
as low-skilled.
▪ The largest portion of the market area’s homes can be
classified rented, with 37.78% in the Sub Region and
36.65% in the Precinct.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
POPULATION GROWTH
Approximately 39 665 people currently reside within the
Muldersdrift Sub Region, comprising of 14 806 households
with an average household size of 2.6 people per
household. These figures are expected to increase to 51
297 people and 19 722 households in the in the Sub
Region by the year 2035.
28 765 people currently reside within the Muldersdrift
Precinct, comprising of 10 094 households with an
average household size of 2.8 people per household.
These figures are expected to increase to 37 200 people
and 13 445 households in the Precinct by the year 2035.
Table 1: MULDERSDRIFT SUB REGION POPULATION AND HOUSEHOLD
FIGURES2
Muldersdrift Sub
Region 2020 2021 2022 2025 2030 2035
Population 39 665 40 351 41 049 43 215 47 083 51 297
Household 14 806 15 092 15 383 16 291 17 924 19 722
2 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections
3 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections
Table 2: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD
FIGURES3
Muldersdrift
Precinct 2020 2021 2022 2025 2030 2035
Population 28 765 29 262 29 768 31 339 34 144 37 200
Household 10 094 10 289 10 487 11 106 12 220 13 445
Population annual growth rate is 1.73% and household annual
growth rate is 1.93%, an indication of more individuals entering
the precinct rather than households. The population and
household profiles are based on data from the Census 2011
and Quantec. The population growth projections are based
on a five-year historic growth rate of 1.73% per annum and a
household growth rate of 1.93% for the precinct. The growth
rates were applied to the population and household figures to
project the future population growth utilising 2011 as the base
year.
Table 3: MULDERSDRIFT PRECINCT POPULATION AND HOUSEHOLD
GROWTH4
201
2
201
3
201
4
201
5
201
6
201
7
201
8
201
9
5-Year
Average
Population (%
Growth)
1,8
5%
2,2
0%
2,0
1%
1,9
1%
1,3
8%
1,9
0%
1,8
5%
1,6
1% 1,73%
Households (%
Growth)
2,1
2%
2,4
6%
2,2
6%
2,1
5%
1,6
0%
2,0
9%
2,0
3%
1,7
8% 1,93%
4 Source: StatsSA Census 2011, Easydata via Quantec & Based on UE projections
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
Figure 7: SUB-REGION POPULATION GROWTH
Figure 8: PRECINCT POPULATION GROWTH
39 665 40 351 41 04943 215
47 083
51 297
14 806 15 092 15 383 16 29117 924
19 722
0
10 000
20 000
30 000
40 000
50 000
60 000
2020 2021 2022 2025 2030 2035
Population Household
Linear (Population) Linear (Household)
28 765 29 262 29 76831 339
34 144
37 200
10 094 10 289 10 487 11 10612 220
13 445
0
5 000
10 000
15 000
20 000
25 000
30 000
35 000
40 000
2020 2021 2022 2025 2030 2035
Population Household
Linear (Population) Linear (Household)
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
RESIDENTIAL MARKET POTENTIAL
The purpose of this sub-section is to illustrate the market
potential analysis for the proposed residential
development. The gap for development in the market
area is calculated using the Net Effective Demand (NED).
The NED indicates the potential of the local market to
support additional development within its boundaries.
Figure 9: Net Effective Demand Equation
The demand model for the proposed development uses
projections in population, the number of households, and
income distribution trends to provide a quantitative
indication of demand. The market demand assessment
considers the following important demand drivers:
▪ Growth in the number of households
▪ Household income
▪ Residential affordability
METHODOLOGY An equilibrium demand modelling technique is used,
which assumes that the demand for bonded and rental
housing in the market area is null in the base year (2019)
as the local population is fully served in terms of bonded
and rental accommodation. Although it is known that
the population is not fully served at the base year, the
equilibrium model enables the calculation of the starting
point for the demand generation due to the
immeasurable supply and the large market area. For this
study, 2019 is used as the base year, which enables the
determination of the bonded and rental housing
demand for 2020 onwards.
POPULATION PROFILE The population profile presents the household and
population size within the delineated market area.
