URBANDESIGN
INTRODUCTION
CON T EN TS
Menlyn Maine Precinct Durban Point Runda Closeburn Rustenburg Precinct Steyn City Urban Design Tinley Manor Linksfield Urban Intervention Kyalami Urban Development Fourways Mixed Use Development Le Morne Urban Development Bingerville Masterplan Ololua Ridge Omnicane Urban Development Bor City Pandhal Development Masterplan Elono Estates 5 Star Paradise Garden City Masterplan Khartoum Urban Design
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Boogertman + Partners Architects was established in 1982.
designers, interior designers, architects, and technicians,
approach, is committed to creating and developing
With offices in Johannesburg, Pretoria, Cape Town, Durban,
including an in house graphic design and marketing team
sustainable environments; environments that are low
and Kenya, the practice engages in projects throughout
as well as the support of administrative staff.
energy consuming, efficient and flexible; encouraging an
Africa continually embracing social, economic, and functional challenges through ‘Excellence by design’.
Armed
with
this
intrinsic
nexus
of
skills,
optimally healthy lifestyle
Boogertman + Partners encourages a collaborative process
Boogertman + Partners also endeavour to sustain mutually
Having gained national and international acclaim,
in which the client brief and dialogue is realised by a creative
beneficial relationships with our clients. Irrespective of
Boogertman + Partners has successfully completed projects
vision, shaped by geographic location and environmental
building category, we believe a continuous design process
in Egypt and Sudan; has on-going projects in Botswana,
characteristics, moulded by economic and social conditions
which engages the client, consultants, contractors as well as
Kenya, South Africa and Zambia, as well as numerous
and refined through technical and sustainable advances-
the end user add value not only to the clients’ investments
design proposals in the Ivory Coast, Ghana, Mauritius,
resulting in a holistic project solution.
but the greater community.
As gold founder members of the Green Building Council
Ranked in the Top 100 World Architectural practices and
Boogertman + Partners are driven by a dynamic team of
of South Africa, Boogertman + Partners fully support
2nd in Africa,* Boogertman + Partners stand testimony to
directors who share a vision for contextually responsible
the environmentally sustainable transformation of the
their philosophy of empowerment through education and
and innovative design; with a dedicated approach to the
built environment. With increasing concerns over global
‘#designingabettertomorrow.
building process from project inception to execution. The
warming and the pressures of sprawling urbanism,
team is complimented by talented professionals- urban
Boogertman + Partners, through our integrated design
Mozambique, Namibia, Rwanda, Uganda and Zimbabwe.
*According to BD World Architecture 100 Survey
I N T R O DUCTION
Urban Design & Masterplanning creates contexts for the spaces future projects will occupy. Boogertman + Partners adopt the principles of New Urbanism as the foundation of most current urban design strategies and frameworks.
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Walkability
Connectivity
• Connectivity and amenities within a 10-minute walk of home and work.
• Interconnected street grid network disperses traffic • A mix of shops, and eases walking. offices, light industrial, • A hierarchy of primary, apartments, and homes secondary and tertiary on site. Mixed-use within routes. neighbourhoods, within • High quality pedestrian blocks, and within network and public buildings. realm makes walking • Diversity of people – of pleasurable. all ages, income levels,
• Pedestrian friendly street design (buildings close to street; patio’s, windows and doors; tree-lined streets; on-street parking; hidden parking lots; garages in rear lane; narrow, slow speed streets) • Pedestrian streets free of cars in certain areas.
Mixed-Use & Diversity
cultures, and races.
Mixed Housing Typology • A range of types, sizes and prices in closer proximity. • Variety of living options to accommodate financial capability.
Quality of Architecture & Urban Design
Traditional Neighbourhood Structure
• Emphasis on beauty, aesthetics, human comfort, and creating a sense of place.
• Discernible centre and edge.
• Special placement of uses and sites within community. Human scale architecture & beautiful surroundings nourish the human spirit.
