SECTION 2: PRECINCT DESCRIPTION
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
SECTION 2: PRECINCT DESCRIPTION
East of Sivewright Avenue in the area of the present day Ellis Park
2.1 Planning Boundaries
Rugby Stadium and Tennis Courts, there existed for many years a
The Sports Mecca Precinct is located in New Doornfontain area and large area of brickfields and water reservoirs which had fallen into
is defined by Charlton Terrace to the north, Bertrams Road to the east, disuse. According to Neame, the area was “a sort of no-mans land of
Miller Street and the railway to the south, and Sivewright Expressway shacks and hovels occupied by Coloured washerwomen and Natives.
to the west. The area covered is approximately 48,2ha It was an eyesore to the district and a potential danger to health.” The
Town Council was eventually successful in acquiring thirty-five acres
During the consultative stage it was suggested that the southern
of this land from the Rand Water Board in 1907 leading to the
boundary should be move to Voorhout Street, which happened to
implementation of comprehensive reclamation plans. This included a
coincide with the township boundary of Troyeville. Precinct boundaries
small lake on which boats were sailed. Before long, this lake was filled
are not considered to be barriers but rather places of interface and
in and replaced by a football field and tennis courts.
opportunities, of overlapping influences and potential synergies that
need to be nurtured and guided to achieve maximum benefit. On 16 January 1909, the first public swimming pool built in
Johannesburg was officially opened. Known as the Ellis Park
See Figure 3: Planning Boundaries
Swimming Pool, a swimming gala was held to mark the occasion. A
History similar event a few weeks later, however, had to be cancelled when it
was discovered that somebody had let all the water out. With a
At the time of the discovery of gold in 1886, the area which today capacity of 500,000 gallons of water, it understandably took a
comprises the Ellis Park Rugby Stadium and tennis courts was a considerable time to again fill the pool which became a landmark in
morass on which the pioneers shot wild buck. This was when a stroll this part of Johannesburg.
of a few hundred yards in any direction from the dusty mining camp
The Sports Mecca precinct has developed gradually over time,
ended on the bare veld.
beginning with the construction in 1927 of the old Ellis Park Rugby
On 1 September 1887 F.J. Bezuidenhout leased the site of this Stadium. The Art Deco Swimming Pool complex was later built
township on his farm to J.P. Meyer, J. Charlton and J.A. Muller. They adjacent to the stadium. The rugby stadium was eventually
in turn ceded their leases to others until the Johannesburg Waterworks demolished in the late 1970s to be replaced by the current stadium
Co., became the sole lessees on 1 July 1889. The latter had by then which was opened in 1979, and the Standard Bank Arena was erected
built a sizeable dam in the area of the present day Ellis Park Rugby in 1984 adjacent to the old SA Tennis complex. The area was first
grounds, from where water was pumped to a reservoir in Saratoga conceptualised as the Greater Johannesburg Sports Mecca Precinct in
Avenue at the corner of Harrow Road. This reservoir was unveiled in the run up to the 1995 IRB Rugby World Cup.
September 1888 and was the town’s first properly functioning gravity
The precinct was also intended to play a pivotal role in providing green
reservoir.
recreational space for the surrounding densely populated suburbs of
Hillbrow, Berea and Yeoville and was to have included a green belt
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
along Saratoga Avenue/Charlton Terrace/Bertrams Road to link up a lively debate, once again confirming the contested nature of
with the Jukskei valley. It was also intended that sports bodies and heritage. The residents of the 16 houses in question were suddenly
organisations should be clustered in the precinct. given six months by the Council to vacate the houses. In believing
that the Council was going to demolish the houses because of their
During the 1990s numerous sports organisations were located at Ellis
dilapidated condition, the former National Monuments Council gave
Park, including Athletics SA, the National Sports Commission,
notice of its opposition to any demolition plans. The houses were
Swimming SA, and the Heart Rehabilitation Centre. Many of these
subsequently given a “facelift” but no more. Today, these houses
organisations have now relocated elsewhere although Swimming SA,
remain in need of meaningful renovations.
the Premier Soccer League and the Golden Lions Rugby Football
Union remain.
