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Published by coenraad, 2018-12-15 04:12:47

Rietondale_Estates.Doubleside.print.layout.lowres

Rietondale_Estates.Doubleside.print.layout.lowres

DEVELOPMENT PROSPECTUS

RIETONDALE
ESTATES

MULTI-GENERATIONAL ECO-LIVING



TEAM

TURNKEY IMPLEMENTING AGENT AND DEVELOPER

VALUMAX (PTY) LTD.

TOWN AND REGIONAL PLANNERS

URBANSMART PLANNING STUDIO (PTY) LTD.

ARCHITECTS

FLANEUR ARCHITECTS (PTY) LTD.

ENVIRONMENTAL PRACTITIONER

EARTH-TIES ENVIRONMENTAL SERVICES (PTY) LTD.

Confidentiality:
The information in this document/report is confidential. It is intended only for the use of the named recipient. If you are not the intended recipient, kindly notify URBANSMART (Pty) Ltd. and/or
VALUMAX (Pty) Ltd. immediately and then destroy this document and all attachments. Do not disclose the contents of this document to any other person or legal entity, nor take any copies. Violation of
this notice may be unlawful.
Copyright Notice:
This document, with associated content, layout and methodologies, shall not be reproduced or used, in whole or in part, for any purpose, without the prior written consent of URBANSMART (Pty) Ltd
and / or VALUMAX (Pty) Ltd.
Indemnity and Conditions Relating to this Report:
The information, observations and opinions given in this report are based on the author’s best professional knowledge, as well as available information. The report is limited by time and budgetary
constraints and URBANSMART (Pty.) Ltd. and VAUMAX (Pty) Ltd. and their staff reserve the right to modify aspects of the report.
This report must not be altered or added to without the prior written consent of the authors. This also refers to electronic copies of this report. Similarly, any recommendations,
statements or conclusions drawn from or based on this report must make reference to this report.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19



OVERVIEW

RIETONDALE ESTATES

COMPANY BACKGROUND AND GEOGRAPHICAL FOOTPRINT
CHAPTER 1: GEOGRAPHIC LOCATION
CHAPTER 2: PROPERTY DETAILS
CHAPTER 3: NATURAL FORM-GIVING ELEMENTS
CHAPTER 4: SURROUNDING LAND USE STRUCTURE
CHAPTER 5: DEVELOPMENT PLANNING DIRECTIVES
CHAPER 6: DEVELOPMENT CONCEPT AND DESIGN PRINCIPLES
CHAPTER 7: DEVELOPMENT YIELD
CONTACT US

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

COMPANY BACKGROUND

ABOUT

The Valumax Group is a modern South African company that has been in existence for 30 years.
Over the years, the company has grown into a network of property development and property investment companies,
where each of the subsidiary companies was tailor-made for a specific investment or development opportunity. The
Valumax Group has a proud history and boasts one of the most successful development track records in the South
African property business sector.

CORE BUSINESS

The Valumax Group's core business is to identify and facilitate the acquisition of well-located land for development and
investment purposes, to improve the value of the land through acquiring the necessary land use rights and

environmental authorisations, installing the required civil and electrical infrastructure, constructing the top-structures
and the marketing and sales of the completed units to end-users.

The Valumax Group is also focused on the construction of commercial centres, industrial parks, educational and health
facilities through strategic partnerships and equity partners.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

GEOGRAPHICAL
FOOTPRINT

AFRICA AND GAUTENG

The Valumax Group of
Companies is primarily a
Gauteng-based development
company with projects
located in the Tshwane,
Johannesburg and Ekurhuleni
Metropolitan Municipalities.

The company has also
ventured into various
selective projects across the
South African border in
Camama, Luanda in Angola.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19



CHAPTER 1

GEOGRAPHIC LOCATION

GEOGRAPHIC LOCATION

THE CITY OF TSHWANE - GAUTENG

The development site is situated within the
City of Tshwane Metropolitan Muncipality
(COT MM), which municipality constitutes the
capital city of South Africa and the Gauteng
Province. The Metropolitan area is centred on
the city of Pretoria with surrounding towns
and localities included in the local government
area.