• Public space at centre. • Importance of quality public realm • Public open space designed as civic art. • Contains a range of uses and densities within 10-minute walk.
Increased Density Smart Transportation • More buildings, residences, shops, and services closer • A network of high-quality together for ease of of public transport walking, to enable a more connecting cities, towns, efficient use of services and neighbourhoods and resources, and to together. create a more convenient, • Pedestrian-friendly enjoyable place to live. design that encourages a greater use of bicycles, motorcycles, and walking as daily transportation.
Sustainability
Quality of Life
• Minimal environmental impact of development and its operations.
Taken together these add up to a high quality of life well worth living, and create places that enrich, uplift, and inspire the human spirit.
• Eco-friendly technologies, respect for ecology and value of natural systems. • Energy efficiency and economic inclusion. • Local production and biodiversity. • More walking, less driving. • Heritage and increased life cycle cost.
MENLYN MAINE PRECINCT Pretoria, South Africa Menlyn Maine Investment Holdings CURRENT
Menlyn Maine is envisioned to be the first ‘Green Living Precinct’ in South Africa. The Menlyn Maine precinct is the densification of an existing lowdensity residential suburb with an approximate size of ± 135 000m². Land usage has been divided into the following uses: 140,000m² of office space, 35,000m² of retail and dining space, 85,000m² residential and 15,000m² luxury hotel space - all of which are overlooking 5,700m² of scenic parks that run through the centre of the entire precinct. Menlyn Maine is situated in the heart of Pretoria’s eastern suburbs and is ideally located to make full usage of the newly upgraded Garsfontein and Atterbury highway intersections. Menlyn Maine is a re-development of ± 100 residential erven located in the current townships of Waterkloof Glen Extension 2, Menlyn Extension 3 and 11. The previous residential houses were dismantled through the salvaging of all recyclable / re-usable building material while endemic trees were located to an on-site nursery for later replanting as the precinct develops. The urban design for Menlyn Maine is based on the town planning principles of Mixed-use, connectivity and an integrated open street systems designed around a clearly defined public domain. It ensures a precinct that: • Is characterized by a spatially coherent sense of place and builds on what is locally unique through the integration of diverse land uses in comparison to the anonymity of urban sprawl, • Is a densification of the context, thereby allowing pedestrian movement; • A variety of land uses within the precinct and surrounds replace the existing single-use zoning thereby promoting 24 hour precinct usage; • Establishes a quality address; and • Ensures investment sustainability with higher and more stable property values.
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DURBAN POINT Durban, South Africa Laurusco Developments PROPOSAL
An urban design master planning exercise for mixed use development on Point Precinct adjacent to Ushaka, including 35Â 000m2 retail centre, offices, two hotels and residential spaces.
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RUNDA CLOSEBURN Nairobi, Kenya Centum Investment Company Ltd CURRENT
SPATIAL POLICY DIRECTIVES: Activity nodes and corridors are to properly define to stimulate activities and a safe environment the city. These systems offer opportunities for a range of various scale undertakings interspersed with larger activities. Mixed-use cores, including public and retail facilities, business opportunities and larger scale manufacturing opportunities, concentrate activity facilitating rich, vibrant centres, maximising user choice and efficiency. This is to be integrated with both soft and hard public spaces and markets as essential elements of urban public life. Activity corridors should link the activity nodes in an accessible and efficient movement network. This facilitates efficient public transport systems. The location of activity nodes within walking distance of each other and in close proximity to residential neighbourhoods, promotes pedestrian accessibility. Pedestrianisation as a sustainable movement alternative is considered integral to the development. Accessibility and legibility of the urban environment facilitates ease of use. Site characteristics include: - Undulating topography with unique vantage points - Indigenous tree clusters - Ease of access with links to the Northern bypass and Limuru Road - Two rivers traversing the site - Size: 100 acres (approx. 404.7 Ha) - Soil Conditions: Red soil - Vegetation: Plantations, Grass, bushes, Mature trees, swamp - Neighbourhood: Runda Estate, Ruaka, Roslynn, Village
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Positioning nodes within an urban framework
Phokeng Concept Plan
RUSTENBURG PRECINCT Rustenburg, South Africa National Treasury Department of South Africa PROPOSAL
A proposed evaluation of the Rustenburg precinct that first positioned relevant nodes within the existing urban framework before examining how the Phokeng, Boitekong and Marikana Precincts could tie in with the Rustenburg CBD as part of a greater new Urban Framework.
