Chapters 1 to 11 Combined - Century City

CENTURY CITYURBAN DESIGN FRAMEWORKREVISION 1OCTOBER 2005PLANNING PARTNERS : CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 REVISION 1

CHAPTER 1INTRODUCTIONPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 3 REVISION 1

CONTEXTCentury City is a large mixed-use development project situated in the north westsector of metropolitan Cape Town. It is strategically located at the intersectionof the N1 and N7 freeways, with two railway corridors running past the site, andwithin 10km of Cape Town central business district.Metropolitan spatial planning aims to re-inforce nodes, promote development alongcorridors and prevent sprawl beyond the urban edge. Century City is well located inrelation to the Koeberg road corridor and is consistent with the city’s vision topromote economic growth and mixed use development.Century CityThe development to date includes a regional shopping centre, award winningwetland and corporate offices. Over 400 residential units have been built and760 new units are under construction.Century City can be seen as complimentary to Cape Town CBD and the other majorcentres, which together provide a network of multi-nodal opportunities within themetropolitan area.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 4 REVISION 1

PHILOSOPHYThe philosophy behind the urban design framework (UDF) is to achieve a balancebetween commercial value, functionality and aesthetics, as illustrated in thediagram below. This is based on the belief that good design creates and sustainsvalue.MarketabilityEnhance ValueInvestment SecurityCommercialityOBJECTIVESThe objectives of this Urban Design Framework are:1) To identify a shared vision for Century City that will enhance land value create a “sense of place” for the enjoyment of the public, residents andoffice workers; promote Century City as a prime property investment and destination.2) To create a mechanism for implementation of the vision by identifying desirable urban form and architectural features; defining negotiable and non negotiable elements; creating a process for design review.3) To generate an urban form that exhibits a positive relationship betweenindividual buildings and public spaces, including the street and canal system.UDFFunctionalityPracticalUser FriendlyManageableSustainableDesign &AestheticsDesignComposite FormLandscapingSense of PlaceBy applying the urban design framework consistently it will be possible toenhance the value of the project because people will find it an attractive place tovisit, and property owners will have confidence that their investments will beprotected. This attention to good design does not need to compromise functionaland practical considerations. Neither should it cause delays, because the designapproval process has been streamlined to ensure that rapid decisions can bemade.All future development at Century City, both in the public environment andprivate development, should be consistent with this framework. This includes thegeneral guidelines as well as more specific directives where these have beenformulated for specific precincts.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 5 REVISION 1

THE VISIONThe vision for Century City is to:achieve an integrated, mixed use development (work, play, shop and stay),create a good image and “sense of place”,provide a vibrant, rich experience for visitors and residents,achieve enhanced real estate and investment potential.Development manangement at Century City operates in terms of a “package ofplans process”. Approvals are based on a development framework, precinct planand site development plans. Development that is consistent with these plans canbe implemented with the minimum of administrative delay. The currentdevelopment framework is illustrated opposite.Century City has made remarkable progress since its inception and manynoteworthy developments have been implemented or committed. Howeversignificant development opportunities remain, and the vision has not yet beenfully realised. Adherence to this design framework is one of the requirements forsustaining the vision and unlocking the full potential of this important andstrategic site. The plan opposite illustrates existing commitments and theextensive amount of land that remains for future development.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 6 REVISION 1

CHAPTER 2URBAN DESIGN RATIONALEPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 7 REVISION 1

URBAN DESIGN RATIONALEEnvironmental AspectsThe urban design frameworkfocuses on the functional, formand environmental aspects of thebuilt environment, with theobjective of achieving a compositeform. In this, both buildings andopen spaces are parts of a larger“picture”. Their form andfunctional relationships are moreimportant than their individualcharacteristics.Functional AspectsFunctional aspects pertain thepractical purpose and thestructuring of the builtenvironment components.The ways in which buildings andopen spaces “work” can eitherenable or inhibit the performance,liveability and richness of theurban environment.Form AspectsThese involve the perceptualqualities (visual) of buildings andopen spaces. Buildings and otherphysical objects in the urbanenvironment contain messagesthat people perceive, interpret andrespond to. The creation ofresponsive environments and a“sense of place” is the foundationof good urban design.COMPOSITE FORM (SEASIDE VILLAGE, NEWURBANISM.FUNCTIONAL ASPECTS. LAYOUTFORMAL ASPECTS: COMPOSITION OF THETemperature, sun penetration, windand other elements of nature, have astrong influence in people’s sense ofcomfort and well-being.Buildings and open spaces mustenhance positive environmentalaspects and mitigate those that havea negative impact (such as noise)AREAS OF INTERESTIt is useful to distinguish between twoseparate aspects of the builtenvironment; one aspect being the“public environment” and the otherbeing “private development”.Public environment comprises thespace between buildings to which thepublic has access, either physically,visually or both. It forms the “void”component of the urban environment.The public realm in Century City isprivately owned which enables a fairdegree of management and control.Residents and visitors move throughthe public environment before theyget to their destination at individualbuildings.Private development consists ofbuildings and groups of buildings thatcreate the “solid” component of thebuilt environment. Normally privatedevelopment is structured in twozones: the interface zone (the edgesof the parcels facing the public realm)and the internal zone (wheredevelopment does not have directcontact with the public environment).PUBLIC ENVIRONMENT (SPACES BETWEENBUILDINGS) AND PRIVATE DEVELOPMENT(BUILDINGS)COMPOSITE FORM: STREET ELEVATION.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 8 REVISION 1

STRUCTURING ELEMENTSIn Century City there are distinctiveelements that give structure to thesite. Some are public environmentcomponents and others are private.The GridThe street and block system (grid) isadopted as the primary structuringdevice for the urban fabric.Place Making ElementsBuildings and open spaces overlay thegrid to add variety and richness tothis basic structure.Linkage SystemStreets perform a greater role thanjust functional corridors for movingvehicles. They are also urban spacesfor people, and primary componentsof the public realm.Pedestrian Oriented EnvironmentPlaces within Century City should bepedestrian oriented to encouragepeople to walk instead of drive. Urbanspaces need to accommodateelements such as sidewalks, canopies,entrances and landscaping to makewalking attractive.PUBLIC ENVIRONMENTCOMPONENTSThe main components of the publicenvironment are the street, squareand park. These can have a variety ofroles, forms, and characteristics.The StreetThe street is a linear urban space, orcorridor, related to both movementand activity. The buildings that facethe street (interface area) create itsenclosure.Streets are organized hierarchicallyaccording to factors such as scale,character and the degree ofconnectivity they provide.The SquareThe square is a multi-dimensionalurban space, or urban “room”.Squares can adopt a variety of sizesand scales and are primarily gatheringplaces for people. Squares have wallsand a floor since the buildings thatsurround the squares create theirenclosure. Squares are also organisedhierarchically, from major urbansquares to small urban courtyards.The ParkThe park is a “green” open space,which fulfils amongst other things, therole of an “urban lung”, providingpassive recreation and psychologicalwell being for people in urban areas.The park also has an important role tosustain flora and fauna. The wetlandand Ratanga island are two majorparks in Century City.STREET AS LINEAR URBAN SPACESQUAREGHANDI SQUARESTREETPARKPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 9 REVISION 1