These figures were used as a basis for the equilibrium
demand model. Annual population and household
growth were calculated based on the five-year
average.
HOUSEHOLD INCOME This subsection provides a breakdown of the annual
household income of households located in both the
Sub Region and Precinct areas. Based on the annual
household income figures and population features,
housing affordability ranges were calculated for both
rental and bonded housing to inform the level of
affordability between the various income groups within
the market area.
CUMULATIVE NET EFFECTIVE RESIDENTIAL
DEMAND The cumulative net effective residential demand is 4 420
units in total. Table 4 and Table 5 indicate the
breakdown of the demand.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
The cumulative net effective demand for bonded housing
within the Sub Region:
Table 4: CUMULATIVE NET EFFECTIVE DEMAND – BONDED
YEAR Subsidised FLISP Affordable
Housing
Middle
Income
High
Income Total
2020 338 137 38 71 53 637
2021 388 158 44 82 60 731
2022 438 178 49 92 68 827
2023 490 199 55 103 76 924
2024 543 221 61 114 85 1024
2025 597 243 67 126 93 1125
2026 651 265 73 137 101 1229
2027 707 288 80 149 110 1334
2028 764 311 86 161 119 1441
2029 822 334 93 173 128 1551
2030 881 359 99 186 137 1662
2031 942 383 106 198 147 1 776
2032 1 003 408 113 211 156 1 892
2033 1 066 433 120 224 166 2 010
2034 1 129 459 127 238 176 2 130
2035 1 195 486 135 252 186 2 253
The cumulative net effective demand for the rental housing
within the Sub Region.
Table 5: CUMULATIVE NET EFFECTIVE DEMAND – RENTAL
YEAR CRU
Social Housing Primary Market
Social Housing
Secondary Market
Affordable
Housing
Middle Income
High Income
Total
2020 113 184 86 54 101 75 613
2021 130 211 99 62 116 85 703
2022 147 239 112 70 131 97 795
2023 165 267 125 78 146 108 889
2024 182 295 139 87 162 120 985
2025 200 325 153 95 178 132 1 082
2026 219 354 167 104 194 144 1 182
2027 237 385 181 113 211 156 1 283
2028 257 416 196 122 228 168 1 386
2029 276 447 210 131 245 181 1 491
2030 296 479 226 141 263 194 1 598
2031 316 512 241 150 281 208 1 708
2032 337 546 257 160 299 221 1 819
2033 358 580 273 170 318 235 1 933
2034 379 614 289 180 337 249 2 049
2035 401 650 306 191 356 263 2 167
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
RESIDENTIAL DEVELOPMENT
DIFFERENT RESIDENTIAL TYPOLOGIES Residential development in the Precinct differs in
character. The bulk of the Precinct is still agricultural in
nature.
Security estates dominate the N14/ Hendrik Potgieter
intersection and is growing at a rapid rate around the
Cradlestone Mall. 340ha of the Precinct is already used
for this type of development. It links in function and
typology more to the adjacent area of Ruimsig in
Johannesburg than to the surrounding character of the
Precinct.
Some of the properties along Hendrik Potgieter and the
southern portion of the N14 are still agricultural holdings.
These comprise 240ha of the Precinct. The agricultural
holdings are rapidly changing to commercial and
residential use.
There are a large number of informal settlements spread
out over the entire precinct.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
INFORMAL SETTLEMENTS The following informal settlements have been compiled
from the District Informal Settlement Status – Covid
Interventions, which is the most comprehensive and up
to date information available.
There are 24 informal settlements within and directly
surrounding the Precinct. These range in size from less
than 20 to more than a 1 000 units. The settlements are
distributed throughout the precinct with some clustering
around main roads. Most of the settlements have to be
relocated because some are located within the CoH
WHS or are too isolated and small to functionally form
part of the urban structure. There is a dire need not only
to provide housing but also to create a functional urban
form, where informal settlements can be integrated in
the urban structure and functioning.
