SECTION 5: URBAN DESIGN CODES

Transcription

1 GEP Bertrams Derby Road Precinct Draft Precinct Plan JDA003 SECTION 5: URBAN DESIGN CODES Mixed Use 1. Promote activity-generating uses (shops, services, small business and offices) at ground-floor level to create interest and support pedestrian movement. 2. Promote optimum variety of uses in a compact, mixed-use development and a range of activities on a neighbourhood level (restaurants and cafes, entertainment, recreation etc.). Support for commercial use along Derby Road and Viljoen Street to strengthen pedestrian spines. 3. Promote vertical mix of uses. 4. Promote residential use in a mixed-use environment in order to maintain vitality outside normal working hours and reduce crime. 5. Encourage a mix of housing types - town houses, flats, small unit accommodation, and home office conversions (where appropriate), extensions, etc. in residential areas. Promote housing infill, redevelopment and rooftop development. Densities 1. Define appropriate residential densities in areas that will support public transport while protecting amenities. The critical density for sustainable development is 100 people/ha (40-50 du/ha) (Barton et al, 1995), with a desirable density of 150 du/ha. Areas along Hunter and Terrace road have the potential for higher residential developments. Building height 1. Define appropriate building controls on a character area, or zone basis, which are not to the detriment to surrounding areas. 2. Residential developments of two to three storeys are most sustainable, with four to five storeys a practical maximum, and no house s entrance more than one and a half storeys above the street. 3. Encourage developments of a uniform height in each zone to define the gradual transition from inner city high-rise to less intense city edge. 4. Promote uniform height and active building frontages around large public squares for good definition and urban quality. Bulk, massing, coverage, and FAR 1. Define a site coverage policy that aims to create open space and greenery in developments (e.g. 60% coverage for residential use, provided pedestrian through routes are integrated into the development). 2. Articulate the building mass into the silhouette of surrounding buildings or open spaces by stepping down or up, use of sloped roofs, terracing etc, thus providing opportunities to hide bulk from public view. 3. Increase in bulk should be allowed provided there is adequate parking. Block structure and urban grain 1. Scale and building form of new developments should be human in scale, and dictated by adjacent buildings and the character of the street. 2. Promote perimeter block courtyard development which defines the edges and creates enclosed public space. 3. Create finer urban grain by breaking large blocks and incorporating public pedestrian routes, internal lanes and open spaces. 4. Proportion enclosure ratio of height to space or street width within the range of 1:1 to 2.5:1 height to width for better definition and containment. 5. Urban grain of developments should emphasise and reinforce the established spaces and movement routes and a townscape which contributes to the character of the area. Albonico Sack Mzumara Architects and Urban Designers 46 in association with MMA architects

2 GEP Bertrams Derby Road Precinct Draft Precinct Plan JDA In historic contexts existing morphology and grain, architectural styles and details, walls, and cornices and entrances, or presence of landscaping should be respected, preserved and sensitively incorporated in new developments. Edge treatment and Landmark buildings 1. Frontage development should be compatible with the existing street pattern with little deviation from the general building line, in order to define a uniform continuous public space network. A projection or recess may be a useful design feature in some cases. 2. Build-to-line along selected street frontages to define edges and create streets with urban quality. 3. Specific edge treatment recommendations to promote human scale, comfort and protection-arcade treatment, internal etc. Vehicular Movement 1. Establish road hierarchy and linkages which improve traffic and pedestrian circulation and accessibility: Main Connector roads Derby Road designed as public transportation routes linking with other city transport interchanges and activity nodes. Reinforce character with drop-off zones, signalised pedestrian crossings, bus stop facilities, hard and soft surfaces and landscaping. Develop Derby Road as an activity spine and city shuttle route (with paved sidewalks, drop-off points, seating etc.), and Viljoen Street as a mobility spine and Johannesburg s sightseeing route.. 2. Establish an intermodal facility and associated public infrastructure (e.g. station square, public amenities, transport information office, ablution, emergency and civil protection etc.). 3. Parking contained in pockets with convenient and easy circulation, linking with pedestrian walkways and treated as urban space. Pedestrian network 1. Development of a continuous pedestrian network and incorporation of a hierarchy of public spaces (courtyards, plazas, parks, malls, promenades) at nodal points in the network along Fuller street between Derby road and Bezuidenhout Street 2. Pedestrian network defined by buildings with active frontages at ground-floor level to create interest and support pedestrian movement. Backs of buildings facing public space to be activated and treated more sympathetically. 3. Improve signage management for orientation and identification purposes. Provision of clear signposting of routes to bus stations, public facilities and major buildings, including illumination, where appropriate. 4. Clearly defined and celebrated gateways at main accesses to include information on locality of activities and places. 5. Informal trade policy potential with minimum requirements for circulation, amenity lane, support facilities (e.g. parking and storage, ablution, refuse) and landscaping along activity spine and activity streets. 6. Public and private open areas must be clearly defined, with sensitive edge treatment, no land with unclear ownership or responsibility. Albonico Sack Mzumara Architects and Urban Designers 47 in association with MMA architects