PUBLIC ENVIRONMENT (cont)Parking and Public TransportMulti-level public parking facilitiesshould be located at strategic siteswithin Century City and connect withthe shuttle system to take people totheir destination. This “park and ride”solution will enable more efficientland usage, and reduce the pressureon the transportation system, It willenhance the public realm, withgreater presence of people.The shuttle bus will also connect withthe various public transport terminalpoints around Century City. Anattractive pedestrian system shouldencourage people to walk, andwalking distances to local amenitiesshould be minimised.PRIVATE DEVELOPMENTCentury City’s developable land hasbeen organised into precincts. Thesecan been further subdivided intoblocks, which offer both large andsmall land parcels for privatedevelopment.Land packagingThe sizes of land parcels may vary.Some developments will occupy asingle site while others might occupya few blocks. However, the maximumsize of blocks and the permeability oflinkages through these blocks shouldbe preserved. A large parcel shouldbe treated as an aggregate of smallerblocks with streets (privately ownedpublic spaces) as through linkages.PERIMETER BLOCK FORMBlock form:Development at Century City shouldadopt a “perimeter block” built form.Each block is made up of twodistinctive areas, the interface area,which is visible from and interactswith the public realm, and theinternal area or core created withinthe block.Perimeter block building formPlacing buildings at the perimeter ofblocks, close to or on the buildingline, helps to define and give life tothe public environment. Buildings arein contact with the street space, andfacilitate, but do not force, visual andphysical integration between both.The perimeter block form is alsobeneficial for private development. Itcreates internal open spaces of amore intimate, sheltered and privatecharacter, it results in a more efficientfootprint and achieves more bulk incomparison with tower buildings,Interface zones: These are theplaces where private developmentand the public environment come intocontact. This interaction can befunctional (shops, lobbies, entrances)or visual (windows). Street facades aswell as the ground and first floors ofbuildings, are the primarycomponents of the private - publicinterface.Internal zone: The internal zone ofblocks can adopt a variety of forms,depending on the type, and intensityof development and the needs ofindividual developers.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 10 REVISION 1

ARCHITECTURAL LANGUAGEAND IMAGE: THE CREATION OFA “COMPOSITE FORM”In an integrated development suchas Century City, the objective is tocreate a sense of place and identity.Buildings should create a “compositeform or overall building landscape”where some buildings stand out dueto their meaning or importance,while others blend into thebackground. These “object buildings”become landmarks within a fairlyharmonious environment.A composite form is achieved by theuse of functional and formal linkingelements between buildings. That isthe objective of the design guidelinescontained in this report.Some of the principles used toachieve a composite form areanalysed overleaf with reference tothe photograph of Seaside Village.It is emphasized that the architectureof Seaside Village is not necessarilysuitable for Century City (which is ahigher density urban place), but theprinciples for achieving a compositeurban form are similar.The analysis overleaf makes the pointthat architects at Century City can usedifferent design elements, but need torespect the context of their buildingsto create a composite form.The photographs opposite illustrateexamples of a composite form. Thetop picture is of Lafayette square inWashington D.C, a higher densityurban environment that has emergedover many years. The lower pictureis of a lower density plannedenvironment (Seaside Village inUSA). While very different, bothpictures illustrate how the functionaland form relationships betweenbuildings are given more importancethan individual designs. The result isan integrated environment with anattractive composite form.Building Form ExamplePLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 11 REVISION 1

COMPOSITE FORM ANALYSISROOF FORMThe top sketch in the series oppositeillustrates only the roof forms of thebuildings shown in the Seaside Villagephotograph. Note that they are alldesigned with straight panels andcombined with double pitch, hippedand other forms, as well as rotated.As an exception, only one building,indicated with an arrow, is different.This is a special building.INDIVIDUAL BUILDING FORMThe sketch below illustrates the architecturalfeatures of one of the buildings. Note the basicarchitectural volume is a simple rectangular box, butlantern, porch, bay window and openings of thewalls, are all ways of articulating this basic form. Allbuildings in the picture have been designed tocombine these same elements in a variety of ways.In addition, these simple buildings have been placedin different positions and directions, adding varietyto the composite form. Although the same designelements have been adopted in all the housesvariety and richness has still been achieved.SKYLINEThe second sketch illustrates only theskyline (the line where buildings meetthe sky). Note that there is anaverage building height and only afew taller structures accentuatespecific buildings.BASIC BUILDING VOLUMEThe third sketch illustrates only thebasic building volumes. Note that allbuildings are based on a rectangularbox form and have similardimensions.OPENINGSIn the last sketch, only windows havebeen traced from the picture. Notethat all windows have been verticallyproportioned.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 12 REVISION 1

CHAPTER 3PROPOSED URBAN STRUCTUREPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 13REVISION 1

THE PROPOSED URBAN STRUCTUREThe urban design rationale outlined in the previous chapterprovides the conceptual basis for the proposed urban structureof Century City. The urban structure is explained more fully inthis Chapter. All interventions, both in the public environmentand private development should be consistent with the urbandesign rationale and the proposed urban structure.Developers and their professional teams should also comply withthe directives formulated in the following chapters which dealwith design guidelines.Two principles underly the structuring of the site. These are:• to enhance and protect the open space and watersystem as the focal feature of Century City and• to infuse new life to the overall development by makingCentury Boulevard a vibrant and attractive urbanboulevard, a pedestrian friendly space and a prestigiousaddress.The open space system and Century Boulevard therefore formthe two primary features of Century City, and constitute theskeleton of the urban structure. They are arranged in aconcentric form, and the pattern is completed by a network ofradial “public” streets (both pedestrian and vehicular). Thesestreets provide direct access to the various properties andlinkages between the two primary features of the site.Nodal systemThe places where radial streets intersect Century Boulevard,form natural focal points (nodes), which are places of intensifiedactivity. Linkages and their corresponding nodes are spacedalong the boulevard at regular intervals so that good connectivityis achieved and walking distances are minimised. Focal places inthe boulevard can adopt various forms and characteristics.Similarly, the places where radial linkages meet the main canalsystem, also constitute important focal points for enhancedactivity.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 14REVISION 1

MAIN STRUCTURING ELEMENTSThe proposed structure and various elements aredescribed below. Note that this conceptual structure isevolving and the current urban form may be different incertain circumstances. However the main structuringelements remain relevant.Urban gatewaysThese are the areas surrounding the main entrance pointsinto Century City. They should create a sense of arrivalinto a different realm.Main structuring spineCentury Boulevard is the “urban” hub of Century City, andshould become a vibrant urban street and importantaddress.Open space systemThe open space system provides a soft heart to CenturyCity. It is formed by the Wetland, Ratanga Island, theGrand Canal and a linear network of narrower canals thatconnect these spaces. Water is a common feature of theopen space system.Strategic linksFunctional and visual links between the Boulevard andopen spaces create legibility and enable public access toand from these spaces. Linkages should be situated atregular intervals to achieve permeability and reducewalking distances, especially from public transport stops tomajor destinations.Gateway squaresThese urban spaces open up visual corridors from theBoulevard into the open space system and celebrate themain entrance points to Century City.StreetsA network of pedestrian and vehicular streets connects theBoulevard with the open space system and developmentparcels. Public streets are essential components in CenturyCity. Large developments that consolidate blocks mustensure permanent public right of way along these routes.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 15REVISION 1

Terraces to water edgeThe points at which Century Boulevard and the openspace system (canals) cross one another, are significantplaces. However these cross at different levels, and thesignificance is not expressed along the Boulevard.Landscaped terraces and ramps can provide a directconnection between the Boulevard and the open spacesystem, with direct public access to the water’s edge fromthe Boulevard.Primary nodes / focal placesThe points at which the Boulevard and the open spacesystem intersect with radial streets constitute importantfocal places. Nodes or focal places take on a characterconsistent with the form and function of the spaces theyconnect. In many cases nodes are situated at streetcorners. Although the drawing illustrates an overallpattern of nodes, detail position and characteristics of thevarious nodes will be provided on precinct-by-precinctbasis.LINKAGE STRUCTUREThe drawing opposite illustrates the network of vehicularand pedestrian links that interconnect Century City. Themain spine, Century Boulevard, carries a large volume ofvehicular and pedestrian traffic, while the internal openspace system is predominantly a pedestrian realm. Thesetwo systems run “parallel” to one another, crossing only atfour points.Visual and functional cross-links are necessary to connectthe components of Century City. These links or streets,start and end in the form of focal places or nodes, both onthe Boulevard and the open space system. In addition theplaces where linkages meet the water network are madevisible through public squares of various sizes. The aim isto concentrate, a number of activities and facilities at eachnode, such as shuttle bus stops, raised pedestriancrossings, public phones, entrances to buildings, etc.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 16REVISION 1