With regards to upgrading and resettlement, the
settlements fall in the following categories:
▪ Category A: Full Upgrading consisting of full
services, top structures, and formal tenure where
appropriate, affordable, and viable
▪ Category B1: Interim basic services for Informal
settlements which are viable and appropriate for
formalisation, but not imminent
▪ Category B2: Providing emergency basic services
for settlements where long-term formalisation is not
viable and/or appropriate, but relocation is not
urgent or possible
▪ Category C: Relocation of informal settlements
due to urgent health or safety threats which
cannot be mitigated, and relocation sites are
readily available
Figure 13: INFORMAL SETTLEMENTS
Settlement Locality Property Description Category Nr of Households
Portion 38 Nooitgedacht 534 North of N14 Pnt 38 of Nooitgedacht 534-
JQ C - imminent
relocation 55
Ptn 42/RE Nooitgedacht 534
IQ
South of N14 along
Nooitgedacht Rd
R/ Pnt 42 of Nooitgedacht
534 -IQ C - imminent
relocation 25
Nooitgedacht 534 IQ Portion
89
West of Zandspruit Portion 89 of Nooitgedacht
534-JQ A - upgrading 232
Portion 81 Rietfontein 189 IQ North of N14 and east of Beyers
Naude Dr
Pnt 81 of Rietfontein 189-IQ B1 – long tern
upgrading 150
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
Settlement Locality Property Description Category Nr of Households
Portion 44 Rietfontein North of N14 and east of Beyers
Naude Dr
Pnt 44 of Rietfontein 189-IQ C - imminent
relocation 70
Portion 4 Rietfontein 189 IQ South of N14 and east of Beyers
Naude Dr
Pnt 4 of Rietfontein 189-IQ C - imminent
relocation 112
Rietfontein Plot 83 and 90) South of N14 and east of Beyers
Naude Dr
Pnt 83 and 90 of Rietfontein
189-IQ B1 – long tern
upgrading 1 850
Plot 78 Ethembalethu West of Beyers Naude Dr and
north of N14
Pnt 78 of Driefontein 179-IQ B2 – long term
relocation 35
Plot 62 Driefontein (Sekolong) West of Beyers Naude (M5) Dr
and north west of N14
Pnt 62 of Driefontein 179-IQ C - imminent
relocation 18
Rietfontein Plot 195 South of N14 and west of
Beyers Naude Dr
Pnt 195 of Rietfontein 189-IQ C - imminent
relocation 24
Plot 77 Rietvlei South of N14 and west of
Beyers Naude Dr
Pnt 77 of Rietvallei 180-IQ C - imminent
relocation 48
Plot 71 and 72 Driefontein
(Avianto)
West of Beyers Naude Dr and
north west of N14. Along
Driefontein Rd
Pnt 71 and 72 of Driefontein
179-IQ C - imminent
relocation 16
Rietfontein Plot 140 South of N14 and west of
Beyers Naude Dr
Pnt 140 of Rietfontein 189-IQ C - imminent
relocation 90
Plot 45 Rietvlei East of N14 Pnt 45 of Rietvallei 180-IQ C - imminent
relocation 25
Plot 79 Rietvlei East of N14 Pnt 79 of Rietvallei 180-IQ A - upgrading 93
Plot 34 Rietvlei East of the N14 Pnt 34 of Rietvallei 180-IQ C - imminent
relocation 35
Plot 8 Van Wyk Restant East of the N14 Pnt 8 of Van Wyks Restant
182-IQ C - imminent
relocation 34
Plot 33 Van Wyk Restant East of the N14 Pnt 33 of Van Wyks Restant
182-IQ C - imminent
relocation 20
Steynsvlei 41 North of the N14 Holding 41 of Steynsvlei AH C - imminent
relocation 20
Steynsvlei 24 North of the N14 Holding 24 of Steynsvlei AH C - imminent
relocation 40
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
Settlement Locality Property Description Category Nr of Households
Plot 63 Rietvlei East of the N14 Pnt 63 of Rietvallei 180-IQ C - imminent
relocation 43
Van Wyk's Restant 182 East of the N14 Re/ Van Wyks Restant 182-
IQ C - imminent
relocation 50
Portion 1 Ruimsig North of Beyers Naude Dr Erf 1 of Arena C - imminent
relocation 1 050
Plot 11 Honingklip North of the N14 Ptn 11 of Honingklip 178-IQ A - upgrading 15
4 150
MULDERSDRIFT DRAFT PRECINCT PLAN
30
September 2020
HUMAN SETTLEMENT PROJECTS Three subsidised housing projects have been completed. These are:
Table 6: SUBSIDISED HOUSING PROJECTS
Name Date of GP Proclaimed Estimate number of units Area
Dr Nthato Motlana 2015 2018 260 22 ha
Ethembalethu 2009
160 10.5 ha
Riefontein Village 2007 2017 213 30.9 ha
TOTAL
633 63.4ha
The following two housing projects are in different stages of implementation:
