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
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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.
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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
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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
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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
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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/
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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
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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
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NEWTOWN
CBD FORDSBURG
FERREIRAS DORP
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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.
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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.
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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.
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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.
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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