PRIVATE DEVELOPMENTPrivate land for development has been packaged intoprecincts and individual land parcels. Precincts are groupsof blocks that share common characteristics, such as theirposition within Century City or a distinctive relationship toother precincts.Individual Precinct Plans are prepared for each precinct inaccordance with the package of plans process. Precinctplans are compiled as and when required, but Chapter 5provides an overview of the main features for several ofthese precincts. All development must comply with thedirectives provided in this Urban Design Framework aswell as the relevant precinct plan.EDGE INTERFACESThe drawing opposite indicates the edges of privatedevelopment that interface with the public environmenti.e. open space system, Century Boulevard, public streetsand pedestrian links. Details of recommended edgeresponses are given as design informants on a precinctby-precinctbasis, because these differ from area to area.However common principles which are explained later inChapter 5 need to be respected.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 17REVISION 1

URBAN FOOTPRINTThe urban footprint drawing shown opposite illustrates, ina generic form, the overall pattern of the publicenvironment (in white), while development blocks areshown in black. These blocks do not signify buildings,merely land parcels. This helps to highlight the contrastbetween the public environment and private development,and the importance of inter-connectivity between thesecomponents.Information about the blocks, streets and open spaces aregiven as design informants in the precinct plans.EXISTING DEVELOPMENT AND PROPOSEDSTRUCTUREThe drawing opposite illustrates the proposed structurewith an overlay of development to date (June 2003). It isimportant to build upon existing features and, wherepossible implement remedial interventions at the edges ofprivate development and the public realm, in order toachieve a better spatial definition and environmentalquality.Century Boulevard is a critical feature in this process. Atthe moment, the water seems to offer the main value andattraction to developers. By focussing attention onCentury Boulevard, through redesign (within the sameroad reserve), it should be possible to infuse new life intothis space. Strategic investment in the public environmentand guidelines for private development to respondpositively to the Boulevard, should help to create a newaddress attractive to private development. For this reasonCentury Boulevard is seen as a crucial element forunlocking the value of adjacent land.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 18REVISION 1

CHAPTER 4GENERAL DESIGN GUIDELINESPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 19 REVISION 1

PUBLIC ENVIRONMENTThe various elements of the publicenvironment are discussed in thissection, with general designguidelines relating to each element.Century BoulevardCentury Boulevard is the primaryelement for functional and visualcontinuity in Century City. Allvisitors and residents movethrough this urban corridor toarrive at or to leave from theirvarious destinations.An essential feature of asuccessful urban avenue is theway that buildings interact withthe street space. All buildingsshould be placed on or close tothe street boundary, to create anadequate street enclosure. Thisis illustrated in the sketchesopposite and the photographbelow.The Boulevard has the potential tobecome a prestigious address,adding value to the adjacent land.But for this to occur specific designattention is required, both withinthe road corridor and with privatedevelopments alongside thecorridor.It is proposed to design theBoulevard as a positive urbanspace worthy of attracting primebuildings. Elements and featuresthat are characteristic of an urbanavenue should be incorporated.These include soft landscaping,street furniture, public transportstops and shelters, street lights,pedestrian crossings and sidewalks,street parking, traffic calmingdevices and appropriate signage.In addition, the buildings shouldoffer their front façades to thestreet, and acknowledge theimportance of the public realm.Entrance lobbies should besituated on the Boulevard andpedestrian entrances should betaken off this street. Activitieson ground and first floor shouldbe visually and functionallyintegrated with the street space.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 20 REVISION 1

The Open Space SystemThe open space system is a majorattraction and feature of the publicenvironment. People are naturallydrawn to these spaces and movebetween them and the Boulevard.Water is the common element inthe Century City open spacesystem. Spaces that are related towater, have an intimate, tranquilcharacter and should be free ofvehicles. They complement theactivity of the Boulevard, offeringplaces for passive recreation.Century City contains the followingopen spaces:a) Grand CanalThis public space is an importantfocus for pedestrian activity.Buildings facing the canal shouldcreate solid edges, with a strongrelation to the public environment.Public related uses such as shops,restaurants, lobbies, windows,balconies and plazas should beplaced at regular intervals to forman active edge along the canal.b) Internal Canal NetworkThe narrower canals that cross thevarious precincts form a semiprivateopen space network,offering passive recreation andvisual relief. However, the publicshould also be given access tothese spaces with human scaledpedestrian streets terminating inlocal ” pocket” squares at thewater’s edge. Canals should betreated as pedestrian streets andadjacent buildings should relate tothe canals.Open space systemc) The WetlandThe wetland is the environmentalheart of Century City. This is a quiet,passive space reserved for nature.Although public access is restricted,the wetland is a major public asset,visual focus and a space to becontemplated.Building interfaces around theperimeter should be treated in asensitive manner empathising withthe natural setting.d) Ratanga Leisure IslandThis Urban Design Frameworkexplores the potential forrationalisation of Ratanga Junctionentertainment precinct. Theconcentration of the leisure park inthe centre and utilisation of itsperimeter for development arestrategic actions that could becontemplated. The land around theedge of the park is considered ofpotential high value as it enjoysstunning views of Table Mountain.Ratanga Junction has acomplementary character to thewetland, offering a soft open spacefor active recreation.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 21 REVISION 1

Internal StreetsInternal streets subdivide theprecincts into development blocksand have the important role ofproviding public linkages betweenurban spaces and the variousdevelopment parcels.Most internal streets runperpendicular to Century Boulevardand connect the Boulevard with theopen space system.Internal streets accommodatevehicular traffic but should bepedestrian oriented and treated toencourage slow speed movement.The buildings adjoining themshould form active edges andsupport street life at ground level.Squares and focal placesPedestrian activity in the publicenvironment is naturally intensifiedat some points (nodes) such asstreet intersections, entrances toprecincts, entrances to buildingsand transport stops.Squares and other focal places areformed with the objective of givingspatial dimension to these activitiesand generally, as gathering placesfor the public.Squares and focal places can alsobe created to perform other roles,such as to terminate streets at thewater’s edge, celebrate specialevents in the public realm, and asforecourts of institutional andreligious buildings,PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 22 REVISION 1

Plan FormPRIVATE DEVELOPMENTThis section provides designguidelines for buildings in terms ofbasic compositional elements andarticulation of architectural volume.These elements provide functionaland formal relationships betweenbuildings to achieve a compositeurban form within the precinct.COMPOSITIONAL QUALITIESOF ARCHITECTURAL VOLUMESiting: Perimeter Block FormThe sketch illustrates the basis ofperimeter block form. Buildingsshould be placed on the streetboundary within the developmentplatform as specified in the precinctplan.Building TypesThe use of narrow building types (9to 13 m or “two room wide”) isencouraged. Simple, rectilinearforms are preferred for thedefinition of the building volume.A compact building form issupported, and narrower footprintswith internal spaces are preferredto large massive footprints.As a general rule, plan forms shouldresult in a combination of rectangularshapes following the direction of thegrid. Special forms however could beused as exceptions provided they aresufficiently motivated in the context ofthe urban design rationale.The creation of an average buildingheight with some elements ofaccentuation is an important aspect ofthe composite form. Building heightsaffect the skyline and long distanceview of Century City.An average height of between fiveand seven storeys is initiallypromoted. Taller structures could bepermitted in specifically demarcatedpositions.Roof FormIndividual roof forms create an overallskyline (composite form). Roofsshould be based on the combinationof rectilinear panels. Shapes otherthan rectilinear (domes for example)should be avoided in future as ageneral rule, because it is consideredthat there are enough domes atCentury City. However, exceptionscould be permitted in specificallydemarcated places provided they arelimited in size, well motivated andconsistent with the urban designrationale.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 23 REVISION 1