Administratively the City is divided into seven
(7) planning regions, with the site falling
within Region 3. Region 3 includes the CBD of
Tshwane, the Brooklyn and Hatfield
metropolitan nodes as well as the western
area of Tshwane (commonly known as
Pretoria West).

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

GEOGRAPHIC LOCATION

THE MOOT - PRETORIA

Within Region 3, the site is nestled between the
well established residential neighbourhoods of
Villieria, Rietondale and Queenswood - all
forming part of the larger area known as 'The
Moot'.

The Pretoria CBD, Hatfield node and University
of Pretoria (UP) is found a short distance from
the site in a south-westerly and southerly
direction respectively - just over Meintjieskop.
The prominent Koedoespoort and
Elandsfontein Industrial Node is found within 5-
minute drive to the north-east.

Soutpansberg Road passes along the southern
boundary of the site, and together with Gordon
Rd. / Stead Ave. affords the site with excellent
accessibility - at both regional and metropolitan
level. Soutpansberg Rd. forms a direct and
convenient link with the Pretoria CBD and the
UP's Steve Biko Academic Hospital precinct.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

CHAPTER 2

PROPERTY DETAIL

PROPERTY DETAILS

PROPERTY AND OWNERSHIP

The development site is situated on a part of the Remaining Extent of Portion 25 of the Farm Rietfontein
321 - J.R. Ownership of the land vests in 'The Government of the Republic of South Africa' via Deed of
Transfer T8769/1928.

SIZE

The development site is situated on approximately 90 hectares (Ha) of the larger farm portion which
measures some 151,74 Ha in extent.

ZONING

The site is zoned Use Zone 16: Government in terms of the City of Tshwane Town-Planning Scheme, 2008
(revised 2014). Uses permitted under this zoning include Government offices, depots, workshops, stores,
communication centres, police stations, post offices and uses incidental, but excludes Industries and
Noxious Industries.

USE OF LAND

The development site is commonly referred to as the Rietondale "Proefplaas / Experimental Farm". The
Proefplaas was used by the Department of Agriculture for some eighty (80) years, during which time it
served as an agricultural research centre primarily focusing on pasture management. Over the years
activity gradually decreased, with the Department for Biological Control having been the last users.
Presently, the property is in a state of decay, and is subjected to illegal dumping activities.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

CHAPTER 3

NATURAL FORM-GIVING
ELEMENTS

NATURAL ENVIRONMENT

TOPOGRAPHY HYDROLOGY

The site predominantly slopes in both a The site features an east-west drainage line
northerly and southerly direction. The most formed by the northward and southward sloping
dominant of these slopes being the southerly characteristics of the site. Notably, this drainage
slope sloping away from the northerly ridge area line channels stormwater runoff in both an
(koppie). Whilst the slope does account for a easterly and westerly direction towards the
fairly substantial change in elevation, given the boundaries of the site. Excess runoff resulting
size and shape of the property, the slope is from the site is generally accommodated via a
generally regarded suitable for development – culvert situated along the western boundary of
with the exception of the koppie itself. The the site, and which culvert passes under Tom
bottom third of the site abutting Soutpansberg Jenkins Dr. and decants into the Rietondale Park
Rd. is generally flat. stormwater system.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

NATURAL ENVIRONMENT

VEGETATION AND FAUNA RIDGE (KOPPIE)