Table 7: PROPOSED HOUSING PROJECTS
Project Name Property Description Residential Typology Other facilities
Refentse Township (Mogale Ext 16)
Portions 89, 90, 205, 206 and 370 Nooitgedacht 504-JQ
▪ 1 926 Res 1
▪ Res 4 (64 - 80du/ha)
▪ 3 Res 4 (500 du/ha)
▪ 2 Business 1 erven,
▪ 4 educational erven
▪ 2 Business 3 erven
▪ 5 institutional erven
▪ 4 POS
▪ 3 municipal erven
Honingklip Township Part of portion 11 Honingklip 178-IQ
218 Res 1 erven
TOTAL
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September 2020
HOUSEHOLD DEMAND AND SUPPLY
According to the socio-economic study, there are
currently 10 094 households in the precinct. This is
projected to grow to 13 445 households by the year 2035
based on population growth trends over the past five
years. There are 14 806 households in the subregion
projected to grow to 19 722 in 2035.
The cumulative net effective demand (NED) for housing
is projected to grow by 4 420 households for the
subregion.
There are currently approximately 4 150 households that
are residing in informal settlements in the subregion that
need to be accommodated.
The second most common dwelling typology is an
informal dwelling in a backyard, consisting of 14.48% in
the Sub Region and 21.14% in the Precinct (based on
census 2011). This accounts for some 3 100 units in the
subregion.
Table 8: DEMAND VS SUPPLY
DEMAND Nr of
households SUPPLY Nr of erven
Housing study – NED sub-region
2035 4 420
Refentse Township (Mogale Ext 16)
Informal settlements
4 150 Honingklip Township
218
Backyard units
(sub-region) 2020
3 100
TOTAL 11 670 TOTAL
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September 2020
NON-RESIDENTIAL DEVELOPMENT
Being on the rural-urban fringe, a wide variety of different
non-residential uses are spread throughout the Precinct.
Retail development is specifically focused on the N14/
Hendrik Potgieter intersection with the Cradlestone Mall
creating the centre of the node. There is a
concentration of particularly commercial development
at the intersection of Beyers Naude Drive, the R114 and
the N14. Smaller retail and commercial clusters are
located:
▪ along the R114 between the intersection with
Beyers Naude Drive and its intersection with the
N14
▪ along Beyers Naude Drive on the eastern border
of the Precinct
▪ along the western section of the N14
The importance of visibility, accessibility, and many users
on the locational choices of business is clear.
Tourism facilities are distributed over the entire Precinct.
The only concentration can be identified along the R114
to the north of the N14. This is one of the main routes to
the Cradle of Humankind.
Social facilities are sparse and widely distributed. Long
distances must be travelled to access these facilities.
There is also a shortage of facilities. This will increase with
the development of lifestyle estates and the conversion
of agricultural holdings into residential complexes. These
developments are of such a nature that each does not
warrant social facilities when considered on their own,
but their cumulative impact necessitates the provision of
a wide array of social facilities. The ideal is to cluster social
facilities together in an accessible node.
There is limited agricultural activity left in the Precinct.
There is a cluster of facilities along the western section of
the N14. These are not strictly agriculture in nature but
rather activities such as nurseries.
The main factors that inform the Precinct Plan with
regards to land use is the gravitation of commercial and
retail activities to main routes and intersections and
tourism towards the Cradle. The remainder of the
Precinct has different, sometimes conflicting and illegal
land uses, mixed together.
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September 2020
ROAD NETWORK
The N14 dominates the Precinct. It connects to the City
of Tshwane and Lanseria airport in the north and to the
R28 in the south. In the east, it connects to Hendrik
Potgieter Drive and to the west it continues past the
Precinct boundary to Tarlton.
