Grafted Economies

GRAFTED ECONOMIES

integrating segregated economies through hybrid urban form Rachel Burch

Metropolitan Urban Design Johannesburg, South Africa

2

GRAFTED ECONOMIES

integrating segregated economies through hybrid urban form Rachel Burch

Metropolitan Urban Design Summer 2018 Johannesburg, South Africa John Hoal /Jonathan Stitleman / Andrea Godshalk / Ferdinand Le Grange 3

Table of Contents

7_Economic Segregation 13_Income Data 19_Unemployment Data 25_Informal Economy Data 35_Transportation Data 43_Site Segregation

4

49_Vision 61_Existing Hybridity 63_District 69_Hybridity at Block 73_Hybridity at District 77_Street Detail

5

6

Economic Segregation

Johannesburg is an economically unequal city. This inequality is revealed through the city’s contrasting built forms. There are patches of wealthy suburban neighborhoods with no sign of pedestrians that surround themselves with walls, fences, and barbed wire. Then there are enormous lower-income township neighborhoods that have lively and active streets. The visual contrast is stark, but otherwise, these economic conditions are highly segregated. Segregation also occurs through people’s occupations. Informal economies are present nearly everywhere in Johannesburg and accommodate one’s desire to find unique economic opportunities in unique spaces. There are some moments where there is a coexistence between informal and formal economies, but informal economies can flourish outside the reliance of the formal economies. In wealthier communities, such as Sandton, informal economies are harder to find but are regulated to operate in certain areas, like souvenir vendors found on one side of Maude Street. Integration of economic classes is difficult to find in Johannesburg as its built form is so strong in revealing its division.

7

8

LOWER-INCOME TOWNSHIP NEIGHBORHOOD IN ALEXANDRA

WEALTHY SUBURBAN NEIGHNORHOOD IN SANDTON 9

TYPICAL STREET IN SANDTON 10

INFORMAL VENDORS CONCENTRATED ON ONE SIDEWALK IN SANDTON 11

12

Income Data

13

INCOME AS A PERCENT OF AVG INCOME_GAUTENG

0%-75%

14

75%-200%

200%-475%

15% of Gauteng population lives below $2/DAY and 47% below $8/DAY

SCALE 1:1,500,000

8%

R0 <R4800

3%

R5K-10K

4%

$2/DAY 12%

R10K-20K

20%

R20K-40K

$8/DAY

16%

R40K-75K

13%

R75K-150K

$32/DAY

11%

R150K-300K

6%

R300K-600K R600K- 1.2M

2%

R1.2- 2.5M

1%

>R2.5M

0.5%

$128/DAY

AVERAGE ANNUAL INCOME - GAUTENG

R156,222

INCOME AVERAGE ANNUAL INCOME

R183,247 R182,822 R125,686 R100,812 R94,773

CITY OF JOHANNESBURG AVG. ANN. INCOME CITY OF TSHWANE AVG. ANN. INCOME CITY OF EKURHULENI AVG. ANN. INCOME WEST RAND AVG. ANN. INCOME SEDIBENG AVG. ANN. INCOME

http://www.statssa.gov.za/census/census_2011/census_products/GP_Municipal_Report.pdf Gauteng 2030 spatial development framework http://www.salaryexplorer.com/salary-survey.php?loc=2260&loctype=3

15

INCOME AS A PERCENT OF AVG INCOME_JOHANNESBURG

0%-50%

16

50%-100%

100%-200%

200%-300%

300%-480%

15% of Joburg population lives below $2/DAY and 46% below $8/DAY SCALE 1CM = 4KM

8%

R0 <R4800

3% 4%

R5K-10K

$2/DAY 11%

R10K-20K

20%

R20K-40K

$8/DAY

15%

R40K-75K

12%

R75K-150K

11%

R150K-300K

6%

R300K-600K R600K- 1.2M

$32/DAY

$128/DAY

3%

R1.2- 2.5M

3%

>R2.5M

1%

AVERAGE ANNUAL INCOME - JOBURG

R156,222 R280,890 R248,580 R143,775 R25,350 http://www.statssa.gov.za/census/census_2011/census_products/GP_Municipal_Report.pdf Gauteng 2030 spatial development framework