According to the Gauteng Conservation Plan According to the Gauteng Conservation Plan
(V3.3)(2011), the site falls within the Vulnerable (V3.3)(2011), the proposed development borders
(VU) Marikana Thornveld.  Vulnerable Ecosystems a Class 3 ridge, and which ridge is associated
do not share the same levels of protection as other with an Orange listed Plant Habitat and Primary
systems, but are still listed as Endangered Vegetation. This northerly ridge, is also listed as
Ecosystems. Apart from the ridge (koppie) area, no an ‘Important’ and ‘Ecological Support Area’
further threatened or sensitive fauna or flora is (ESA). A default buffer of 200m from the outer
reported for the site from available desktop edge of the ridge may be applicable.
information. This said, the site is home to a number
of imposing trees, with these forming two
prominent belts.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

CHAPTER 4

SURROUNDING LAND USE
STRUCTURE

SURROUNDING LAND USE
STRUCTURE
ROAD NETWORK AND ACCESS

LAND USE The site is well-integrated with and easily accessible from the surrounding
residential areas, and primary activity nodes – e.g. the Pretoria CBD,
Nestled within the Moot, the surrounding urban fabric is Koedoespoort Industrial Node, the Hatfield Node, the UP Campus, the
characterised by the well established, low-density larger Sunnyside/Arcadia Precinct, as well as the Gezina activity strip
neighbourhoods of Rietondale, Villieria and Queenswood. along Steve Biko Rd/Johan Heyns Dr. Conveniently, Soutpansberg Rd.
The historical character that predominates the surrounding passes along the southern boundary of the site, and provides a direct and
environment is thus one of relatively large, single dwelling- convenient link with the Pretoria CBD and the UP's Steve Biko Academic
houses. Apart from the site itself, a prominent feature Hospital precinct. Similarly, Tom Jenkins Dr. passes along the western
within proximity of the site is Rietondale Park, which park boundary of the site, and provides a direct north-south link over
offers extensive sports fields and related recreational Meintjieskop towards the Loftus Versfeld precinct, the UP, the extensive
infrastructure. The Park also doubles-up as an important pre-tertiary precinct formed by Laerskool PTA-East, Meisies Hoër, Seuns
stormwater management system, which systems upper Hoër and Pretoria Boys High School.
reach originates from the site’s western boundary.
Access to the site is currently received from Soutpansberg Rd. via the
Travelling along Soutpansberg Rd. one finds Rietondale existing main entrance to the Proefplaas. It is however foreseen that
Primary School to the west of the site, and Clapham High future access will be received via the signalised intersection directly
School abutting the eastern boundary of the site. Relatively opposite from the entrance to DIRCO. A secondary access may well be in
little retail opportunity is found within proximity of the site, play – between the existing signalised intersection of Wren Lane and the
with the Queen Corner shopping centre complex just to the DIRCO entrance. A secondary access to the site is found along Tom
east of the site being the largest (+/- 10 000sqm GLA). The Jenkins Dr – in close proximity to Lys Street. It is foreseen that direct
more recently constructed office building of the access to the site will be possible at the mini circles formed by the
Department of International Relations and Cooperation junctions of Tom Jenkins Dr. and North St., and Tom Jenkins Dr. and Lys St.
(DIRCO) represents a landmark building, providing the No access is received along the northern or western boundaries of the
general locality of the site with a strong sense of place. property. The site is not materially affected by any future road planning
initiatives in terms of the COT’s Roads Master Plan (RMP) for the area.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19