Building ArticulationLarge buildings should be treatedas aggregates of smallercomponents to achieve a humanscale. Therefore, monumentalscale buildings should be avoided.Buildings should be articulated asdescribed below.a) Horizontal articulation:This fragments a building façadeinto smaller horizontal components:base, body and top. The base islower floor(s) of the building,where an active, functional andvisual interface with the publicenvironment should be ensured.The top section is where thebuilding meets the sky and thisculmination should be expressed.The composite form of rooftopscreates an important long distanceview or skyline.b) Vertical articulation:Vertical articulation is thefragmentation of long buildingfacades into smaller panels so thatmonotonous perspectives areavoided.c) Solid / void relationship:Buildings facing and enclosing theBoulevard and the Grand Canalshould be more compact that thoseenclosing softer spaces such as thewetland. This is described in moredetail in the section dealing with edgeresponses.d) Depth articulationThe building volume can also bearticulated by means of recesses andprojections.These create shadow areas and formaccentuations to the built form.Recesses and projections can be usedfor horizontal and vertical articulationof the building volume. Examples ofrecesses and projections are:building line setbacks, entrancegateways, colonnaded sidewalks,balconies and terraces, cornices.DEPTH ARTICULATION BY RECESSESAND PROJE CTIONSThis describes the amount of solidbuilding volume in relation to othermajor openings in the buildingmass (windows and doorsexcluded). This ratio describes howcompact a building is and thereforeits performance as an urban spaceenclosure.VERTICAL ARTICULATION 0F THEARCHITECTURAL VOLUMEPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 24 REVISION 1

CHAPTER 5EDGE RESPONSESPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 25REVISION 1

GUIDELINES FOR THERESPONSE OF BUILDINGS TOTHE PUBLIC ENVIRONMENT.INTERFACESAs explained previously, buildingsenclose and give form to the publicenvironment. The portions ofblocks, parcels and buildings thatface the public environment arecalled edges or interface areas. Ofparticular concern in this urbandesign framework is the striparound the perimeter of adevelopment block, within 25m ofthe property boundary. This stripincludes the recommended buildingplatform for the perimeter blockform, and the interface betweenprivate development and the publicenvironment.There are three main types of edgeresponse: Solid, semi-solid andsoft.Solid edges are those formed bybuildings placed in a fairly compactform on the street boundary.Semi-solid edges are those withroughly equal proportions of solidbuildings and landscape areas. Ingeneral however, the corners ofblocks should be solid.Soft edges are those that remainopen with just landscaping, orwhere the building is setback fromthe boundary by more than 7.5 m.Street level interfaceRegardless of the type of edgeresponse, an active visual andfunctional interface betweenbuildings and the publicenvironment must be ensured, atleast on the ground and first floors.Functional interface means thatpeople should be able to walk alonga street in front of a building andexperience an attractiveenvironment, including someinteraction between the buildingand the street. Entrance lobbies,shops, coffee shops, offices,gateways into mid block spaces, allprovide functional interfaces.Transparent surfaces, balconies andterraces provide a visual interfacewhich means that people in thebuildings and in the publicenvironment can see life andactivity occurring. This helps tomake a place vibrant andinteresting.This can take place withoutaffecting the privacy in thebuildings, since uses on groundfloor should be of a more publicnature, while those above can beprivate. Small changes in levelscan also help to keep an activevisual interface while still creating adegree of privacy.Parking structuresParking structures should preferablynot face directly onto the publicenvironment, because theynormally present blank walls andare devoid of activity and interest.However, parking structures can beplaced on the street boundary lineif they protrude less than onemetre above the ground level atany point along the façade of thebuilding (i.e. constitute a genuinebasement).Parking structures protruding morethan one metre above the groundlevel should be recessed at least7.5 m from the boundary line. Thiswill provide opportunities forsuitable interface activities to beintroduced between the street andthe parking. That depth can bereduced to 5 m in narrowproperties provided this issufficiently motivated.Alternatively, and only in narrowproperties where there is a watertable constraint, parking structuresprotruding more than a metre canbe placed on the boundary, butsome parking bays must bereplaced with uses such as lobbies,shops, and landscaped gardens.The following pages contain typicaledge responses for low - mediumand medium - high rise buildings.They illustrate the application of theforegoing principles to create anappropriate edge response, andthey illustrate the wide range ofdesign options that can beachieved.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 26REVISION 1

SOLID EDGE RESPONSETYPICAL PLAN AND ELEVATIONThe drawing below illustrates generically thethree typical edge responses that areacceptable in Century City. Solid edgedescribes a compact building with controlledfaçade recesses and a few openings in theform of gateways. Soft edge is an openlandscaped area, and semi-solid edge is acombination.The sketches opposite illustrate variousways of dealing with the street interface.Similar principles apply in low, medium andhigh-rise buildings, although somedimensions may vary.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 27REVISION 1

SOLID EDGE RESPONSE MEDIUM TOHIGH RISE BUILDINGS: GUIDELINESThe following principles should be appliedwhere medium to high rise buildings aresituated at or close to the street boundary(solid edge response). Vertical articulation :Building base atground and first floors, building bodyat second to sixth floors, building topseven and eight floors plus roof space.Expression lines in between. Maximum building line setback: 7.5m Corners of blocks must build to zerobuilding line (see block details inprecinct plans) Parking semi-basements protrudingone metre or less above street levelcan be built to zero building line. Parking structures protruding morethan one metre above street levelmust be setback 7.5 m from boundaryline with a suitable interface. Active uses on ground floor at least25% of the length of the block, in theform of functional and visual interface(people can walk into the building andback to the street) This includesentrance lobbies, gateways to internalblock areas, shops, coffee shops, etc. In addition there should be a visualinterface, where people inside thebuildings and in the street can see oneanother on the ground and first floorsfor at least 25% of the length of theblock in the form of large windowpanels (glass), balconies, terraces, etc. Uses on ground floor should bepredominantly offices and retail, aswell as entrances to buildings.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 28REVISION 1

These pictures illustrate anappropriate solid edge responsefor medium to high rise buildings.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 29REVISION 1

SOLID EDGE RESPONSE: LOWTO MEDIUM RISE BUILDINGSLow to medium rise buildings follow thesame edge response principles as high risebuildings, with some dimensionalvariations.Vertical articulation:Building base onground floor, building body on firstand second floor, building top is roofspace and loft if any.Maximum building line setback: 5mCorners of blocks must build to zerobuilding lineParking semi-basement protrudingone metre or less above groundlevel can be built to zero buildingline.Parking structures protrudingmore than one metre aboveground level must be setback 5 mfrom street boundary line, with asuitable interface.Active uses on ground floor atleast 25% of the length of theblock in the form of functional andvisual interaction. This includesentrance lobbies, gateways tointernal block areas, shops, coffeeshops, etc.In addition, visual interface on groundand first floors at least 25% of thelength of the block in the form of largewindow panels (glass), balconies,terraces and other so that people inthe street and in the buildings can seeone another.Uses on ground floor should bepredominantly offices and retail aswell as entrances to buildings.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 30REVISION 1