2.2 Assets and Challenges
The development of the precinct gathered further momentum during
This precinct has world class sporting facilities that are centrally
the coordination of Johannesburg’s bid to stage the 2004 Olympic
located. The following sport facilities are currently included in the Ellis
Games and the subsequent hosting of the 1999 All Africa Games.
Park Sports Mecca Precinct:
These events motivated the construction of the Johannesburg
Athletics Stadium which opened in 1998. This project was originally • Ellis Park Football Stadium
conceived by the City Management Committee in the early 90s as part • Johannesburg Rugby Stadium
of Johannesburg’s drive to become a “world class city”. The lack of a • Ellis Park Aquatic Centre
world class venue to host major athletics events was seen as an • Standard Bank Arena Indoor Hall
obstacle to this goal. It was intended that should the bid to host the • Ellis Park Tennis Courts
2004 Olympic Games be successful, then the stadium’s capacity could
be upgraded to 80,000. The following strengths and challenges have been identified for the
existing facilities:
Today, the rugby football stadium at Ellis Park is the largest of its kind
in the world and has been the venue of many international matches Ellis Park Football Stadium
between the Springboks and the rugby-playing nations of the world
before capacity crowds of 80 000 (all seated), including the final match Strengths Weaknesses
in the famous World Rugby Cup tournament of 1995. East of here is International Football Venue No parking for spectators
the Ellis Park Tennis Courts. Forming part of the Greater
Johannesburg Sport Precinct north of Beit Street is the Standard Bank 55,000 spectators Internal circulation restricted
Indoor Stadium, capable of hosting international athletics meetings. Dedicated Football layout Ext. circulation restricted
At the time of the Council’s upgrading and tidying up of the Ellis Park Attractive design external Not visible from S and W
Precinct in 1994 in preparation for the Rugby World Cup, the future of Area considered unsafe
the extant houses east of the Standard Bank Indoor Stadium, bounded
by Bertrams Road and Erin and Fitzroy Streets, became the subject of
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
Rectification of the above shortcomings are a pre-requisite for the The internal spaces are also underutilised and these can be converted
Football World Cup 2010. In addition there are more detailed to necessary facilities for the Sports Academy and/or for visiting
shortcomings with regards to the press and media facilities, separation sportspeople including the following:
of entrances for identified groups (VVIP, VIP, Player, Officials, Media,
Spectators, Emergency, etc.) which can only be properly investigated • Sports medical facilities
and resolved in conjunction with the stadium owners and operators. • Sports science and biokinetic facilities
• Training halls
Johannesburg Athletics Stadium • Strength and conditioning gymnasium
• Restaurant / cafeteria
Strengths Weaknesses
• Distance learning facilities (school, Unisa, technikon)
International Athletics Venue No parking for spectators • Recreation (video, television, internet)
40,000 spectators Ext. circulation restricted S/E
Athletics and Football layout Area considered unsafe Ellis Park Aquatic Centre
Full warm-up track No access for road training Strengths Weaknesses
Altitude training 2000m International Standard Pool No parking for spectators
Track Underutilised Poss. best RSA comp. pool No parking for swimmers
Internal spaces underutilized Altitude training 2000m Buildings and stands old
Ideal training facility Operation erratic
The Athletics stadium was designed as an international competition Subject to periodic flooding
venue, implicit in which is infrequent use. Added to this is the No covered pool for winter
perceived or actual security challenge in this area and the lack of Theft of comp. equipment
parking for major events. The R160 million stadium is thus destined to
become a dinosaur if these challenges are not resolved. Area considered unsafe
However, especially as it is currently underutilized and because it has The Aquatic Centre is already in the process of upgrading and
two full 400m athletics tracks and is at an altitude of nearly 2000 reconstruction. The pools were comprehensively upgraded in 1999 as
meters, it is ideally suited as a training venue, both for local and the fastest competition pools in the country, and the antiquated
international athletes. The environment is not suitable for road training, filtration systems are currently in the process of replacement.
but the nearby Houghton, Park View and Emmarentia areas are, and Planning already in place includes additional pools, recreational
this aspect can be addressed at an operational level. facilities and the possibility of a roof covering over one or all the pools.
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
At the same time the spectator and swimming facilities are to be Ellis Park Tennis Stadium
renovated.