CHAPTER 5

DEVELOPMENT PLANNING
DIRECTIVES

DEVELOPMENT PLANNING
DIRECTIVES
SITE-SPECIFIC APPLICATION

SURROUNDING LAND USE

RESIDENTIAL: In terms of the Region 3: Regionalised Spatial Development Framework LINEAR ZONE: Concentration Zones and
(2018), the surrounding low-density residential fabric is set to remain as such. The Linear Zones call for a drastic change in the
residential area to the east of Stead Ave. is however earmarked for densification purposes at built- environment in terms of densities,
significantly higher densities than the prevailing urban form. typologies, built form and urban design. The
intention is to move away from suburban
LOCAL NODE: The Clapham High School, Queen Corner shopping Centre and surrounding typologies in these areas toward a more
commercial uses, are identified as a local node. The RSDF supports the concentration of urban fabric and typologies. Linear Zones
higher-order land uses, the provision of social and community facilities, as well as residential are promoted along major routes, with the
densification within nodes. Densities of up to 200 dwelling-units per hectare (du/ha) are intention to increase densities in support of,
supported within nodal areas, depending on available public transport and social amenities. and encourage public transport
The average density supported around suburban nodes is in the order of 80 du/ha. development and usage. The average
density supported in and around linear
MIXED USE: The RSDF earmarks the land directly abutting the DIRCO building and along zones is in the order of 80 du/ha. Typical
Soutpansberg Rd. for mixed-use development. Within the context of the RSDF, 'mixed-use' housing typologies supported include
refers to land uses such as offices / commercial / residential / industrial / retail / medium- rise apartment buildings, walk-ups
entertainment / institutional etc. The final combination is area specific though. and duplex residential developments.

OFFICES: A linear office strip ie earmarked along soutpansberg Rd. - directly opposite of the LOW DENSITY ZONE: Low Density Zones
Queen Corner shopping centre complex. includes areas that are more centrally
placed, but which have special
MOBILITY SPINE: Soutpansberg Rd. is classified as a 'Mobility Spine'. In terms of the inter- characteristics that need to be preserved,
relational function between land use and a road network, the RSDF's activity matrix and hence a low density is considered
promotes the mixed-use and medium- to higher-density nodal development at intersections. justifiable. It includes areas along ridges.
Ideally, the density should not exceed 10
du/ha.

NON-MOTORISED TRANSPORT (NMT): Soutpansberg Rd. is earmarked as a Class 1 NMT THE RIETONDALE ESTATES: A
(pedestrian & cycle) route. The design goals of such routes include inter alia to increase DEVELOPMENT PROSPECTUS | 2018/19
pedestrian permeability into and through high-density precincts; and to promote human
scale, pedestrian friendly developments.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19



CHAPTER 6

DEVELOPMENT CONCEPT
AND DESIGN PRINCIPLES

RIETONDALE ESTATES

MULTI-
GENERATIONAL

Lifestyle estates are increasingly embracing young, old and everyone in-between, in sectional title homes as well as rental
apartments, providing facilities that cater for young families and children, students, working adults, and those in their golden

years. These estates also come replete with nearby schools, shops, medical care facilities and sports- and leisure activity
infrastructure. Its about creating a multigenerational, village-like environments that goes back to an era when young and old

lived together. Is about creating inclusive communities with a strong social fabric.

ECOLOGICAL

The past two decades have witnessed a resurgence of ecological ideas and ecological thinking in discussions of urbanism,
society, culture and design. 'The City Ecological' is a concept and development approach that recognises that social, economic
and ecological integration is required to make cities more sustainable. This approach is particularly relevant to the site in view

of its natural characteristics and informal recreational value to the larger Rietondale - Queenswood community.

DESIGN PRINCIPLES

GENERAL

The City of Tshwane's urban-form, like most South African City's, is characterised by a sprawling, low-density, fragmented
spatial structure. Such spatial structure is not supportive of the necessary economies of scale with which to promote efficient
and cost-effective public transport, municipal infrastructure and other social and community services. An alternative approach
is required whereby we plan for compact cities and transport corridors; promote infill, multi-storey and mixed-use
developments to promote public transport and reduce the necessity to travel; we prioritise non-motorised forms of travel; and
proactively preserve and integrate the natural environment.

The general development concept of 'The Rietondale Estates' is thus informed by a philosophy of social inclusion, building
community, and the proactive integration and preservation of the natural environment; encouraging walkability and
improving accessibility to public transport; creating the necessary population thresholds for economic growth and viable
business development; minimising distance between home and work; and containing the outward expansion of the City's
urban footprint.