The north-south stretch of the N14 has been designated
as a Development Corridor and the east-west stretch as
a Tourism Corridor.
There are three important linkages to the City of
Johannesburg:
▪ Malibongwe Drive which runs next to Cosmo City
and links to Strydom Park and Randburg
▪ Beyers Naude Drive which passes Zandspruit and
connects to Laser Park and Honey Dew
▪ Hendrik Potgieter Drive which links to Ruimsig and
Roodepoort.
All these routes are freight routes and carry large
numbers of traffic. Development is naturally attracted
to these routes, leading to an increase in the traffic
which creates significant pedestrian-vehicular traffic.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
DEVELOPMENT CONCEPT
INTRODUCTION
The design concept explains the logic behind the
proposals for the future development of the Precinct.
STRUCTURING ELEMENTS
The structuring elements consist of environmental factors,
residential development, land use concentrations,
development zones and corridor and nodal
development.
ENVIRONMENTAL FACTORS The Precinct is relatively flat, except for the Roodepoort
Ridge which defines its southern border. The Crocodile
River that passes through the middle of the Precinct in a
north-south direction. It is classified as endangered.
The area to the west of the N14 and to the south and
north of the western leg of the N14 falls within the
Magaliesberg Biosphere and the Cradle of Humankind
World Heritage Site Buffer Zone 4 (Visual).
Environmentally sensitive and ecologically important
areas are focussed on the rivers and the ridges.
Development in the north-western portion of the site is
thus not ideally suited for development.
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
DEVELOPMENT CORRIDOR N14 is identified as a development corridor in the MCLM
SDF, 2019.
It should act as a magnet along which commercial
development can be attracted to by its high levels of
visibility and accessibility.
The development corridor is defined as 1km wide on
each side of the N14.
The N14 links with Lanseria airport and the City of Tshwane
in the north. Lanseria is seen as a significant growth point
along the lines of an aerotropolis and its area of influence
affects the northern part of the Precinct.
For the purpose of this Precinct Plan the corridor it ends at
the intersection with Hendrik Potgieter Road where it
crosses the Roodepoort Ridge.
Figure 19: N14 DEVELOPMENT CORRIDOR
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September 2020
There are four intersections on this stretch of the N14 that
falls within the Precinct:
1) Malibongwe Drive: full interchange
2) Beyers Naude: full interchange
3) R114/ Drift Boulevard: left-in left-out underpass
4) Hendrik Potgieter: at grade intersection
These are spaced as follows: 8km - 3km – 3km
In order for a development corridor to function properly it
needs a mobility spines (the N14) and supporting
accessibility spines on the sides to provide access to
development. The R114 functions as an accessibility
spine to the north of Beyers Naude on the southern side
of the N14. To the north of Beters Naude Drive, Sunset
Drive provides an acitivity spine although it is not well
linked. There are no other accessibility spines along the
remainder of the N14 to support the development
corridor. These must to be developed if the development
corridor is to developed successfully.
The dimensions of the development corridor will be
tapered to match the alignment of the R114 and Sunset
Drive.
Figure 20: ACCESSIBILITY SPINES ALONG THE N14
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September 2020
ACTIVITY SPINES The Precinct will be structured through the use of activity
spines. Activity spines are accessibility routes with lined
with mixed uses and high densities. Existing and
proposed roads are used to create a loose grid.
The R114 is already functioning as an activity spine and
fulfil an important role as support accessibility spine for
the N14. It is proposed that this route becomes an
activity spine from its northern intersection with
Malibongwe Drive to its southern intersection with the
N14. It would be ideal if this link could be linked to
Hendrik Potgieter Drive in the south. It will have the
character of a retail mixed use spine.
The three important linkages to Johannesburg:
Malibongwe Drive, Beyers Naude Drive and Hendrik
Potgieter Drive form important connectors that are
surrounded by mixed land uses, exhibiting the
characteristics of activity spines. These should be
strengthened. Marina Street also plays an important
role in this regard.
The proposed K56 has the potential to develop as an
activity spine in future thereby connecting the three
main routes to Johannesburg.