Strengths Weaknesses
Discussions have taken place with SA Swimming with regards to a
Davis Cup Tennis Venue No parking for spectators
swimming academy, and the pool is already used by Ryk Neethling
and the SA swimming team to train when in South Africa. The altitude 2,400 spectators No parking for players
of almost 2,000 meters is ideal for an international swimming training Court surfaces re-done Subject to periodic flooding
centre or swimming academy. Altitude 2000m for fast Insufficient spectator seating
game
Standard Bank Arena Indoor Hall
Buildings and stands old
Strengths Weaknesses Facilities cut and pasted
International Indoor Hall No parking for spectators Environment unattractive
4,500 spectators No parking for players Area considered unsafe
Attractive design Environment unattractive
In general the same comments apply to the site and the area as for
Altitude training 2000m Area considered unsafe the Standard Bank Arena, but the Tennis Stadium and the grounds
Underutilised Poor sightlines for large area urgently require a complete new master plan. The venue currently has
No side halls for training no arrival, no aesthetic appeal, and no atmosphere.
Access remote from Ellis Park However, there are a large number of excellent hard courts which are
exactly what is required to establish a Tennis academy. The
The Standard Bank Arena, like the Athletics Stadium, was designed as conversion of one or two courts into clay or grass can only enhance
a competition venue and not a training venue. However, as the status of the facility, and the provision of parking and security for
competition venue, the surrounding area and facilities prevents it from the other facilities in the GEP Sports Mecca Precinct will resolve this
functioning to it’s full potential. problem for Tennis as well.
However, if additional facilities and training areas can be added in a Major issues that need to be addressed in the precinct are:
manner that would compliment rather than damage the existing • Urban Management
architecture, the existing hall could form the central core of a multi- ¾ Safety and security
purpose indoor sports complex which will provide facilities for the ¾ Public open space maintenance
Sports Academy and for visiting local and international sportspersons. ¾ Lighting
Resolution of the accesses and parking are a pre-requisite to any • Events management
further development of this site, and resolution of the safety issues • Traffic Management
must also receive the required attention. ¾ Access
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
¾ Accommodating pedestrians
¾ Parking provision RSDF Structuring Elements
• Impact on surrounding area during events a) Movement System
¾ Parking Saratoga Avenue, Charlton Terrace, Siemert Road and Sivewright
¾ Traffic congestion Expressway are identified in the RSDF as important mobility roads.
¾ Noise The proposals made in the Urban Design Framework and carried
forward in this Precinct Plan are in line with the RSDF movement
See Figure 4: Assets and Challenges system policy.
2.4 Policy Environment b) Nodal Development
To support the Sports Mecca Precinct it is proposed that a district
2.4.1 Regional Spatial Development Framework and Land Use node be developed. This development, along Siemert Road and
Statutory Environment Sivewright Expressway, is in line with the RSDF nodal policy.
The City of Johannesburg has three levels of Strategic Plans, the c) Sustainable neighbourhood/ Densities
Metropolitan Spatial Development Framework Plan (SDF), the The development of sustainable neighbourhoods is identified by the
Regional Spatial Development Framework Plan (RSDF) and the RSDF as a critical component of creating a more compact and viable
different Precinct Plans. The SDF deals with issues at citywide level city. The protection of the City from sprawling and the encouragement
and focuses on strategies and programmes that set key development of higher densities in the existing inner city suburbs is intended to
principles for the regions and the local areas. The RSDFs focus on achieve the efficiencies required to support public transportation and
sub-programmes that are based on the administrative regions, while improve access to the benefit of urban life and the economy of the city.
the precinct plans operate at local or neighbourhood level. The Sports Precinct is located within Sub-Area 18 (as defined by the
The SDF and RSDF have as their fundamental building blocks seven RSDF approved in July 2004). Sub-Area 18 identifies critical local
structuring elements and policies that determine the current spatial issues that need to be considered. These issues are examined in
planning in the Johannesburg Metropolitan Area. These policies and more detail in the Land Use Management section of this report.