SITE SPECIFIC

Having regard for the site-specific circumstances, the following design principles inform the proposed development:

PRINCIPLE 1: CONNECTIVITY AND URBAN CONTINUITY (PRIMARY ROAD NETWORK)

The proposed primary road network allows for maximum connectivity and integration with the adjoining urban fabric, and both
local- and higher-order road network. Considering the higher-density nature of the proposed development, multiple access
points allow for the spread of trips generated. The alignment of the proposed road network is informed by the existing junctions
along Tom Jenkins Rd, and Soutpansberg Rd, as well as access spacing standards along Soutpansberg Rd.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

DESIGN PRINCIPLES

PRINCIPLE 2: A NATURAL OPEN SPACE SYSTEM FOR BOTH CONSERVATION AND RECREATION

Utilise the natural elements (ridge, drainage line and avenues of indigenous trees) of the site with which to create a natural open
space system. It is intended for this system to play multiple roles whilst creating liveability and and sense of place. First and
foremost, the system is intended to play an urban conservation role in providing areas for natural habitat restoration and the
promotion of urban biodiversity. This goes to the heart of the historic role of the site. Secondly the system is intended to
promote urban permeability, connectivity and walkability via accommodating the developments primary pedestrian network.
Thirdly, the system both provides for, and creates a link of well-located recreational parks.

PRINCIPLE 3: CONTRIBUTE TOWARDS AND SERVE THE SURROUNDING COMMUNITY

Whilst the site plays an important informal recreational role to the surrounding community, it is unfortunately subject to decay
and illegal land use activities. For the development to once again contribute to the surrounding community, in-spite of the
development taken on the form of a security estate, it is intended for the open space system to be made accessible to the
general public on a similar basis than any other municipal managed nature reserve in the City. Accordingly, access will be
controlled, and a negligible entrance fee for conservation and parks management charged in line with the City's tariffs. Thus
whilst the open space system will take-on a private nature, the use thereof will be shared with the wider community.

PRINCIPLE 4: INTEGRATE NON-MOTORISED TRANSPORT

In support of promoting the integration of non-motorised transport, the pedestrian network situated within the natural open
space system, is supported by a pedestrian and cycle route system along all of the 25m and 32m road reserves. Pedestrian
infrastructure is also provided along the 20m road reserves. Controlled pedestrian access points are provided along the
boundary of the development with Soutpansberg Rd. This integrates the development with the Class 1 NMT route identified by
the City along Soutpansberg Rd.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

DESIGN PRINCIPLES

PRINCIPLE 5: STORMWATER MANAGEMENT AND OPEN SPACE LATTICE

The site features an east-west drainage line formed by the northward and southward sloping characteristics of the site.
Notably, this drainage line channels stormwater runoff in both an easterly and westerly direction towards the boundaries of the
site. Excess runoff resulting from the site is generally accommodated via a culvert situated along the western boundary of the
site, and which culvert passes under Tom Jenkins Dr. and decants into the Rietondale Park stormwater system. To preserve and
enhance the function of this system, an extensive east-west running natural belt following the natural drainage line is proposed
parallel to Soutpansberg Rd. This natural belt forms part of the larger opens spaces lattice system, which system is placed in a
manner conducive to natural stormwater drainage and groundwater recharge.

PRINCIPLE 6: INTERNAL ROAD NETWORK, URBAN BLOCKS AND ACCESS CONTROL

The primary road network of the development (32 and 25m road reserves), is supported with a secondary road network (20m
road reserves. These roads enhance internal circulation, provides access opportunity to abutting land uses, and structures the
development into several urban or super blocks. Each of these blocks is set to accommodate one or more development
complexes, or other non residential land uses. In the interest of creating a secured life-style environment, security access points
are provided. From a traffic engineering and logistical management point of view, the nearest access to the school from
Soutpansberg Rd. is however not security controlled.