INCOME AVERAGE ANNUAL INCOME SANDTON AVG. ANN. INCOME JOHANNESBURG (CITY) RANDBURG AVG. ANN. INCOME SOWETO AVG. ANN. INCOME

17

18

Unemployment Data

19

UNEMPLOYMENT RATE_GAUTENG

26%

28%

35%

30%

45% 29% of Gauteng pop. is unemployed and 37% of those unemployed are in JOBURG

20

SCALE 1:1,500,000

GENDER

MEN 64%/WOMEN 36%

AGE

RACE

15-24YRS 22%/ 25-54YRS 52%/ <55YRS 26%

BLACK 92%/ COLOURED 3%/ WHITE 5% 2,156,000 PPL 807,000 PPL 561,000 PPL 426,000 PPL 200,000 PPL 162,000 PPL 1,810,740 PPL 1,667,219 PPL 47,840 PPL 95,681 PPL

UNEMPLOYED UNEMPLOYMENT BY MUNICIPALITY CITY OF JOHANNESBURG CITY OF EKURHULENI CITY OF TSHWANE SEDIBENG WEST RAND UNEMPLOYMENT BY RACE BLACK AFRICAN COLOURED ASIAN/INDIAN WHITE

Unemployment in the Gauteng province IS CONSISTENTLY WORSE THE FURTHER SOUTH-EAST YOU GO. Notably the Pretoria area is far more employed in comparison to Sedibeng. However throughout the whole area still has a significant issue with unemployment. An issue that is not new for the region however HAS GOTTEN STEADILY BETTER FROM 2011 TO THE PRESENT. http://www.statssa.gov.za/publications/P0211/P02111stQuarter2018.pdf

21

UNEMPLOYMENT RATE_JOHANNESBURG

28%-24%

22

24%-18%

18%-12%

<12%

Unemployment in SOWETO IS OVER TWICE AS HIGH THAN IN SANDTON SCALE 1CM = 4KM

26.8%

GAUTENG UNEMPLOYMENT RATE

20.5% 14.3% 16.7% 27.7% 12.2% 23.8% 26.3%

UNEMPLOYMENT RATE BY CITY REGION REGION A: MIDRAND /DIEPSLOOT REGION B: RANDBURG /ROSEBANK REGION C: ROODEPOORT REGION D: SOWETO REGION E: SANDTON / ALEXANDRA REGION F: INNER CITY / SOUTHERN JOBURG REGION G: DEEP SOUTH / ENNERDALE / ORANGE FARM

Though the overall unemployment in Johannesburg is better than the rest of the province its pattern of UNEMPLOYMENT IS HEAVILY DIVIDED FROM NORTH TO SOUTH. Notably the further east portions of the city also have a higher rate of unemployment. This pattern of unemployment FURTHER REINFORCES THE DIVISION THAT THE WITWATERSRAND create across the city. http://www.statssa.gov.za/publications/P0211/P02111stQuarter2018.pdf http://www.hsrc.ac.za/uploads/pageContent/4974/HSRC%20COJ%20ECONOMIC%20OVERVIEW%202013%20_Report.pdf

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24

Informal Economy Data

25

PEOPLE ENGAGING IN INFORMAL ECONOMY_GAUTENG

19%

48%

24%

3%

26

6%

72% of those working in the informal market are in JOBURG AND EKURHULENI. SCALE 1:1,500,000

2,901,000 PPL

ENGAGING IN INFORMAL ECONOMY

1,392,000 PPL 696,000 PPL 551,000 PPL 174,000 PPL 87,000 PPL

INFORMAL PARTICIPANTS BY MUNICIPALITY CITY OF JOHANNESBURG CITY OF EKURHULENI CITY OF TSHWANE SEDIBENG WEST RAND

The distribution of those engaging in the informal economy is NOT EVENLY DISTRIBUTED THROUGHOUT THE GAUTENG REGION. Almost 2/3 OF INFORMAL with WORKERS ARE IN THE CITY OF JOHANNESBURG AND THE CITY OF EKURHULENI, the rest operating in the City of Tshwane area. This points to the conclusion that for informal economy to work it must operate with an urban environment. http://www.statssa.gov.za/publications/P0211/P02111stQuarter2018.pdf http://www.statssa.gov.za/publications/P0276/P02762013.pdf