structuring elements are: d) Environment management
• Movement system The City of Johannesburg is in the process of finalising its JMOSS II
• Nodal development policy aimed at creating proper coordination and management of open
• Sustainable neighbourhood/Densities spaces in the Metropolitan area. To manage these open spaces
• Environment management JMOSS II identifies the following hierarchy of open spaces:
• Corridor development i. Ecological open spaces
ii. Social open spaces
• Design guidelines
iii. Institutional open spaces
• Urban development boundary
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
iv. Open spaces that are significant for the protection of the city’s The stadiums
heritage Sporting facilities infrastructure
Although there are no significant ecological open spaces in this The proposed development framework for this precinct reinforces the
precinct, there are open spaces that need to be protected and critical elements listed above by proposing new land uses and the
upgraded. intensification and densification of the precinct.
e) Design guidelines RSDF: Sub-Area Tables Development Directions
Design guidelines are tools used to inform the design of particular
The RSDF identifies four management objectives as critical for the
elements and to shape the quality of the physical environment. At local
development of Sub-Area 18. These are:
level they can be used to reinforce the particular character of the
• Objective 1:To promote and strengthen the sporting character
precinct while defining the experience and morphology of the city. The
of the area.
following are the critical design guidelines proposed in the RSDF.
These guidelines are described in detail in section 4 of this report: • Objective 2: Promote and strengthen the viability of the sport
There must be a definite sense of identity in the area achieved precinct.
by the placement of the buildings. • Objective 3: To revitalise and reinstate sub-area 18 as a vital
Buildings must be designed to be energy efficient within the employment node, focusing on mixed uses (clean and light
parameters of the building standards and the use of SABS and industries/commercial/residential).
NBR-regulated material. • Objective 4: To improve accessibility, mobility and physical
Neighbourhood character must be improved by better linkages to the rest of the metropolitan area.
circulation through the area, placing furniture appropriately and The Urban Design Framework for the Greater Ellis Park area took into
landscaping. consideration these sub-area objectives in identifying projects aimed
Safety and security must be designed into the buildings from at regenerating the area. It also identified the Sports Mecca Precinct
the beginning. as the anchor for the regeneration and upgrading of the rest of the
Parking and vehicular access must be designed into the area Greater Ellis Park area.
from the beginning taking into consideration the applicable
scheme requirements. 2.4.2 Inner City Strategic Development Framework: Economic
A variety of densities must be encouraged in the area and Analysis
these must be compatible. The Inner City Strategic Development Framework was initiated in
Pedestrian movement must be allowed for by developing 1995. The study examines the declines and shifts in the core activities
clearly defined pedestrian paths. of the inner city at that particular time. Although the definition of the
inner city area in the study did not include the Ellis Park area, the
The following are the critical elements that begin to define the sense of trends that occurred there had a direct impact on the Ellis Park area.
place and identity of the Sport Precinct:
The Triangle housing
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
The retail and investment shifts out of the inner city resulted in management.
substantial population changes in the Ellis Park area. What has been d) Sustainable Urban Management.
observed during this study is that the profile of the area is now
To realise these principles, the City of Johannesburg has identified a
predominately low-income with a large unemployed population.
number of critical areas that need to be regenerated. The Greater Ellis
2.4.3 Inner City Five Pillar Regeneration Strategy Park Area is one such area. Within the Greater Ellis Park Area, the
Sports Mecca Precinct which has a distinct cluster of sports facilities,
The Inner City Five Pillar Regeneration Strategy, part of the Joburg
has the opportunity of becoming Johannesburg’s home of sport and
2030 strategy, aims to classify the interventions associated with each
will be an important venue for the 2010 Soccer World Cup.
area-based regeneration initiative, to ensure appropriate action.
The Urban Design Framework identifies the following as critical
The five pillars are made up of:
aspects requiring public and private investment:
- identifying and dealing with sink holes,
i) Improving access into the area
- coordinating urban management in order to ensure that
ii) Developing a clear identity for the precinct
infrastructure is developed in the area
iii) Clustering activities so that they can feed into one another and
- stimulating investments that can become catalytic in attracting and
maximised the use of existing sport infrastructure to stimulate
growing private investment
economic regeneration.
