Back of Port (BoP) Plan Summary Transnet identifies the old DIA site at Reunion as a vital development option which may be utilised at any point after 2019. Transnet estimates that this option has the potential to meet future container demand between 2019 and 1040. The longer-term plan proposes a ‘dig-out’ port at Bayhead. This port will meet container demand up to 2040. With regard to vehicle demand, the DCT at Cato Creek will be relocated to the new port at Reunion. i.
BoP area land use -
15.9% of economically productive land, near the port, is utilised for logistics (warehousing, storage, freight and transport services). There is a dense clustering of varied economic activities in small areas (Jacobs, Clairwood and Congella).
ii. Land values -
Most valuable land is found in Jacobs, parts of Mobeni, western Clairwood, parts of Rossburgh ad Congella. The value of these areas ranges from R 1501 per m2 to R 3500 per m2, while the least valuable land (i.e. land which is valued at less than R 500 per m2 and even less than R 200 per m2) is found mainly in the residential area of Clairwood.
iii. Employment density -
Highest employment density is found in Congella, Mobeni, Rossburgh and parts of southern Clairwood. Areas with low employment density indicate the lowest opportunity costs in terms of displacement. There are large areas of low employment density in the south eastern parts of Clairwood.
iv. Density of upstream GDP -
High density of economic activity is found in Jacobs, pockets of Mobeni, southern Clairwood and pockets of Congella. Areas with a lower density of upstream GDP are found in large sites in Clairwood and the residential core of Clairwood.
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The areas of land characterised by the most valuable economic activity are concentrated in Jacobs and parts of Mobeni. Page 1 of 11
The 2050 vision is driven by three major phases of port development: 1. Phase 1, to occur between 2010 and 2026, refers to the current port expansion in Durban. This includes Pier 1 phase 2; Maydon Wharf; berth deepening; environmental approvals; interim leasing of airport site; dedicated freight route to N2; construction of phase 1 of airport site dig-out’ phase 1 of road and rail expansions; land use plans; phase 1 of hubs and terminals. 2. Phase 2, to occur between 2019 and 2023, refers to the old Durban International Airport (DIA) site development at Reunion. This includes construction of the next phases of the airport site dig-out; associated road and rail capacity upgrades; second phase of land-use plans and development of hubs and terminals; environmental approvals; land acquisitions; rail relocations; construction of the first phase of the Bayhead dig-out. 3. Phase 3, to occur between 2038 and beyond 2050, refers to the Bayhead development. This includes the construction of the next phases of the Bayhead digout port; ongoing associated corridor expansions; corresponding rail, road, hub and terminal and land-use projects to follow this phasing sequence. PRECINCT PLANS 1. Clairwood Three options were presented by the planning team: i.
Residential dominant option which would imply retention of the core residential area.
ii.
Logistics dominant option which would imply that land throughout the precinct will be converted to logistics use.
iii.
Cluster precinct option which would imply retention of the small heritage and residential centre to be surrounded by larger logistics sites.
The planning team recommended the logistics dominant option, even after considering the relevant social issues. The logistics activities in these areas will be permitted to have open storage. The advantages of this option include: Maximum economic benefits and job creation in the South Durban Basin area; the potential to create an optimally located designated logistics area near the port entrance; and the threat of flooding will be addressed via the redevelopment of the vulnerable area from a mixed-use precinct to a logistics Page 2 of 11
platform. Much attention has been paid to the conversion of residential land to logistics uses. However, there are some underlying principles regarding the conversion of land use: -
There will be no forced removals of legal occupants of sites.
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Negotiation with landowners will be conducted in a fair manner on acquisition principles.
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The needs and concerns of existing landowners and informal residents will be considered.
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The rates status quo will remain intact until the proposed rezoning is completed and new developments are established.
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Expropriation will only be utilised to obtain maximum legal compensation for existing
landowners.
The
Expropriation
Act,
stipulates
additional
compensation over and above the fair market value, for example, 10% on the first R 100 000, 5% on the value up to R 500 000, etc. However, the amount may not exceed an additional R 10 000. Key proposals A. Movement system -
The creation of a coherent road network system in Clairwood which facilitates an ease of movement through the area. Also, clear, separate access for user groups will be highlighted.
B. Umhlatuzana Arterial -
Involves the introduction of the Umhlatuzana Valley Truck Route. This will result in a diversion of port-bound traffic away from the already congested Edwin Swales VC Drive and onto the Umhlatuzana Valley Truck Route.
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This route will allow for a two-lane, direct link between the port and the N2 freeway and serve as a dedicated freight route to and from the port.
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Morning peak demand is expected to reach 1600 inbound vehicles per hour and 1200 outbound vehicles per hour.