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PEOPLE ENGAGING IN INFORMAL ECONOMY_GAUTENG

25%

17%

28

11%

2001

2013

21%

2009

2017

2001 2009 2017

CHANGING DEMOGRAPHICS OF THE INFORMAL 2,901,000 PPL

ENGAGING IN INFORMAL ECONOMY

870,300 PPL 2,030,700 PPL

GENDER OF THOSE ENGAGING IN INFORMAL ECONOMY WOMEN MEN

20 % 18 % 18 % 24 % 20 %

LENGTH OF TIME IN INFORMAL ECONOMY >10 YEARS 5-10 YEARS 3-5 YEARS 1-3 YEARS <1 YEAR

The informal economy has waxed and waned over the years being just over of the quarter of the employment at the turn of the century. It lost over half of that by 2009, and has BEEN STEADILY RECOVERING SINCE THAT TIME. What has changed is the gender demographics since then. Steadily the INFORMAL MARKET HAS BECOME MORE AND MORE MALE DOMINATED. http://www.statssa.gov.za/publications/P0211/P02111stQuarter2018.pdf http://www.statssa.gov.za/publications/P0276/P02762013.pdf

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PEOPLE ENGAGING IN INFORMAL ECONOMY_INNER CITY EDUCATION 29% PRIMARY SCHOOLING OR LESS

GENDER

30% WOMEN

40% SOME SECONDARY SCHOOL

70% MEN 23% COMPLETED SECONDARY EDUCATION

ZIMB INDIA 4

SMALL-BUSINESSES 11% OWNED 65% OPERATING INFORMALLY

%

MIG

ABW

I NIGER

SE RANT

NTR

NEU EPRE

65 C D A S

E 30

%

MOZ

RS

%

QUE AMBI

14%

A 7% DRC | LESOTHO | PAKISTAN 5%

REASONS FOR STARTING A BUSINESS 5% MORE OPPORTUNITIES THAN FORMAL SECTOR 47% UNEMPLOYED

SOURCE 32% LOA LOANSS FROM RELATIV RELATIV IVES ES | FR FRIEEND NDS 1% BANK LOANS 85% PERSONAL SAVING

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SCALE 1 = 50 000

MIGRANT ENTREPENEURS CREATE JOB OPPORTUNITIES 1586 EMPLOYEES | 2.6 JOBS PER BUSINESS 503 SOUTH AFRICAN

CONTRIBUTE TO THE FORMAL ECONOMY SECTOR OF PARTICIPATION 12%

30% SERVICES

58% RETAIL | TRADE | WHOLESALE

SUPPLY CHAIN 8% FROM SMALL SHOPS & RETAILERS 17% SUPERMARKETS

41% SUPPLY FROM WHOLESALES

27% FROM FACTORIES 31% PAID RENT TO A S.A. COMPAMNY

31

INFORMAL ECONOMY SHOP TYPOLOGIES_INNER CITY

1 2

3

2

32

3

SCALE 1 = 50 000

1

TRADER STALLS

TRADER STALLS MARKET UNDER CANOPY

10’ WALKWAY

159’

10’ WALKWAY

INFORMAL STREET MARKET

2 6.6’ FORMAL MARKET

FORMAL MARKET

10’ WALKWAY

3

3.5’

10’ STREET PARKING

10’

10’ STREET PARKING

3.5’

10’ WALKWAY

PRIVATE COMPANY PROVIDING EMBEDED STALLS FOR INFROMAL TRADING

FORMAL INSTITUTION

INFORMAL CUBICLES

Wits University. (n.d.). Retrieved June 3, 2018, from https://www.wits.ac.za/

33

34

Transportation Data

35

PUBLIC TRANSPORTATION_INNER CITY

M2

M1 Rede Vaya Bus (Brt) Gautrain Bus Metro Bus Freeway Train

Park Station

Inner-city Boundary 36

SCALE 1 = 50 000

Rea Vaya

Metrorail

Gautrain Bus

Gautrain

Metro Bus

Citysightseeing Johannesburg

Johannesburg Park Station is the largest station in Africa. The are trains, international bus services, daily buses to surrounding cities, and the Gautrain Rapid line connecting to Park Station.