3 GEP Bertrams Derby Road Draft Precinct Plan JDA003 DESIGN PRINCIPLES AND GUIDELINES Figure Building Placement -zero building lines will be allowable as long as supported by use zoning. -no part of building to extend past stand line over sidewalk -no vehicular access or drop offs to open onto pedestrian routes 2. Heights -currently height zone 2 and will remain as such. A minimum F.A.R of 2.8 should be considered for developments as this would allow for better utilisation of land parcels in the precinct. 3. Activities and Land Use mix of activities promoted these encouraged to spill onto the street to create and interactive edge -mixed use encouraged with ground floor retail and interactive commercial, upper floors commercial, offices and accommodation Albonico+ Sack+ Mzumara Architects and Urban Designers in association with MMA Architects 48

4 GEP Bertrams Derby Road Draft Precinct Plan JDA003 DESIGN PRINCIPLES AND GUIDELINES Figure Architectural Character i: Special Elements -Enhancement and emphasis of heritage buildings and renovation and conversions of existing housing stock Urban environment Robust fabric Architectural Character ii: Materials Suitable materials to contribute to robust and long lasting housing fabric brick, corrugated iron, reinforced concrete, steel. Architectural Character iii: Colour / Texture -Course, robust, undressed materials, unique elements enhanced and emphasised Albonico+ Sack+ Mzumara Architects and Urban Designers in association with MMA Architects 49

5 GEP Draft Precinct Plan JDA003 REFERENCES: No. Document Name Author/Organisation Year 1. Region 8 RSDF Document City of Johannesburg Johannesburg Inner City Strategic Development Framework Economic Analysis Greater Johannesburg Transitional Metropolitan Council Joburg 2030 City of Johannesburg The Johannesburg Town Planning Scheme of 1979 City of Johannesburg Informal Trading Development Programme City of Johannesburg Inner City Regeneration Strategy City of Johannesburg Ellis Park Approved Urban Design Framework Albonico Sack Mzumara Architects and Urban Designers in association with MMA Architects Greater Ellis Park Development: Questionnaire on Social Facilities Gemey Abrahams Consultants Greater Ellis Park Development: Community Facilities Strategic Plan Gemey Abrahams Consultants Draft: Bulk Calculations Mamphele Development Planners & Project Managers Draft: Land Use Surveys Mamphele Development Planners & Project Managers Draft: Town Planning Implications Mamphele Development Planners & Project Managers Draft: Greater Ellis Park Heritage Team Tatus Quo Report C Bruwer, J Bruwer, W Martinson, J Manning and H Paine Draft: Greater Ellis Park Heritage Final Report C Bruwer, J Bruwer, W Martinson, J Manning and H Paine Responsive Environments - A manual for designers Bently Alcock Murrain McGlynn Smith, published by, The Architectural Press 16. Cerda - Five Bases of the General Theory of Urbanisation Edited by Arturo Soria Puig :Fundacio Catalana per la Recera 17. City of Cape Town Municipal Spatial Development Framework Planning and Development Directorate and Planning and Economic Development Cluster of City of Cape Town, Albonico Sack Mzumara Architects and Urban Designers 1/2 In association with MMA Architects

6 GEP Draft Precinct Plan JDA003 No. Document Name Author/Organisation Year 18. Housing - A comparative Evaluation of Urbanism in Cape Town Dewar, Uytenbogaardt, Hutton-Squire, Levy, Menidis -Cape & Transvaal Printers Ltd Cape Town 19. Portfolio of Projects Canin Associates - Urban & Environmental Planners, Landscape Architects : Canin Associates Community Safety Strategy: Our Vision: Making Hillingdon the Safest London Borough Produced by Community Safety and Corporate Communications, London Borough of Hillingdon 21. Defensible Space: An Architectural Retrospective Randall Atlas Ph.D., AIA Solving Crime Problems in Residential Neighbourhoods: Comprehensive Changes in Design, Management, and Use Judith D. Feins, Ph. D. Joel C. Epstein, Esq., Rebecca Widom Designing for Community Safety: A Residential Guide Produced by West Yorkshire Police in consultation with the West Yorkshire Planning Authorities Crime Prevention Through Environmental Design T Crowe Planning for Crime Prevention R.H. Schneider and T Kitchen Alleygater s Guide Calvin Beckford 27. The Effect of Better Street Lighting On Crime And Fear: A Review Malcolm Ramsay with the assistance of Rosemary Newton Supplementary Planning Guidance: Community Safety By Design Draft Consultation London Borough of Hillingdon, Planning and Transportation and Metropolitan Police, Hillingdon Crime Prevention Design Advisors 29. Design and Safety of Pedestrian Facilities Institute of Transportation Engineers Challenging images: housing estates, stigma and regeneration Albonico Sack Mzumara Architects and Urban Designers 2/2 In association with MMA Architects