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2. Jacobs and Mobeni East The overall role of the area is to continue to accommodate the various types of logistics, manufacturing and service-related uses, but in a more dedicated format. Key proposals A. Movement system -
The existing grid system will remain intact however a few modifications, upgrades and maintenance must take place.
B. Grimsby Road/Quality Street extension to South Coast Road -
The Grimsby Road link has been inserted into the network to link Mobeni and Jacobs. The link curves along the Clairwood Racecourse and will eventually link with Balfour Road. This link has been coded as a two-lane roadway which will allow for all modes of transport.
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This road link will reduce traffic flow along the Umhlatuzana Arterial and South Coast Road. The reason for the shift in traffic to Grimsby Road is the shorter travel time and distance, as well as the earmarking of Mobeni for future logistics activities, this road link will also allow for an additional northsouth link between the port and the old DIA site.
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The extension of Quality Street in a westerly direction will allow for a direct link onto Mobeni and allow for improved access to the port.
C. North-south link -
The north-south link between the port and DIA site will be earmarked as an exclusive freight roadway. This link, with two lanes per direction, will form a Tarrangement, with the DIA – Port of Durban link at the top of the “T” and the Umhlatuzana link to the N2 at the stem of the “T”. Notably, freight vehicles will not be banned from the N2.
D. Quality Street closure for heavy good vehicles -
This closure for heavy goods vehicle movement has had a minimal impact on the existing traffic flow patterns in Jacobs.
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However, a total closure of Quality Street will increase traffic flow in adjacent roads. The closure of Quality Street should only be based on the impact of heavy goods vehicle movement through residential areas and not the improvement in traffic flow.
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The north-south link and limited access to the Engen refinery area via the vacated DIA site will further reduce the need for heavy goods vehicles to travel along Tara Street towards the Engen refinery.
E. Land use in Jacobs -
Noxious industrial zones will remain in the middle of Jacobs; whole general industrial zones will be located on the eastern side of Jacobs.
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A narrow band of light industrial zoning will be introduced along the eastern edge of the precinct to create a reduced impact area close to the neighbouring residential area.
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A series of interface/transition buffers would be created between residential and industrial land use areas.
F. Land use in Mobeni East -
The majority of Mobeni East (composed mainly of large sites) will become part of a logistics belt which would start in Clairwood at the port entrance and form a Logistics A zone which permits open storage.
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The southern side of Mobeni East will be rezoned as a Logistics B zone which would prohibit open storage. This would protect the amenity of the adjacent recreational area.
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A small shopping centre will be developed in the centre of the area to serve the entire employment area.
G. Land use of the Clairwood Racecourse -
The central and northern end of the racecourse will be rezoned for passive and active land uses. Environmental protection will be a priority.
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A crescent of land zoned for series/clusters of office parks will be created on the inner area of the southern section of the racecourse. Page 5 of 11
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The full extent of the Racecourse development will be determined through the EIA and rezoning process.
3. Mobeni West Given the large sites, access advantages, rail system and connections, Mobeni West will form a continuation of a linear band of the logistics-oriented zone which extends from Clairwood to the new dig-out port and will permit open storage. The Merewent industrial area will also form part of the logistics belt, however, due to its proximity to a residential area, it will prohibit open storage. Key proposals A. Movement system -
South Coast Road is to undergo redevelopment to become an activity spine with a dedicated bus route. This spine will run the length of the study area.
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Grimsby Road will be extended across the railway line and split around the Racecourse to improve east-west access as a “shared mobility� system for both freight and residential use.
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The rail system in Mobeni West should be improved to increase mobility.
B. Land use in Mobeni West -
The existing noxious and general industrial zones are to be transformed into a Logistics A zone (which permits open storage).
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The hospital and hostel areas on the periphery of this precinct are to remain in order to act as a buffer between the logistics and residential areas.
C. Merewent industrial area -
This area is to be converted into a Logistics B zone (which prohibits open storage), and which will serve as a buffer between the logistics and residential area.
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4. Merewent The specialised industrial development will continue in their present form, however, the area west of the Mondi paper mill will be redeveloped into a general industrial area. The buffer between the new industrial area and the adjacent residential area will be formed by a transition office area. Key proposals A. Movement system -
A new system will be constructed along the periphery of the new dig-out port which will facilitate access to the Engen oil refinery, Mondi paper mill and the SAPREF refinery. This system will remove heavy industrial traffic from residential areas.
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Link between the Stanvac area and DIA.
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This will create a freight-only link between the DIA site and the Engen refinery area.
B. Duranta Road closure for heavy goods vehicles -
The closure of Duranta Road for heavy goods vehicles will have a similar effect on traffic flow as the closure of Quality Street. Although Duranta Road has low heavy goods vehicle volume, a total closure of Duranta Road will increase the traffic on adjacent roads.