Park Station

37% 1,000,000 every weekday

Car Ownership Ridership by Park Station

37

PRIVATE TRANSPORTATION_INNER CITY Mini bus

Capacity: 15 Cost: R8 (Inner city)

M2

Street Taxi Ranks

M1

Taxi Rank Metered Taxi Car Rental

Stractured Taxi Ranks

Inner-city Boundary 38

SCALE 1 = 50 000

TAXI RANK NEAR WESTGATE STATION

OPEN SPACE BETWEEN M1/M2 INTERCHANGE / TAXI PARKING / DRIVING SCHOOL

Xiaotong Shan

MTN NOORD TAXI RANK

FORMAL STRUCTURE

INFORMAL STREET TRADING / INFORMAL SERVICES

Google Maps

39

WASTE MANAGEMENT ECONOMY_INNER CITY FORMAL SECTOR RECYCLING

INFORMAL SECTOR RECYCLING STREET WASTE PICKERS

RECYCLE COMPANIES MUNICIPALITY

NGOâ&#x20AC;&#x2122;S DROP OFF CENTERS

PRIVATE WASTE MANAGEMENT

R10 per kg Aluminum R1.5 per kg PET

INDIVIDUALS (BAKKIES)

R2.7 per kg Plastic

LANDFILL SITES

R2.2 per kg HD

BUY-BACK CENTERS

LANDFILL TRASH RECLAIMERS

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PIKITUP. (n.d.). Retrieved June 3, 2018, from http://www.pikitup.co.za/ Johannesburg: Trash for Cash. (n.d.). Retrieved June 2, 2018, from http://explorer.sustainia.me/cities/johannesburg-trash-for-cash

RECYCLED GOODS NOT PICKED UP THROUGH WASTE MANAGEMENT SYSTEM

SMALL, MOBILE CARTS

Randburg Sun

41

NEWTOWN

CBD FORDSBURG

FERREIRAS DORP

42

Site Segregation

Segregated economies develop into segregated space.

My perception of Newtown and Ferreiras Dorp is that they are segregated zones that lie in between the repetitive grids of the CBD in the East and Fordsburg neighborhood in the West. The way the space is negotiated between these two zones has developed a series of large-scaled lots and large-scaled buildings, often times with single uses.

The form of the city in this area has encouraged segregation of uses and economies through large, homogenous spaces that do not accommodate for a variety of uses or people.

43

44

SCALE 1:12500

SITE FIGURE GROUND 45

01

02

03

04

46

01_Mary Fitzgerald Square

02_FNB Bank City

Xiaotong Shan

03_Oriental Plaza

Mapio

04_Westgate Station / between M1 + M2 Interchange

Travel Ground

Xiaohan Qiu

SINGLE-USE LOTS / SINGLE-USE BUILDINGS 47

48

Vision

Johannesburg is a spectrum of formalized and informal economies. Some economies are segregated, yet many economies coexist within the same space, providing an economic network of valent relationships. The vision for 2050 is to hybridize these coexistent economies and activities within the scale of the block to create a sustainable and self-reliant block. The neighborhood of Newtown and Ferreiras Dorp sits between Downtown Johannesburg to the East and Fordsburg to the West. The Newtown and Ferreiras Dorp neighborhood sits within the confluence of the two grid systems and spatially acts as a transition and negotiation zone between the two neighborhoods. This negotiation is currently manifested in many large-scaled open spaces and single-use blocks that remain unlively and unoccupied during the majority of the week, or even the year. The vision is to create a series of hybridized blocks and districts that can seamlessly merge economies while also creating new economies that emerge from this hybridized coexistence.

A strategy is graft multiple uses or infill multiple uses onto current singleuse buildings or blocks. By grafting different uses onto a building or infilling within a block, the blocks could develop a diversity of activities and users, creating a lively district through compatible relationships. Through hybridizing economic activities within the block scale, the vision is that economies will be more resilient from inequality and unemployment, housing will accommodate for multiple users, energy and other utilities will be decentralized to operate within the block, and communities will have a self-sustaining social network.

49

Park Station

Newtown Junction Mall Museum Africa Former Stock Exchange

Fitzgerald Square

Oriental Plaza

Derelict Building

FNB Bank City

Newtown Park

JHB Development Agency JHB Central Police Station

Light Industry / Warehouse

SA Reserve Bank / Turbine Hall

Open Parking Lots

E-W BR

T LINE

Standard Bank

T LINE

R N-S B

to Soweto 50

Westgate District

FRAMEWORK PLAN

Goals

-

Promote integration and mutual relationships between economies, such as formal + informal or economies that have compatible uses and objectives.