Marikana Concept Plan
Creating a new Urban Framework
Boitekong Concept Plan
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STEYN CITY URBAN DESIGN Johannesburg, South Africa Steyn City Properties CURRENT
This includes the design of the master plan and infrastructure elements leading to service co-ordination and implementation of the Steyn City Estate. •
Overall master planning / urban design, and co-ordination with town planners and land surveyor to create general plan/SG diagrams.
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Design co-ordination between consultant team: co-ordinating placement of services to achieve optimum visual environment.
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Design intent for all visible infrastructure elements- bridges, underpasses, pump stations etc.
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Design intent and co-ordination for streetscape and street furniture- road reserve components, finishes, street furniture elements (lighting, bollards, bins, benches etc).
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Design input and co-ordination for landscape elements- including private open space, activity nodes, artwork master plan, pathways and finishes etc.
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TINLEY MANOR Durban North, South Africa Proposal
Like a Medittaeranean fishing village, Tinley Harbour Town comprises dense clusters of residences and apartments embeded into topographic promontories, overlooking the lakes to the west and a marina and open ocean to the east. The mixed-use development includes: three and four storey terraced apartment buildings with basement parking; plateau commercial centre and public parking hub; quayside festival retail, cafes and restaurants; people mover between plateau and quayside; ski boats, ocean going yachts and charter craft; promenade, beach club and boutique hotel - all deisgned to provide a comfortable ‘lock-up-and-go’ lifestyle. 23
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LINKSFIELD URBAN INTERVENTION Johannesburg, South Africa Equicent Developments PROPOSAL
Transport systems and connectivity networks are integral for accessibility and inclusiveness in urban spatial growth. The net result of these developments are higher land values in areas close proximity to transportation hubs. Our modern suburban lifestyle and reliance on vehicular transport necessitates continuous highway expansion which has a negative effect of costly infrastructure and the associated maintenance costs. Public transport, rail and bus systems enhance connectivity and spatial development through increased interaction between city inhabitants and economic activity. The Linksfield site is well located from a connectivity point of view. The N3 highway to the east of the site with access from the Modderfontein and Linksfield off ramp connects the site to the national grid. The secondary roads connect the site on a city scale and to the finer urban grain. Various taxi routes exist around the site but generally connectivity to public transport remain underprovided. We propose an extension of the BRT system towards Greenstone taxi rank to increase the site connectivity. The BRT system and integration of the informal minibus taxi industry creates a support network to the major arterial connections. The minibus taxi transportation system is effective in informal low density areas but could lead to congestion in concentrated urban centers. The proposed transport interchange solution for the Club Road corridor forms an integral part of the proposed design intervention.
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PERSPECTIVE STUDIES
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KYALAMI URBAN DEVELOPMENT Midrand, South Africa Universal Property Professionals PROPOSAL
A mixed use proposal incorporating an upgraded Kyalami course to host Formula 1 racing. The proposal included retail, conferencing, residential, offices, new racetrack, pit facilities and significant parking and public transport.
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FOURWAYS MIXED USE DEVELOPMENT Johannesburg, South Africa Georgiou Group PROPOSAL
A masterplan covering the existing Fourways Mall precinct and surrounding areas. Expansion to the centre makes the Fourways Mall one of the largest centres in the southern hemisphere. To support this 3 new basement levels of parking are added plus 2 levels of parking above the new mall. Offices on the roof comprise 62000m².