PRINCIPLE 7: SIGHT LINES AND SENSE OF PLACE

To bing-out the natural sight lines afford to both Meintjieskop and the site's very own northerly ridge area, the two primary
entrances to the development from Soutpansberg Rd is structures as north-south aligned urban boulevards. Further sight lines
are promoted via two (2) north-south and two (2) east-west running open space corridors.

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

DESIGN PRINCIPLES

PRINCIPLE 8: DEVELOP AN INCLUSIVE RESIDENTIAL CORE AIMED AT MULTI-
GENERATIONAL LIVING

The bulk of the development is focused on the delivery of inclusive housing opportunities, which opportunities provide housing
options for students; young professionals and working adults; young families; those looking to downsize, those looking to retire
and those requiring assisted care. Different affordability levels are also offered within each of the life-phase orientated housing
typologies.

PRINCIPLE 9: HEIGHT AND DENSITY GRADIENT

To prevent a monotonous and sterile urban landscape, variation in building height is applied. The idea being to create urban
character and public space enclosure. The height regime ranges from 2- storeys along the northern ridge area up to a height of
4-storeys along Soutpansberg Rd. This maximum height of 4-storeys along Soutpansberg Rd. is informed by the height of the
DIRCO building. The height regime also takes cognisance of the topography of the area in order to afford as many residents as
possible with access onto the natural elements of the site as well as enjoyment of the views offered.

The development density of the site is informed inter alia by the development guidelines provided by the RSDF, as well as the
inherent market potential of the site considering its proximity to places of employment and education. Consistent with good
planning principles, a density gradient is applied to the development, which density slopes in intensity from Soutpansberg Rd.
(high-density) to the northerly ridge area (low-density). The gross development density achieved by the development is
conducive to supporting the mixed-use and office zones identified by the RSDF along soutpansberg Rd.

PRINCIPLE 10: COMMUNITY AND SOCIAL SERVICES - SUPPORTING SUSTAINABLE
DENSIFICATION

To be a sustainable and desirable urban growth path, residential densification must be supported by access to adequate social

and community services and facilities. Appropriately, the development makes provision for an educational precinct (creche,

aftercare, priamry and secondary), a local convenience shopping centre

(inclusive of office and medical consulting rooms), as well as a day or sub-acute THE RIETONDALE ESTATES: A
hospital facility. The placement of the uses is informed by sound planning theory DEVELOPMENT PROSPECTUS | 2018/19

and commercial experience.

HOUSING TYPOLOGIES AND HIEGHT AND DENSITY GRADIENT

LOW HIGH THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

DENSITY AND HEIGHT GRADIENT



CHAPTER 7

DEVELOPMENT YIELD

DEVELOPMENT YIELD

HOUSING EDUCATIONAL COMMERCIAL

+/- 3 431 9.1 HA 1.8 HA (18 000SQM BULK)

DWELLING UNITS CRECHE, AFTERCARE, PRIMARY CONVENIENCE RETAIL, OFFICES,
+/- 1 845 WALK-UPS AND SECONDARY MEDICAL CONSULTING ROOMS

+/- 1 586 DUPLEXES AND DAY OR SUB-ACUTE
HOSPITAL

+/- 293 RETIREMENT

GROSS DEV. DENSITY @ 33 DU/HA

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

DEVELOPMENT YIELD

PARKS NATURAL AREAS INTERNAL ROADS

+/- 2.4 HA +/- 25 HA 33.8 HA

RIDGE AREA AND GREEN 20M / 25M AND 32M RESERVES
CORRIDORS

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

TOWNSHIP LAYOUT PLAN

THE RIETONDALE ESTATES: A DEVELOPMENT PROSPECTUS | 2018/19

CONTACT PHYSICAL

78 Mogwane Street
Soshanguve
Thorntree View
Pretoria

EMAIL

[email protected]

PHONE

(+27) 87 231 7822


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