Given their current and proposed characteristics
Malibongwe and Beyers Naude Drives are proposed
commercial mixed-use spines and Marina Drive and the
proposed K56 as residential mixed use activity spines.
It would be ideal to have an activity spine to the north
of the N14 and an extension of the R114 towards the
south on the side of the development corridor.
The eastern leg of N14 is designated as a Tourism
Corridor in the MCLM SDF, 2019. It links up with a network
of tourism corridors that connect Magaliesburg,
Hekpoort the Cradle of Humankind, Hartebeestpoort
Dam and Rustenburg. It currently does not have the
character of a tourism corridor in this area with vehicle
related land uses and few tourism offerings. Its
character is that of a mixed-use spine at least to the
western edge of the Precinct. A strategy needs to be
developed to create a tourism character along this
route. It is proposed that the first row of erven, be used
for tourism facilities. This ranges from 200m – 500m deep.
Due to its current mixed-use character, mixed land use
are also supported
The R114 gives access to the Cradle of Humankind
World Heritage Site and several of the tourism facilities in
the area. It also connects to the node, colloquially
known as the Drift node or the old Muldersdrift node
directly to the east of the N14. The heat map for land
uses, indicates that there is already a clustering of social
facilities at this node and along the R114 as it enters the
Cradle. It should thus be considered as a tourist spine
and included in the tourism network.
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September 2020
The ideal road network consisting of corridors and spines
must be adapted to align with natural features and
large land uses in order to be implementable. The
following amendments are necessary:
The access road to the north of the N14 cannot be an
activity spine but only an access road due to the natural
character of this area as well as its proximity to the
Cradle of Humankind and the Magaliesberg biosphere.
The R114 cannot be extended to the south of the
Crocodile River as the area is environmentally sensitive.
This means that the Development Corridor can only
develop on the western side of the N14 in this section.
The K56 can in all likelihood not link between Beyers
Naude and Hendrik Potgieter Drives due to
environmental sensitivities and quarrying.
Figure 22: RATIONALISED ACTIVITY SPINES
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September 2020
NODES AND CONCENTRATIONS Nodes are spaced through the Precinct at points of
highest accessibility to allow equal access to as many
residents as possible.
Nodes consist of a high concentration and intensity of
missed uses.
Four mixed-use nodes have been identified:
▪ The Cradlestone Mall node which is the most
prominent and developed node at the
intersection of the N14 and Hendrik Potgieter
Drive.
▪ The Drift node which stretches along the R114
from the Crocodile River in the south to the
Beyers Naude Intersection in the north.
▪ A node on the intersection of the R114 and
Marina Street.
▪ At the intersection of Malibongwe Drive and the
N14.
An industrial/commercial node has been identified at
Greengate along Beyers Naude Drive.
Figure 23: NODES AND CONCENTRATIONS
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September 2020
RESIDENTIAL TYPOLOGIES AND DENSITIES Residential development in this Precinct should in
general be high to accommodate the need for
housing, both within Mogale City and within the City of
Johannesburg, whilst protected the Cradle of
Humankind and Magaliesberg Biosphere. The following
densities are proposed:
▪ Within the mixed nodes and the mixed-use
corridors, the proposed density is 80 – 120 du/ha.
This will allow for densification of points of highest
access and the introduction of a viable public
transport network.
▪ Adjacent to the City of Johannesburg,
specifically adjacent to Marina Street between
the N14 and Beyers Naude Road, the proposed
density is 60 -80du/ha. This will be aligned with
the densities in Cosmos City and the proposed
densities in Zandspruit.
▪ The remainder of the Precinct south and east of
the N14 is earmarked for a density or 20 60du/ha.
This accommodates current development as
well as higher density development.
▪ All residential to the north and west of the N14
should be rural, i.e. not smaller than 1ha in extent.
Figure 24: RESIDENTIAL TYPOLOGIES AND DENSITIES
MULDERSDRIFT DRAFT PRECINCT PLAN
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September 2020
WAY FORWARD
After the approval of the development concept as
contained in the precinct plan, the implementation plan
will be drafted. This will include:
▪ Development of design guidelines
▪ Identification of and elaboration on strategic plans
and sector plans/ strategies
▪ Guidance for LUMS
▪ Incentives and evaluation and monitoring system
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