-

Graft large, single-use buildings with multiple uses to generate hybridized programs to accommodate multiple economies and people during different times of the day.

-

Infill large-scaled open space and vacant land to generate hybridized programs to accommodate multiple economies and people during different times of the day.

-

Compatible economic hybrids to create more jobs and inclusivity of lower income jobs.

-

Economic hybrids to reduce poverty and unemployment through compatible tasks.

-

Hybrids to enhance connectivity of transportation networks of the buses, trains, taxi ranks, and pedestrian walkability from CBD to Fordsburg, and Park Station to Westgate Station.

-

Utility systems to become decentralized within block and district, creating a self-reliant neighborhood.

-

Existing informal waste recycling program to be multiplied through uses of transportation hubs.

-

Waste collected to be utilized and recycled within the district, either as an alternative fuel source or for artistic outlets.

-

Create community programs, such as education and art, to help integrate waste, energy, and transportation systems within the community.

-

Create housing to accommodate for specific users of block and to activate site at different hours during the day.

51

Park Station Gautrain Metrorail Taxi Rank

Bree Taxi Rank

Existing Rea Vaya BRT Line

Zimbabwe Bus Terminal E-W BR

T LINE

RT N-S B

LINE

Westgate Station Gautrain Metrorail Taxi Rank Rea Vaya BRT

CONNECTIVE TRANSIT ROUTES 52

-2 New BRT Lines : N-S Line_ Connecting Park Station in the North towards Soweto to the South Connecting to Bree Taxi Rank and Existing BRT Line towards CBD further East E-W Line_Connecting the CBD in the East to Fordsburg in the West Connecting to International Zimbabwe Bus Terminal

FRAMEWORK STRATEGIES 53

SITE STRATEGIES 54

Infill / Re-blocking on Large-Scaled Open Spaces

Grafting multiple uses on Single-Use Large-Scale Buildings

FRAMEWORK STRATEGIES 55

56

INFILL STRATEGY AT MARY FITZGERALD SQUARE

FRAMEWORK STRATEGIES 57

58

GRAFTING STRATEGY AT TYPICAL STREET

FRAMEWORK STRATEGIES 59

FORMER MEDICAL OFFICE BUILDING/ ETHIOPIAN MARKET ETHIOPIAN RESTAURANT

HOUSING

SMALL-SCALE WHOLESALE SHOPS

INFORMAL SIDEWALK TRADING

Google Maps

LITTLE ADDIS

HOUSING

OFFICES NEWTOWN 60

Existing Hybridity

Johannesburg has some inspiring moments where hybridity could be a model for future development. The Ethiopian Market near the Fashion District is an active and lively block that has taken advantage of an old Medical Office building and utilizes it for small-scale wholesale trading. Trading and storage occurs on upper floors, while a restaurant sits on the first floor, more trading occurs facing the street, and more informal trading occurs on the sidewalk without permanent structures. A hybrid building in Newtown is interesting in that multiple housing floors were built onto an existing low-rise office building. This further justifies the idea for grafting uses onto existing buildings.

61

WESTGATE DISTRICT

62

District

The district is located at the open space between the M1 + M2 interchange, called Westgate. The site is used heavily as a transit node for the Metrorail, Rea Vaya BRT station, and taxi ranks. The space adjacent to the highway is currently being used as a driving school. The station is situtated at the South-Western edge of the CBD and acts as an entrance point from Soweto to the Inner City. The project seeks to become a model for development through the hybrid method, therefore the strategy for the site is to re-block it with the convergent grids from the CBD and Fordsburg grids.

This convergence point is the re-designed transit hub that will also accommodate a variety of other uses.