- supporting critical economic sectors in the localities
vi) Promoting development of new economic activities that can
- ensuring that economic opportunities are developed while these
stimulate job creation and training of youth and previously
sectors are growing.
disadvantaged people
To stimulate economic growth and job opportunities it is proposed to
2..4.5 City Incentives
consolidate a local node around tourist and entertainment activities. A
district node is also proposed to encourage retail and office The City of Johannesburg is currently in the process of introducing
development centrally located with a multi-storey parkade to serve the incentives relating to the regeneration of the existing building stock
Ellis Park precinct and the Greater Ellis Park area. and the development of new investment opportunities in developed
urban areas.
2.4.4 Joburg 2030
As part of these incentives the City of Johannesburg is promoting the
The City of Johannesburg initiated its Joburg 2030 Economic Strategy
following:
with the aim of developing a World Class African City.
a) Better Buildings Programme
The City has identified the following critical economic development
As part of the Better Buildings Programme the City of Johannesburg is
principles to lead the implementation of the Joburg 2030 programme:
encouraging prospective property developers and existing developers
a) A better City with a better quality of life for all.
to access a number of buildings that are being neglected by their
b) Working towards an urbanising City in order to increase per
owners. The City gains access to these buildings through a legal
Capita GGP growth.
takeover and puts them out to tender.
c) Promoting clustering by providing efficient and sustainable urban
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
b) Urban Development Zones (UDZ) • In order to get the incentive the applicant must get an occupancy
The Urban Development Zones is a set of Tax incentives introduced certificate, in terms of the National Building Regulations as issued
by the National Ministry of Finance for specific urban areas identified by the municipality, on completion of the construction work.
in the Bill. The incentives are aimed at property owners and tenants in
NB: For detailed information on the UDZ contact the Economic
the identified areas and are managed by the South African Revenue
Development Department of the City of Johannesburg and consult the
Services in conjunction with the respective authority (in this case the
Joburg website (www.joburg.org.za/udz/guide).
City of Johannesburg).
2.4.6 Informal Trading Development Programme
The purpose of these incentives is to encouraging property investors
to reinvest in a degenerating area. The incentives work in the following In order to develop a coherent development policy around the
manner: placement and location of informal trading activities in the city, the
Informal Trading Development Programme has been developed.
• There is a tax allowance covering an accelerated depreciation of
investment made in either refurbishment of existing property or the The following table indicates the classifications and the detail required
creation of new developments within the inner city, over a period of for each facility:
five, or seventeen years, respectively (City of Johannesburg Web
Classification Infrastructure Requirements
Site).
Grade A Fully developed market with electricity and
• In Johannesburg they apply to the Inner City only in the other facilities
following areas: Bellevue, Bellevue East, Benrose, Berea, Grade B Partially developed market, in some cases it
Bertrams, Burghersdorp, City and Suburban, City West, Crown may be a high level stall with electricity and
North Exts, Fordsburg, Highlands, Hillbrow, Jeppestown, other facilities.
Jeppestown South, Johannesburg, Judith’s Paarl; Lorentzville; Grade C A street stall with limited facilities and clearly
Marshall Town; New Doornfontein; Pageview, Randview; Reynolds defined trading and cleaning area.
View, Salisbury Claims; Selby Ext 19; Spez Bona; Troyeville; Grade D A marked spot or area on the road or in an
Village Main; Vrededorp, Wemmer; Westgate; Wolhuter and open air market.
Yeoville.
In relation to the Sports Mecca Precinct, the intention is to identify
• Deductions shall be allowed from the taxpayers income in respect opportunities for the development of festival markets to serve specific
of costs incurred (building, extensions, additions or improvements) events, support local economic activities and create new employments
on the property, if the building is used for the taxpayer’s trade and opportunities.
if the building and/or improvement operations were commenced by 2.4.7 Ellis Park Urban Design Framework
the taxpayer, and/or the contract for construction was formally
signed, on or after the date of promulgation of the UDZ. The City of Johannesburg approved the Urban Design Framework for
Ellis Park on 16th September 2004. The Framework set out the
development parameters and design guidelines to inform specific site
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
development plans. This Precinct Plan provides more detailed • The Waste Management Bill
information than the Urban Design Framework and should be used in • Section 19 and Chapter 2 of the Water Act, Act 36 of 1998
its place to guide the preparation of site development plans for specific • Section 3, Section 4 and Section 6 of the Water Services Act, Act
projects and developments within the precinct. 108 of 1997
2.5 Statutory Environment In the case of the Sports Mecca Precinct all proposals made in the
precinct have been assessed in terms of the National Environmental
2.5.1 Johannesburg Town Planning Scheme of 1979 Management Act, Act 107 of 1998. The assessments indicate that
The Ellis Park Development Area is governed by the Johannesburg there are no major environmental approvals required for the proposals
Town Planning Scheme of 1979. All land use management tools as they are in line with the existing land uses in the area.
developed for this precinct plan will use the terminology and land use 2.5.3 Heritage Management
classifications of the Scheme.