SOFT EDGE RESPONSESoft edges are preferred for all edges frontingonto the open space system. Unless there areexceptional circumstances, no soft edges arepermitted fronting onto the boulevard or onmain linking streets, as the sense of enclosurenecessary to street spaces would be lost.Within a block with soft edge responses, somesolid building elements might be created foraccentuation purposes; this limited to 10% ofthe length of the block.SEMI-SOLID EDGE RESPONSEThis built form response consists of acombination between solid and soft edgesin a proportion of about 50% to 50%.Corners of blocks should always be solid,even if that block has a soft edgeindicated. This helps to define the extentof the block in visual terms.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 31REVISION 1

CHAPTER 6PRECINCT PLANSPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 32 REVISION 1

PRECINCT PLANSThe package of plans process atCentury City includes the preparationand approval of Precinct plans. Theseprovide more detail than the generaldevelopment and design framework,but are not so detailed as to constrainindividual design solutions.It is important however that Precinctplans are consistent with the urbandesign rationale, overall structure andbroad design guidelines for CenturyCity.There is an opportunity with eachPrecinct plan to provide a set ofspecific design informants, andstipulate control measures that maydiffer from precinct to precinct.However each precinct plan mustclearly illustrate how the directives ofthe Urban design framework arefollowed through and implemented.Public Environment Elements Streets, squares, parks, nodesand focal places. Provisional property (block)boundaries of land fordevelopment Pedestrian links that are public orsemi-public Visual lines and focal points. Typical street sections.Private Development ElementsStreet and block patternLand uses / activitiesProvisional building massing andheightBuilding articulation: vertical andhorizontalTypical building footprintsEdge InterfacesEnvironmental Aspects Mitigation and enhancement ofenvironmental aspects such aswind, sun, noise, rain Compatibility with significantenvironmental features (wetland) Landscaping principlesEngineering and TrafficBulk servicesParking ratiosRoad capacityIntersection spacingStormwater managementDevelopment ParametersBulk factor and total floor areaRecommended land uses and theirdistributionParking calculation and proposedsupplyINDIVIDUAL PRECINCT PLANSThis urban design framework containsthe essential elements of severalprecinct plans, including the NorthernSector Precinct and the EstuariesPrecinct. Other precinct plans havebeen prepared and can be madeavailable as required.It is important to note that for controlpurposes, the “official” precinct plan isa document approved by theMunicipality and that document maycontain more information than thesummary provided here.An overview of the principles adoptedin the precinct plan for the NorthernSector and Estuaries precincts follow.The following aspects should beincluded with each precinct plan.Overview Summary of urban designinformants and principlesextracted from the Urban DesignFramework.Typical details of edge interfacetreatmentActive edge interfaces to thepublic realmGround floor plan and streetinterface elementsArchitectureArchitectural treatmentControls for buildingsPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 33 REVISION 1

NORTHERN SECTOR PRECINCTThe Northern Sector Precinct is thelargest precinct and refers to that partof Century City between Ratanga Roadand the Grand Canal, together withsome land around the wetland thatforms a logical part of this precinct.The vision for Northern Sector Precinctis to achieve an integrated, mixed usedevelopment (work, play, shop andstay), which has a good image and“sense of place”. The amenity andvalue of individual projects must beenhanced and at the same time avibrant, rich environment created forvisitors and residents alike.Two fundamental principles underpinthe structure of the Northern SectorPrecinct. The one principle is torespond to and enhance theinteraction between development andthe water canal system. New canalswill be created and developmentaround existing canals will help tointegrate the northern sector.The second principle is to infuse newlife to the development by making theNorthern Sector a vibrant andattractive environment, with apedestrian friendly space and aprestigious address. This is partlyachieved by realigning the boulevardand changing its character, and byinjecting a wide range of residentialaccommodation into the precinct.In the northern sector the boulevardhas been altered to take on twodifferent forms. Part of the routecomprises the main distributionsystem within Century City connectingthe gateways and other componentsof the project. This distributor roadextends from the existing CenturyAvenue to link up with an entrance atRatanga Road. Another entrance fromRatanga Road connects with thesouthern arm of Century Boulevard. Asa result there are three entry pointsinto the precinct from Ratanga Road.Part of the former boulevard routewithin the northern sector has beendiverted and altered to improve thecharacter of the road through thisarea. This diverted section links upwith the two arms of CenturyBoulevard but takes on a more urban,pedestrian friendly and integratedcharacter. To facilitate this, the roadpenetrates the sector more effectively,gentle curves are introduced into thealignment and the cross section isreduced.Internal streets subdivide the NorthernSector Precinct into developmentblocks and have the important role ofproviding public linkages betweenurban spaces and the variousdevelopment parcels. Most internalstreets run perpendicular to CenturyBoulevard and connect the Boulevardwith the open space system. Internalstreets accommodate vehicular trafficbut should be pedestrian oriented andtreated to encourage slow speedmovement. The buildings adjoiningthem should form active edges andsupport street life at ground level.Private development within the NorthSector Precinct will exhibit differentresponses. Certain residential projects,such as Knighsbridge or the highincome housing overlooking thewetland, will maintain their exclusivityby a series of new canals that allowgood visual integration but limit publicaccess onto these sites. Otherresidential projects, such as the Oasisand the medium income housing,contain perimeter fences with a moreopen landscaped environment insidebut restricted access from the outside.The essential elements of the NorthernSector Precinct Plan are presented inthe following plans.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 34 REVISION 1

PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 35 REVISION 1

PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 36 REVISION 1

The following section provides anoverview of the major developmentsand development initiatives in thenorthern sector. Some of these havealready been implemented while otherinitiatives are still in the planningstage.The Holiday Inn ExpressHoliday Inn Express is a 175 roomhotel, situated next to Canal Walkshopping centre. and has beenpositioned and designed to overlookthe Grand Canal with views towardsTable Mountain from the upper floors.The design reflects a fairly ornatearchitectural style with a face brickfaçade, plaster infill panels and quoinsto certain features.No 1 North BankThis development comprises a fivestorey building incorporating retailactivity, parking, offices and someresidential apartments. The built formalongside the canal is permeable andpedestrian friendly, with openterraces, doors windows and theshops encouraging human activitynext to the canal.A pedestrian bridge spans the GrandCanal and links up with the shoppingcentre. Part of the building is curvedto acknowledge this important featureand provide sufficient space for apiazza. The piazza is a public spaceand local focal point in the area thathelps to link various parts of thepedestrian system and channelmovement from one side of the canalto the other.The Island ClubThe Island Club is centrally located inthe Northern Sector and is a definingelement of this precinct. It includesstriking buildings and landscaping andintroduces a significant residentialcomponent into Century City.The Island Club is a relatively highdensity, but high quality, residentialenvironment, overlooking a system ofinternal open spaces and canals. Acentral feature is a landscaped islandsurrounded by water. The island hasbeen intensively landscaped withclassical design features, providing arecreation amenity and attractivesetting.wraps around Half Moon Bay andextends along the Grand Canal.Particular attention has been given tothe interface of buildings with thepublic promenade alongside the canal.Doorways, windows, studioapartments and mixed use activitiesfront on to this promenade, and helpto create vitality and interest alongthis important public space.The main entrance to the project isfrom the existing Via Rialto roadthrough a controlled access point.Vehicles enter a landscaped parkingcourt, and a system of pedestrian andjogging paths winds its way throughthe site. Residential apartments thatface on to the internal water body willhave private gardens at the groundlevel leading up to the water, but allresidents will have access alongcommon pathways to the island, foruse as an open space and recreationamenity.The hotel appears as a 6 storeybuilding, but there is a lower groundfloor level incorporating the catacombsfor retail or similar uses. Access to thehotel is off Century Boulevard, along aservice road that is also used to reachthe south western end of the shoppingcentre.A second building is planned adjacentto No. 1 North Bank and will have asimilar appearance. This will be knownas No.2 North Bank.The apartments range in height from 4to 10 storeys, and the controlled butvariable form responds to the flowingshape of the Grand Canal andlandscaped island. The buildingscomplement the front façade of theshopping centre and provide a visualaxis from one of the main entrancesinto Century City. The developmentParking occurs as a combination ofsurface bays in parking courts andbasement or semi-basement parkingunder the apartment buildings.Particular design attention is given tothe landscape treatment at the groundlevel of these buildings. This isimportant within the scheme to ensurethat the environment is attractive anduser friendly for residents, but it isalso particularly important at theedges of the scheme where theinterface occurs between public andprivate components.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 37 REVISION 1

