INTEGRATION ZONES
Integration zone development targets
Integration zone targets should be derived from the MSDF and municipal development objectives, which in turn should be aligned with the SPLUMA principles. The following minimum set of TOD benchmarks should be used (National Treasury, 2017):
- Housing. Integration Zones are primarily aimed at spatial transformation. Accordingly, at least 50% of the city‟s proposed new public housing units should be located within the integration zone with priority allocation given in the following order:
Development can include infill, densification and brownfield development. Where possible, leverage private sector development to provide affordable housing units via an inclusionary housing approach in relevant nodes. This refers to IZ nodes where the residential property market is functioning effectively. This should be accompanied by suitable public incentives to the private sector.
- Density. Densification should initially be prioritized within the CBD, Urban Hubs and Employment Nodes with a target gross residential density range between 100 and 180 du/ha in the anchors, 80 to 100du/ha in the intermediate nodes and 60-80 du/ha in the secondary nodes.
- Regional social facilities should be derived from citywide needs, with a concerted effort to locate such facilities in the IZ anchors and to achieve a high level of clustering of facilities.
- A mixed-use ratio that is aimed at vibrancy and optimises walkability between transit, residential and non-residential uses in IZ precincts.
- A minimum bulk factor (floor area) to achieve the critical mass of development required to make a walkable urban place (WalkUP) and accommodate sufficiently high densities to provide thresholds of support for retail and commercial development. It is accepted that viable densities for TOD/WalkUPs can be achieved through developments made up of 2-8 stories with 50% coverage. A floor-area ratio (FAR) of 4 is recommended for anchors. High rise towers are not necessary to achieve desirable densities.
Table: Integration zone development targets
| DIMENSION | ANCHORS (CBDs & URBAN HUBS) AND EMPLOYMENT NODES | INTERMEDIATE NODES | SECONDARY TOWNSHIP NODES | ||||
|---|---|---|---|---|---|---|---|
| Gross residential density | 100-180 du/ha | 80-100 du/ha | 60-80 du/ha | ||||
| Mixed-Use | Residential | 44% | 50% | 65% | |||
| Commercial & retail | 45% | 39% | 24% | ||||
| Community facilities | 11% | 11% | 11% | ||||
| Bulk (Floor area) | Floors | 5-8 floors | 3-5 floors | 2-4 floors | |||
| Coverage | 50% | 50% | 50% | ||||
| Access score | >80 | 65-80 | >65 | ||||
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