63

CONVERGENCE OF GRIDS FROM FORDSBURG + CBD

Fords

burg G

64

rid

CBD Grid

RT LIN

E

Transportati

NEW B

on Hybrid Zo

ne

EXISTING TAXI RANK

NEW BRT LINE

MIDDLE WEDGE AS TRANSPORTATION HYBRID ZONE

EXISTING BRT LINE

EXISTING TRAIN STATION

DISTRICT STRATEGY 65

Mad Giant Brewery

Johannesburg Central Magistrate Court

panel beaters / car mechanics n. panel beaters / car mechanics

A

Bryte Insurance

Marshall St.

a.

c.

e.

n. b.

f.

e.

j.

c. g.

e.

d.

h. k.

i. d.

tga

Wes

66

on

tati

in S

ra te T

l. i.

m.

n.

AngloAmerican Corporate Gauteng Department of Education

District Ground Programs a. fashion retail stalls b. wholesale retail stalls c. small-scale office stalls d. restaurant stalls e. taxi rank aisles f. art studios / retail space g. taxi fuel station h. education classroom i. water collection retention pond / park j. food market stalls k. senior living / childrenâ&#x20AC;&#x2122;s daycare l. gym / sports recreation m. traditional healerâ&#x20AC;&#x2122;s stalls n. blocks for potential parcelization

Standard Bank

Sau

er

St.

Standard Bank

Standard Bank parking garage

DISTRICT PLAN 67

HOUSING HOUSING

Top Floors

Upper Floor / Buffer between proudction + housing

PRODUCTION

ECONOMY

Sustainability

COMMUNITY

Second Floor

Ground Floor

SECTIONAL HYBRID BLOCK TYPOLOGY 68

Hybridity at Block

Policies to regulate Block Hybridity: -Each block must have [ECONOMY + PRODUCTION + COMMUNITY + HOUSING] programming -Incentivize ECONOMY to facilitate or aid in PRODUCTION services -PRODUCTION must develop COMMUNITY programming, like art or education -Develop HOUSING that meets needs of users and actors of ECONOMY, PRODUCTION, or COMMUNITY programming -When developer is building ECONOMY or HOUSING : -50-100% of intended area to be designated as PRODUCTION -50-100% of intended area to be designated as COMMUNITY -When city/developer is building PRODUCTION infrastructure: -50-100% of intended area to be designated as a complimentary ECONOMY or COMMUNITY -Hybrid land uses of the block to be integrated horizontally and vertically

69

ARTIST LOFTS

ARTIST LOFTS

HOUSING PROVIDED FOR ARTISTS

ART STUDIOS

ART STUDIOS

ing

RECYCLED GOODS CAN BE USED FOR ART

RECYCLING COLLECTION RECYCLING COLLECTION TAXIS HELP IN COLLECTION OF RECYCLED GOODS

TAXI RANK

TAXI RANK

COMPATIBLE PROGRAMMATIC RELATIONSHIPS 70

FTS IOS O S L TUD T S TI TS S ON I R T A TIS EC L R L A CO G N CLI Y C RE

S

K AN

/

T AR

IO UD

ST

IR

TAX

EXAMPLE HYBRID BLOCK 71

PRODUCTION

COMMUNITY

COMMUNITY

PRODUCTION

ECONOMY

Sustainability

HOUSING

Sustainability

HOUSING

HOUSING

shared relationships

ECONOMY

HYBRID DISTRICT TYPOLOGY 72

Hybridity at District

Design Principles: 1)

Each block to include a hybrid of economies, utility services, community amenities, and housing.

2)

Adjacent programs to have compatible relationships, either through vertical or horizontal connections.

3)

Adjacent blocks to have compatible relationships with each adjacent block, providing a self-reliant district network.

4)

Each block to have decentralized, sustainable, and self-reliant strategies for a specific energy and utility production.

5)

Large, single-use blocks to develop smaller, gridded blocks to accommodate for redevelopment through multiple uses.

6)

Large, single-use buildings to graft additional uses or redistribute current uses to adjacent blocks.

7)

Ground floor structure to be small parcels that are flexible, adaptable, and to accommodate for various types of uses and economies.

8)

Additional levels to have small-scale parcels to encourage hybridity of smaller and larger ownership.

9)

Buildings and blocks to merge adjacent grid systems and reduce block size that would enhance connectivity along edges.

10)

Ground floor to accommodate active and lively economies.

11)

Industrial production to occur above ground floor, so to not interfere with pedestrian traffic.

12)

Community or economy programs to act as buffer between production and housing programs.

13)

Each adjacent economy to develop hybrid relationship with adjacent economy.