The interface of this project along theGrand Canal is particularly importantand the buildings have been designedto offer privacy and security to theproject behind, but along the frontthere is an attractive and inter-activepublic space. This public space willlead all the way along the Grand Canaland link up with the pedestrian patharound the wetland.In front of Half Moon Bay there will bea public plaza which links across abridge to the shopping centre, andacross to the internal island within theIsland Club.The proposed Knightsbridgedevelopment is 15 storeys high andcomprises 3 parking levels and 12levels of apartments in a buildingcomplex which spans the Grand Canal.The buildings on either side of thecanal are linked by a vehicular andpedestrian bridge as well as 5 duplexunits suspended 35 metres above thewater. The opening underneath theseunits is of such a scale that views arestill possible from the canal throughand beyond the building.apartment block, as well as on surfacebays.The residential buildings incorporateindividual retirement units, whilstthose retirees needing medical care orgreater assistance will beaccommodated within the HealthCentre. This centre provides a varietyof assisted living, bedsit and frail careunits. The Community Centre providesfor the recreational needs of residents.The site will be intensively landscaped,and apart from helping to lessen theimpact of the busy road, landscapingwill create an attractive edge forpassing motorists, and will provide apark-like environment for residentswithin the site.As with many of the developmentswithin Century City, water plays aprominent part, and a number ofwater features will enhance theambiance of the project. Pedestrianpathways will meander through thelandscaped site.Knightsbridge ResidentialDevelopmentKnightsbridge is a striking residentialapartment complex on an island at thenorthern end of the Grand Canal. Thiscomplex has fine views over thewetland as well as towards TableMountain.Communal facilities include a clublounge, gymnasium, indoor heatedpool, and boutique wellness spa. Thebuildings will be modern in designreflecting contemporary lifestyles andcomplementing the urban vision forCentury City. All apartments haveviews to the canal and Table Mountainor the wetlandThe OasisA common architectural theme will beimplemented to ensure anaesthetically pleasing environment.Two vehicular access points areprovided for the Oasis. The mainentrance is in the middle of the siteand connects with the central precinctroad. Pedestrians can also use thisentrance to walk down to the GrandCanal and shopping centre. Asecondary entrance is provided nearthe Health Centre.Knightsbridge will create a dramaticarchitectural and urban designstatement at a focal point of the site.This is a knuckle where the GrandCanal, northern sector, shoppingcentre and wetland all meet Thesignificance of this site is accentuatedby this building of stature.The Oasis is a retirement complexnext to Ratanga Road, comprising fiveseparate but related residentialbuildings of 8 – 10 storeys in height, arelated community centre and a frailcare facility. Parking is provided indouble level garages next to eachPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 38 REVISION 1

Century Boulevard ProposalA mixed use development is proposedbetween Century Boulevard, the GrandCanal and the Island Club asillustrated below.Once again, water is a fundamentalelement in the design, and an internalcanal will extend from the GrandCanal. This internal canal and thespaces around will assist in creatingan attractive ambience for residentsand visitors alike.Mixed Use Development ParcelsA number of mixed use land parcelsare created in the Northern Sector, forwhich no specific proposals have yetbeen formulated.The road penetrates through themiddle of this area and contains slightcurves that respond to the adjacentblocks and the general curve of thecanal system. Although, this road willaccommodate fairly high trafficvolumes, it has been designed toencourage slow speed movement,with traffic circles, four way stops andthe road alignment.Functional interface means that peopleshould be able to walk along a streetin front of a building and experiencean attractive environment includinginteraction between the building andstreet. Entrance lobbies, shops, coffeeshops, offices, gateways into midblock spaces, all provide functionalinterfaces. Transparent surfaces,balconies and terraces provide a visualinterface which means that people inthe buildings and the publicenvironment can see life and activityoccurring. This helps to make a placevibrant and interesting.Due to the scale, form and positioningof the individual buildings, a “Piazza”type environment is planned. The formof architecture will be Neo Tuscan instyle. The layout responds to theexternal environment, especiallyadjacent to Century Boulevard and thecanal, with the articulation of buildingsand permeable nature of the groundfloor activities.The main vehicle entrance will be offCentury Boulevard opposite Dockside,a second vehicle entrance will be offCentury Boulevard, and access to aseparate residential component will befrom Via Rialto.Landscaping is planned for the southeastern corner of the proposeddevelopment at the interface with theGrand Canal. This area is to becelebrated as a focal point forpedestrian activity. The interfacebetween the Century Boulevard andthe remainder of the site will besoftened by the extensive use of trees.A visual corridor has been createdbetween development parcels toaccentuate the feature building ofKnightsbridge. Another visual corridoris provided into the Island Club.The buildings should form activeedges and support street levelactivities. This can be achieved by aperimeter block type of developmentwith a functional interface to thepublic realm. The interface shouldinclude elements that help generate asense of place, but can also includelandscape features.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 39 REVISION 1

The design of public streets andsquares are also important to createpublic spaces that can be enjoyed byresidents and visitors alike. Parkingstructures should preferably not facedirectly onto the public environmentbecause they normally present blankwalls and are devoid of activity andinterest.A feature of successful urban avenuesis the way that buildings interact withthe street space. Buildings shouldpreferably be placed on or close to thestreet boundary, to help frame theavenue, and the buildings should offertheir front facades to the street,acknowledging the importance of thepublic realm. Activities on ground andfirst floor should be visually andfunctionally integrated with the streetspace.The Island ResidentialComponentA high income, medium densityresidential component is planned nextthe wetland. This will comprise anumber of single residential, doublestorey houses on an island. The islandwill contain an internal road withresidential erven on either side andeach erf will look out over a canal.Once again water is a feature of thedevelopment, and the canals help toenhance the amenity of theseproperties as well as provide somesecurity since it is not intended tofence these islands.The entrances to the island is plannedfrom the distributor road and a visualcorridor through the gatehouse willhelp to create a sense of arrival.Of importance is the interactionbetween the island and wetland. A lowintensity residential projectoverlooking the wetland isappropriate, but access to the wetlandmust be controlled. General publicaccess will not occur around theisland, but will be provided on theopposite bank so that continuity of thispedestrian network around thewetland is maintained. Buildingsoverlooking the canals and wetlandshould be treated in a sensitivemanner in line with the natural setting.BougainvillasA medium income residentialdevelopment, known as Bougainvillas,is located between Century Boulevardand Ocean Spirit Drive. This includes acombination of group housing andsingle residential dwelling units. Asillustrated below. This residentialestate will have access control througha single entrance, and carefulattention has been given to theperimeter treatment alongside CenturyBoulevard. At the entrance, and whereimportant roads focus on to the site, anumber of focal points have beencreated with buildings andlandscaping.Development Parcel No 8The remaining development parcelwithin the Northern Sector Precinct isthe area next to Ratanga Road whichcurrently accommodates a bus andtaxi facility.It is not anticipated that this site willbe further developed for some timeand consequently the developmentproposals are very provisional. Thetransport interchange will be retainedand two mixed use business sites willprobably be developed at either end,helping to frame the gateways intoCentury City.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 40 REVISION 1