5. Congella, Umbilo and Rossburgh This area is heavily developed and possesses a well structured environment. Although urban management and smaller public realm upgrades are required, the area does not require significant alterations or interventions. There does however have to be a gradation of the zoning from the port to the residential areas. Vulnerable residential properties towards the end of Umbilo Road, which border industrial areas, will be converted to Interface 1 zones. These zones will allow these properties to be converted into offices over time.
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The zoning gradation within this precinct is suggested as: i.
Between the Southern Freeway and Sydney Road – noxious industry.
ii.
From Sydney Road to Umbilo Road – general industry, business/office and logistics.
iii.
From Umbilo Road to Frere Road – logistics, open space and interface zones.
Key proposals A. Khangela Bridge -
This precinct is mainly affected by the introduction of the Khangela Bridge across the M4 freeway. The introduction of this link will divert traffic from the congested Edwin Swales VC Drive / South Coast Road intersection. This diversion, however, increases traffic flow along Umbilo and Sydney Roads. The infrastructure on Umbilo and Sydney Roads can accommodate the increase in traffic that is expected in future; therefore no immediate action is required.
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Long-term growth within the port (Bayhead expansion) will require additional access roads to the port to facilitate traffic growth. The Khangela Bridge will not be able to cope with the increased traffic flow, especially heavy goods vehicle movements from the port. It is for this reason that the Umhlatuzana Arterial becomes useful in the distribution of port traffic away from the already congested network in this area.
B. Edwin Swales VC Drive -
The M7 (Edwin Swales VC Drive) will provide direct access to the Clairwood area, the Bluff and surrounding areas.
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There will be no dedicated access from Edwin Swales VC Drive onto the proposed Umhlatuzana Arterial to gain access to the DCT via the new link road.
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Rather, Edwin Swales will allow for access to Maydon Wharf and Bayhead Road.
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The Umhlatuzana Arterial will alleviate heavy goods vehicle traffic along Edwin Swales to free-up capacity for residential use form the Bluff area.
C. Umhlatuzana Arterial -
The Umhlatuzana Arterial provides a dedicated freight route to and from the port. The new Umhlatuzana link will cross the M2 via a bridge towards Bayhead road. The intersection between the link road and Bayhead Road will form a raised interchange which will allow direct access to the DCT area and access from areas around Pier 1 and Island View.
D. Land use in Congella -
The land use in Congella will remain unchanged. Noxious industries will be kept to the east of Williams and Sydney Roads.
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General industry will be down-zoned to light industrial.
E. Land use in Umbilo/Rossburgh -
Noxious industry and general industry will be maintained east of Sydney Road.
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Logistics may be permitted, but only via a ‘consent use’ procedure in order to manage change with the ability to apply specific ‘conditions’.
PHASING
1. Roads phasing The major intervention is the upgrading and improvement of the movement system as a whole with the provision of new dedicated truck routes and improved linkages. This improved movement system will create a key infrastructure ‘backbone’ to aid development in the BoP area. This new movement system will be implemented in phases.
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Roads phase 1 -
Includes a dedicated truck freight route to link the existing harbour to the N2 and an internal port route that connects to this system.
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These roads run through the eastern edge of Clairwood, therefore it would be appropriate to consider that the whole of Clairwood would be rezoned in the first phase. This would allow for the alignment of the new dedicated truck route and those wishing to conduct redevelopment in Clairwood.
Roads phase 2 -
Includes the introduction of a dedicated truck freight link from the harbour across the M7 to the N2, linking the planned truck freight route through the western (Maydon Wharf) side of the Umhlatuzana River Valley to the N2.
Roads phase 3 -
Includes a link from the existing harbour to the new harbour via Jacobs and the M4. This creates an important north-south linkage which complements the east-west logistics which were developed in phases 1 and 2.
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This development allows for the possibility of office development on the Clairwood Racecourse site and may be the impetus required to encourage regeneration in the Jacobs and Mobeni areas.
2. Land use phasing Land use phase 1A -
Relocation and rezoning of the Fresh Produce Market
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Rezoning of Transnet’s Diesel Depot
Land use phase 1B -
Statutory process and rezoning of Clairwood core from residential to logistics activities.
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Negotiation with property owners in Clairwood. The priority is securing maximum values for properties and building acquisitions as well as stakeholder involvement. Page 10 of 11
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Retention of listed buildings, places of worship and cognate institutional uses.
Land use phase 2 -
Town Planning Scheme reviews for Mobeni East from general industry to logistics.
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Rezoning of Clairwood Racecourse to office park and logistics.
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The central and northern end of the Clairwood Racecourse will be zoned for a combination of passive and active land uses. Environmental protection will be a priority.
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Small scale review for Jacobs.
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Rezoning to allow for an extension of the Merewent industrial area.
*** The dig-out port at the DIA site will be partially developed in parallel with Land use phase 2.
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