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LE MORNE URBAN DEVELOPMENT Le Morne, Mauritius Foresite PROPOSAL
The Le Morne Cultural Landscape Management plan aims ‘not to stop development but to encourage development that will not damage but enhance essential characteristics of le Morne. The site is a fragile, protected area, but in the context of development the fragility of the whole island is captured in the site and urges a design response specific to the whole island. The aim is to respect the natural environment by creating a public realm on the site that offer choice and contain activity. The supporting buildings enhance the quality of the public realm and provide critical mass to support activity and establish cohesiveness.
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BINGERVILLE MASTERPLAN Bingerville, Ivory Coast Stonehedge Property Group PROPOSAL
The proposed Ivory Coast master plan aims at creating an integrated living environment and distinct urban character. The mixed-use approach to land use and building typology define the urban form. A hierarchy of connectivity networks is proposed to accommodate public, private and pedestrian access across the site. Connectivity to the wider transportation network facilitates the economic integration required to grow the average social conditions within the community. Increased permeability and density allow a rich social environment to interact, grow and create. This is supported by an integrated green open space network that increases walkability across the precinct and enforces pedestrian dominance. The end result is a general increase in the quality of life for inhabitants and visitors to the development.
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OLOLUA RIDGE Nairobi, Kenya Acorn Management PROPOSAL
The masterplan of a residential development with gatehouse and clubhouse in the Karen area, Nairobia.
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OMNICANE URBAN DEVELOPMENT Mon Trésor, Mauritius Omnicane PROPOSAL
During 2011, the Omnicane property development team focused primarily on a definition of a new strategy for this sector. The group is striving to achieve the right mix of build-tosell and build-to-lease projects over identified portions of the group’s land assets to ensure its long-term revenue-generation capacity. The first component of the mix will provide the required financial resources for the group’s most immediate industrial investments while funding the second component, a real-estate portfolio of income-generating assets. It is Omnicane’s view that the development of the airport area is timely and poised to meet the country’s will to step up as a regional hub. The Mon Trésor area is the southern tip of the SSR International Airport-Grand Baie spinal chord and business corridor, connecting in its length the Ebène business park and the country’s capital. This strategy was presented to the European Investment Bank, who has agreed to fund the development of our urban plan for the region through a grant. A team of professionals will therefore be appointed through an international tender. Its objective will be the delivery to Omnicane of a detailed master plan, using best urban design practice. Its deliverables will include a market study, a longterm urban development vision, a technical review of existing constraints, an environmental impact assessment, and an urban development master plan. Due care will be given to employment creation, affordable housing and the MID concept.
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BOR CITY
Jonglei, South Sudan Kelwa Group International PROPOSAL
The urban design behind a new capital city for the Jonglei province in South Sudan. It consists of government buildings, residential, schools, hospitals, retail and all developments required for the city.
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PANDHAL DEVELOPMENT MASTERPLAN Kisumuu, Kenya Pandhal Family PROPOSAL
A mixed use urban design proposal for the Pandhal family in Kisumuu, Kenya.
ELONO ESTATES Nairobi, Kenya Acorn Management PROPOSAL
A proposal for a new master plan including residential, public transport terminus, kindergarten, sales office, medical centre and guard house.
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5 STAR PARADISE Kiambu, Kenya AMS Properties Ltd PROPOSAL
A 1.7 hectare property in Kiambu, Kenya calls for 250 units each approximately 260 m2 in size. The design proposal also calls for other estate facilities including a clubhouse.
GARDEN CITY MASTERPLAN Nairobi, Kenya Actis PROPOSAL
A proposal for a mixed use development for property in Nairobi.
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KHARTOUM URBAN DESIGN Khartoum, Sudan Mena Group PROPOSAL
A new mixed use development on the western bank of the White Nile. The development includes commercial, civil and residential uses. Open spaces and the activation of the river front was one of the main considerations in the urban design directive. The residential component of the mixed use scheme included apartments, townhouses and single residential properties. A modern architectural language was adopted with a lumatic response design in mind.
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