THE ESTUARIES PRECINCTPhysical features such as CenturyBoulevard and Century Avenuestructure the precinct into threedistinct sub components. These are:1. The crescent of land boundedby two “arms” of the Wetlandcanal system and CenturyBoulevard;2. Land to the east of CenturyAvenue and CenturyBoulevard. This subcomponent has been namedthe Estuaries Office Park; and3. Land to the west of CenturyAvenue. This sub componenthas been named “The Oval”.Notwithstanding these subcomponents it is intended that themain distributor roads should not beseen as divisive features but rather asunifying elements, with developmenton either side of the Avenue andBoulevard complementing each otherand contributing to the roads as primeaddresses.The precinct plan aims to create anurban framework which will enhancethe quality of the environment, whilstoptimising returns for individualdevelopers. While the developmentparameters allow a degree offlexibility, they need to be respected interms of overarching principles toensure that the objectives of theprecinct are attained. The followingsections provide an overview of thethree sub components of the EstuariesPrecinct, and a composite of thePrecinct Plan is illustrated overleaf.The Estuaries Office ParkThis sub component will bepredominantly office related, with asmall minor business component, suchas restaurant or office suppliers. Theintention for erf 5161 (the CMC site)has changed, so that this will nolonger accommodate a single largeadministration facility, but insteadincorporate a number of smaller officeblocks, which may include publicsector and private facilitiesA water feature forms the heart of thisdevelopment and, together with thelocal activity streets, help to unify thiscomponent. Buildings are locatedaround the water feature whichbecomes a local focus, while theinternal streets create a spine ofactivity through the area. These arepedestrian friendly and allow for somemixed uses.The figures illustrate principles of theprecinct plan:• A compact, cohesive whole iscreated;• The built form will result in arobust interface with CenturyBoulevard and Century Avenue;• The site adjacent to CenturyBoulevard/Century Avenue, willcontain a prominent buildingwhich will help to celebrate thisintersection;• The main entrance into the subcomponent, off the CenturyAvenue traffic circle, will result inan attractive “gateway” and willpromote a sense of arrival;• The water body will introduce asoft landscaped element as acounter point to the more densebuilding mass;• An interconnected and legiblebuilt form will emerge from anumber of separate structures,due to the implementation ofcommon urban design principles.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 41 REVISION 1

PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 42 REVISION 1

The OvalThe Oval is intended to bepredominantly office related in nature,with a minor business component.A communal open space forms theheart of this development. It isintended as a sports field for theentire Century City project, and will beowned by the Property OwnersAssociation. The field can be used asa soccer field, for other open airevents or just for passive recreation.The communal open space provides agreen heart to the project and relief tothe higher density office developmentaround the perimeter. Grassed seatingwill form an enclosing feature to thefield, and provide an opportunity forsome directional signage.Extensive landscaping will complementthe buildings to provide the sense ofenclosure to this space. On gradevisitor parking which serves the officesduring normal office hours will doubleas spectator parking after hours. Roofsof buildings should be tiled withselected materials and pitched,although a portion of the roofs maycontain flat concrete elements.The figures illustrate principles of theprecinct plan:• A compact built form will becreated, surrounding a softgreen heart;• Two entrances are providedwith wide roads and flankingbuildings that will create astrong sense of arrival;• The built form is informed by,and responds to CenturyBoulevard and CenturyAvenue, and helps to reinforcethe boulevard effect;• The development provides anappropriate interface with theBosmansdam Business Parkand responds to the plannedextension of the canal systemnext to Bougain VillasSpecific Design Elements for theOval and Estuaries Office ParkThe “perimeter block” approach is animportant principle of urban design inwhich the frontages of buildings areset close to the street creatingcontinuity of streetscape and helpingto define public, semi-public andprivate spaces. Design elements suchas building heights, focal points andbuild-to lines create an attractive andintegrated development.The use of balconies, canopies andcolonnades are encouraged to createan interesting and varied streetscape.On street parking has been providedin many cases to support street lifeand to activate the public realm.Traffic calming measures are placedthroughout the precinct to ensure it ispedestrian friendly.The design elements help to enhancelegibility, identity and orientationwithin the precinct. They also givedevelopers the opportunity todifferentiate buildings. Variations inthe height of buildings areencouraged.Provisional building heights areillustrated. Further vertical modulationis encouraged by means of patios onground, first and second floor levels,as well as roof terraces and otherforms of junctions between façade androof.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 43 REVISION 1

Axial focal points, gateways andsignificant corners will further enhancethe building.Focal points are created to enhancelegibility and assist orientation withinthe precinct. These are of varioustypes, such as gateway features,significant corners or axial views intothe scheme or along local vistas.Significant focal points within the Ovaland Office Park are illustrated.Architectural design of individualbuildings should respond to thesefocal points.Build-to lines are recommended topromote a vibrant street character andvisual continuity of the street facade.Most of a building’s façade should liealong a build-to line, but localisedsetbacks and encroachments areencouraged to add diversity.Architectural Guidelines for theOval and Estuaries Office ParkDevelopers are permitted a wide rangeof architectural styles within thisprecinct subject to certain parametersand guidelines. The focus is oncreating an overall group form wherethe buildings work together to create asynergy rather than competing witheach other. Certain sites are requiredto make significant architecturalresponses by virtue of their position asdescribed above. The buildings shouldbe classical in architectural languagewith the conscious expression of abase, plinth, a well orderedproportioning system, and verticalwindow penetrations. Materials shouldbe solid, warm earthy materialsincluding sandstone, granite, marble,slate, ceramic and clay products.Selected face brick may be used.Plaster is encouraged but paintworkshould be limited to earthy naturaltonesThe Crescent SegmentThis segment includes an officedevelopment known as WaterviewPark and a new regional headquartersfor Liberty Life, known as “LibertyCentre”. A small strip remainsbetween Waterview Park and theBoulevard, and this remaining land isintended to be developed in two sitesfor offices.While no firm proposals have beensubmitted at this stage, preliminaryideas for the remaining strip of landnext to the Boulevard are illustrated inthe figure below.Of particular importance is a 10m widepedestrian link between the WaterviewPark and Liberty Centre, to permitconnections from Century Boulevardand the wetland. Care must be takenwith the pedestrian walkway abuttingthe wetland and canal system toensure that quality and continuity ofthis pedestrian system is protected.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 44 REVISION 1

CHAPTER 7LANDSCAPE PRINCIPLESPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 45 REVISION 1