All significant heritage resources in the precinct will be managed
2.5.2 Environmental Management though a heritage management plan, which in turn will conform with
The Joburg 2030 environmental vision - the requirements of the City of Johannesburg and the SA Heritage
The City of Johannesburg: Resources Act of 1999.
• seeks to achieve an environment in which the remaining Priorities for urgent conservation are:
biodiversity, ecosystems and natural open spaces are • The Semi-detached houses on triangle between Erin and
conserved and sustainably utilised for recreation and other Fitzroy Streets and Bertrams Road
uses. • The SA Tennis Stadium adjacent to Standard bank Arena
• promotes a built environment which values and conserves its • The Ellis Park Swimming Pool complex
cultural and historic heritage
• promotes a humane environment in which people work and 2.5.4 Package of Plans Approach
reside in a safe and healthy environment The development of this precinct plan follows the package of plans
To achieve the vision the City refers to the following principles, approach which includes the following:
guidelines and regulations: • A contextual framework (completed)
• Local Agenda 21 Principles • Development framework (completed)
• Section 24, of the Constitution, Act 108 of 1996 • Precinct Plans
• The Local Government Municipal Systems Act 2000 • Specific site development plans
• Chapter 2,3,4 and Chapter 5 of the National Environmental
Management Act, Act 107 of 1998
• Regulations in terms of Section 21, 22 and 26 of the Environmental
Conservation Act, Act 73 of 1989
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GEP Sports Mecca Precinct Draft Precinct Plan JDA003
2.6 Land Use Zone Greater Ellis Park Development Property Market and Marketability
Analysis for JDA – March 2004).
The Precinct zones include the following:
Since the announcement that South Africa will host the 2010 Soccer
• Public Open Space with a FAR of 2.8 World Cup and the planning and consultative process undertaken by
• Residential 4 with a FAR of 2.4 JDA on behalf of the City of Johannesburg, property values have
• Business 4 with a FAR of 2.8 begun to rise, property speculation has increased and new investors
• Business 1 with a FAR of 2.1 are entering the market.
• Municipal with a FAR of 2.1
• Special with a FAR of 2.8 A new property and economic survey needs to be conducted to
assess the impact that new tax incentives and growing confidence in
• Industrial 1 with a FAR of 6.3
what the inner-city can offer, is having on property values. This study
• Educational with a FAR of 2.8
will be conducted during the preparation of detailed planning and will
be used to establish performance indicators to measure the impact
See Figure 5: Land Use Zones
that certain projects would have on the economic regeneration of the
See Figure 6: Current Land Use
Greater Ellis Park area.
2.7 Land Ownership
2.9 Socio-Economic Profile
The bulk of the property in the Sports Mecca Precinct is owned by the (extracted from the Greater Ellis Park Development Plan, Community
City of Johannesburg, the Lions Club and large institutional bodies. Facilities Plan prepared by Gemey Abrahams Consultants, April
This allows for good opportunities for redevelopment. There are, 2005).
however, a number of land parcels and buildings in the area that are
privately owned. These land parcels can play a critical role in the The 2001 Census was used for the base demographic information.
development of the Sports Cluster and should be secured through Data per suburb was obtained and adjusted according to the
public-private agreements or by mutually acceptable land swaps. boundaries of the Functional Area, the Study Area and the Precincts.
While there are shortcomings in the Census data, it does provide the
See Figure 7: Land Ownership best estimates that can be obtained at this stage.