14)

Housing at upper levels to serve specific users of block.

73

1 9

5

2 6

10

7

11

3

4

8 12

8 13

74

5 1

2

9

HOUSING

HOUSING

HOUSING

PUBLIC PARKSPACE

OFFICE

RECYCLING PRODUCTION

POSTAL SERVICE

LAW/BUSINESS EDUCATION

FASHION RETAIL

TAXI RANK

LOW-INCOME HOUSING

6

RESTAURANTS

10

ARTIST LOFTS

HOUSING

GAUTENG OPERA

ART STUDIOS

FOOD PRODUCTION

CHURCH

RECYCLING COLLECTION

FOOD MARKET BRT STATION

TAXI RANK

WHOLESALE RETAIL

7

3

STUDENT HOUSING

STUDENT HOUSING

LIBRARY

EDUCATION

WASTE-TO-ENERGY PRODUCTION

FUEL STATION

SERVICES

TAXI RANK

11

SENIOR LIVING CHILD DAYCARE

12

HOUSING WATER MANAGEMENT

BRT STATION

COFFEESHOPS / BARS 4

HOTEL

8

WATER COLLECTION

WATER-TO-ELECTRICITY PRODUCTION

RECREATION

RESTAURANTS

TRAIN STATION

13

HOSPITAL GYM / RECREATION

TRADITIONAL HEALERS / MEDICINE

DISTRICT HYBRID BLOCKS WITH PROGRAMATIC RELATIONSHIPS 75

76

Street Detail

The street detail is a view of the typical intersection between the main transit street from North to South and the typical East-West connective streets. The main street has a BRT-only lane, additional car lane, lanes for carts and bikes, plus a green median to collect water. The typical East-West street will aim to accommodate only the BRT and prioritize pedestrian traffic over cars. There is a line of trees planted parallel to this street to emphasize its pedestrian- and vendor- friendly nature.

These trees will not only act as green infrastructure to collect water, but also as a structure that could encourage informal trading. The commercial shops and markets are oriented towards this street and could also utilize the trees as flexible spaces for trading or restaurants.

77

b.

a.

n.

c. d. e. f.

n.

g.

h.

i. j.

78

j.

i.

Street Intersection Activities

m.

c.

a. taxi rank aisles b. art studios / retail space c. trees / space for informal trading d. typical sidewalk e. cart / bicycle lane f. car / BRT lanes g. taxi fuel station h. education classroom i. BRT station j. BRT lane k. childrenâ&#x20AC;&#x2122;s playground l. pedestrian-priority street m. small-scale food market stalls n. landscape street median

l.

c.

m.

k.

DETAILED PLAN 79

openings between floors to enhance transparency between programs

5m Service Ramp to Recycling Collection

80

Artists Lofts

HOUSING

Student Housing

Art Studios

COMMUNITY

Science Education

Recycling Collection

PRODUCTION

Fuel Station

Taxi Rank

ECONOMY

Informal Trading

5m

5m

2m

Trees / Street Trading

Sidewalk

Cart / Bicycle Lane

3m

3m

Car / BRT Lanes

2m Cart / Bicycle Lane

5m

Sidewa

alk

landscape wall surface to mask industrial noise / smell from street

openings between floors to enhance transparency between programs

5m

5m

Trees / Street Trading

Service Ramp to Fuel Production

PROGRAMMATIC SECTION 81

MARKET / BIOGAS PRODUCTION / EDUCATION

BRT STOP

BRT STOP

TAXI RANK / RECYCLING COLLECTION

MARKET / HOUSING TAXI RANK / FUEL STATION

82

DETAILED MODEL PHOTOS 83

TYPICAL EAST-WEST CORRIDOR

NORTH-SOUTH BRT CORRIDOR WITH GREEN MEDIAN

VIEWS OF TYPICAL STREETS 84

FUEL STORAGE TANKS ABOVE TAXI RANK

SMALL-SCALE TRADING STALLS

VENODRS HAVE FLEXIBILITY TO TRADE ALONG SIDEWALK

TREES AS INFORMAL TRADING STRUCTURE

OPEN BRT STOP WITH BENCHES

VEHICLE / CART RAMP TO UPPER LEVEL PERSPECTIVE VIEWS INTO SPACE 85

86

SITE AERIAL FACING NORTH 87