2.8 Land Values Based on the 2001 Census, It is estimated that in all precincts
• Very few property transactions have taken place in the Precinct combined there is a population of 14,278, made up of approximately
Area in the last six (6) years (Urban Studies - March 2004), 4,594 households. The average size of a household is 3.11. Bertrams
(Precinct 5a) has the highest population with 5,575 people. The
• There is a strong negative correlation between properties sold per Sports Mecca Precinct has fewest residents according to the Census.
annum and the price of these properties (for further details see the
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However, there are student residences in both the Sports and WEAKNESSES:
Education Precincts, which may not have been taken into account. • Isolated from their surroundings
Sports Mecca Precinct population • Facilities are not used efficiently and adequately
Population Distribution, according to Census 2001 figures: THREATS:
• There were 169 people living in the Sports Mecca Precinct, with a • Only for elite uses
total number of 56 households. • Security for users
• The average household size was 2.99
Household Income levels: While the range of sporting facilities offered in the precinct is diverse
and the venues are large, the whole complex operates in a relatively
According to the Census 2001 data household income in the precinct isolated way from the surrounding community. This also applies to the
fell mainly into the R801 – R 3,200 per month range. About 13% of Central Johannesburg College.
households earned less and 3.5% more (R3,201 – R 6,400).
2.10 Services Infrastructure
The relevant information on roads, storm water management and
sewage has been summarised in annexure C.
2.11 Community Facilities (extracted from the Greater Ellis Park
Development Plan, Community Facilities Plan prepared by Gemey
Abrahams Consultants, April 2005).
STRENGTHS:
• World class sport facilities
• Diverse sports catered for
• Premier sport facilities attract many users
OPPORTUNITIES:
• Not fully utilised
• Land between facilities offer opportunities
• New facilities will attract new codes
• Potential to offer facilities/programmes to the community
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PRECINCT DESCRIPTION
Locality
Located within New Doornfontein. Betrams
Bordered by Charlton Terrace to the
north, Bertrams Road to the east, Miller
Street and the railway to the south, and
New Doornfontein
Sivewright Express to the west.
Area: . 48,2ha
DEMOGRAPHICS
There are a very small number of people
living in the precinct, 168 according to
census records.
Troyeville
FIGURE 3 – Planning Boundaries
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CHARACTER
•This is the core precinct of the GEPD
• Predominant land use in the precinct is institutional
predominately sport related
• There are four major sporting venues, including two world
class stadiums, Johannesburg and Ellis Park Stadiums,
as well as an Aquatic Centre with four pools, and the
Standard Bank Arena which is the home of tennis.
• These venues do not relate to each other although located
in the same area
• The surroundings are considered crime prone and avoided
by users of the facilities.
• The facilities are also closed in and, due to their higher
end user services provision, they are used predominantly
by people from outside the precinct.
• In this Precinct, at the border with the Education Precinct,
there is a prominent educational land use where the
Central Johannesburg College is located.
FIGURE 4 – Assets and Challenges
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LAND USE ZONES
Land Rights
Betrams The average height that can be
Achieved within the precinct is 7 storeys
The average erf size in the precinct is
800m2 and the average F.A.R (Bulk) is
2.8.
This means that the average floor area
that can be achieved is 2240 m2 /erf
This building floor area is much higher
New Doornfontein than is currently practiced in the area.
Troyeville
FIGURE 5 – Land Use Zones
Albonico+ Sack+ Mzumara Architects and Urban Designers May 2005
in association with MMA Architects 18GEP Sports Precinct Draft Precinct Plan JDA/003
CURRENT LAND USE
Bertrams
New Doornfontein
Troyeville
FIGURE 6 – Current Land Use
Albonico+ Sack+ Mzumara Architects and Urban Designers May 2005
in association with MMA Architects 19GEP Sports Precinct Draft Precinct Plan JDA/003
LAND OWNERSHIP
Land in the precinct is
predominantly held by the City of
Johannesburg and the Lions Club.
The City’s property in the precinct
is managed by other stakeholders
who have a sporting interest in the
area.
KEY PROPERTY OWNERS
City of Johannesburg
Central College of Johannesburg
Mr Lee – China City
PSL – Soccer
Ellis Park Rugby Company
Standard Bank Arena
Swimming SA
FIGURE 7 – Land Ownership
Albonico+ Sack+ Mzumara Architects and Urban Designers May 2005
in association with MMA Architects 20You can also read