LANDSCAPE CHARACTER ANDDESIGN GUIDELINESIn order to maintain continuity in theoverall landscape character,developers are required to designand implement appropriatelandscapes around their buildings inaccordance with these designguidelines.STRUCTURAL PRINCIPLESGateway SquaresDefining the importance of the entrynode into the site can be enhancedby vertical elements that accentuatethe space created by the urbanform.This can be done:o By utilising large trees or palmtrees to soften the verticalelement of the space. Bringingthe scale down for pedestrianpurposes.o By utilising lighting, banner polesand other structural elements toadd character to the urban form.o By a change in surface materialfrom asphalt to paving materialsuch as clay brick, concrete paver,cobbles etc at the intersections. Thechange in surface material will alsointegrate the vehicular aspect of thespace with a pedestrian scale ofdetail.Boulevard & LinkagesThe boulevard and linkages arepredominantly orientated to vehicularmovement. The urban form needs tocreate an enclosed urban streetscape,that relates to the pedestrian scale anddetail.This can be done as follows.o Utilising street trees with spreadingcanopies should reduce theboulevard/ linkages scale. The treeswill integrate the wide vehicularsurface with the urban form on apedestrian scale.o A landscape median in theboulevard will also soften the roadarea and at the same time place theboulevard at an higher order withinthe linkage system.o Detail at the pedestrian scale willenhance the urban experience.Detail such as paving material andpatterns, lighting poles, bannerpoles and urban furniture willcontribute to the character of theurban form.Wetland InterfaceThe wetland and channels are the majorvalue contributor to Century City. Theinterface between the built form andthis value contributor is crucial.o A pedestrian scale is important atthe interface.o Pedestrians should be able towalk alongside the channel andwetland. A broad walk along thechannel and wetland inappropriate paving surface istherefore necessary.o The urban form, if possible,should be set back from thechannel and wetland. Softlandscaping in the open spacebetween the built form and thechannel is preferred.o Pedestrian scale can be maintainedwith trees and palms andappropriate landscape elements suchas park furniture, bollard lightingetc.Internal Open SpacePrivate open space should be acombination of hard landscaping andsoft landscaping.o Hard landscaping will predominatelyoccur where the built form facesonto public roads and where internalvehicular and parking areas occur.o Soft landscaping will occur as aninternal ‘park’ at the rear or alongside the built form, or between thebuilt form and the channel andwetland.o Soft landscaping should also be usedto soften the built form andespecially along the foot of thebuilding.o Soft landscaping should never beless than 40% of the open spaceallocated.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 46 REVISION 1

Landscape MaintenanceInvasive Alien ControlStructured landscapingThe setting for the Century City isurban, and a structured landscaperesponse to this urban setting isappropriate.o The soft and hard landscapingshould in general stressstructured form over informalform.o Along the channel and wetlandthe structured form could flowinto an informal form as aresponse to the natural setting.o Landscape elements such asfurniture, bollards and pergolasetc. could enhance thelandscape structure.o It is recommended that urbansculpture forms part of the hardlandscaping.DETAIL PRINCIPLESIrrigationo A fully automatic irrigation systemmust be installed to irrigate alllandscape areas in the public roadreserve and internally.o All irrigation must be connected toCentury City’s irrigation watersystem.o On completion of the landscaping,all landscaped areas are to bemulched (e.g. bark gravel, compostetc.) to reduce water demand.o Plant species with similar waterrequirements should be groupedtogether.o All landscape areas are to bemaintained to acceptablehorticultural industry standards.o All hard landscaping elements tobe maintained to an acceptablestandard that complements theoverall standard of Century City,as set by the Property OwnersAssociation.o All landscape areas, which in theopinion of the Property OwnersAssociation are poorlymaintained, are to be reinstatedto a suitable standard, to thetotal cost of the Owner of theproperty.o All landscape areas, which in theopinion of the Property OwnersAssociation require additionalirrigation shall be irrigated inorder to maintain an overallstandard of landscape quality.o The use of organic fertilisersshould be given preference overinorganic fertilisers. Overfertilisationis to be avoided toprevent leaching into the watersystem and wetland.o Under-utilised areas, set aside forfuture expansion, are to beplanted and maintained in agroomed, weed-free and litterfreecondition.o No landscape refuse may bedumped, stockpiled or be allowedto enter into the wetlands, but isto be removed from site.o Landscapes must be maintainedfor a minimum of twelve monthsafter final completion of the ofthe landscape contract.o Alien invader species are to beremoved from all landscape areas.o The invader species must beremoved at the sapling stage toensure that the whole plant isremoved.Boundary Treatmento No vibracrete walls are allowed.o Entrance feature walls. Access pointsinto the development may bedemarcated with the use of featurewalls. The walls are to be positionedon the property and may notencroach into the road reserve.o All boundary treatment should becompatible with the architecture inmaterial and colour.Refuse yards and serviceso Refuse yards and collection pointsare to be screened from public view.o Where a structure is used to housethe Refuse Yards/Collection Point,then the structure must be screenedwith soft landscaping.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 47 REVISION 1

Serviceso Trees may not be planted overunderground services.Genetic Integrityo Plant species utilised mustcomply with the PropertyOwners Associations list ofgenetically approved species.o Genetically correct species areavailable at the Property OwnersAssociation’s Nursery.o Bollard lighting along all pedestrianwalkways, squares and buildingentrances.o Bollard luminaire must have louversand may not be installed higherthan 1000mmo Pole top luminaire must be hoodedand could have louvers to reducelight pollution.o No erection of high intensity lightsalong the wetland edges (whichmay affect bird life).Pavingo Walkways connecting thebuilding and entrances with thespinal/ring road walkway to beconstructed by the developers.Parking Areaso A minimum of one tree per threeparking bays is to be provided.o Where more than one aisle ofparking is required, a landscapedmedian is to be allocated.Lighting in landscape areaso Floodlights may be used todiscreetly light entrance featuresand service yards withoutcausing light pollution.o The material and colour of lightfixtures to be compatible withthe architecture and parkfurniture.Park/Urban Furnitureo Should the developer providepark/urban furniture, the elementsshould be compatible in materialand colour to the architecture.o Asphalt surfacing is notrecommended for internalvehicular reticulation or parkingareas.o Clay bricks, concrete pavers,cobbles and laterite may be usedfor internal walkways, vehicularreticulation and parking areas asspecified by a civil engineer.o Mountable kerbs and/or brickedging to be used in thevehicular and parking surfaces.o Walkways to be retained byconcrete kerbing or brick (clay orconcrete) edge detail.o After every sixth parking bay, oneparking bay should be landscaped,to break up the visual impact oflarge parking areas.o Parking areas to be screened fromthe spinal/ring road by bothbuildings and planting.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 48 REVISION 1

LANDSCAPE SPECIFICATIONSTrees Staking Detailo All trees must be double staked witha cross brace to stabilise the stakes.o Additionally, trees located in hardlandscaping areas must also beprotected with a Tree Guard.o All staff parking to be located atthe side and rear of the building,unless the property has waterfrontage. Visitors bays may beprovided at the front of thebuilding.o Parking to be provided to theside of the building with waterfrontage.o Innovative shade structures tobe compatible with thearchitecture and park furniturein material and colour.LANDSCAPE DEVELOPMENTPLANPlan RequirementsA ‘Landscape Development Plan’(LDP) as part of the SiteDevelopment Plan (SDP) process isrequired for each development. Aregistered Landscape Architectshould prepare the LDP and mustshow the following:o The plan is required to be at ascale of 1:100 or 1:200 withstandard plan notations such asa north arrow, name of client,name of project, date, andcadastral information.o All Private Open Space.o All earth-shaping, levels andretaining structures.o All planting areas.o All planting material must be notedon the plan, the species; thenumber of plants, the plant spacingand size of planting material.o All hard landscaping area.Details of hard landscaping mustinclude all paving, benches, bins,signage, waterfeatures, pumps,fencing/walls and other artefactsetc.o A comprehensive irrigation layout.o All services that may crisscross theprivate open space.o Utility areas and their screeningmust be shown.Restrictionso It is not permitted for aDeveloper to remove or damageexisting trees, soft landscaping orhard landscaping on private orpublic open space.o No Kikuyu grass (Pennisetumclandestinum) may beestablished in the private openspace, to prevent the invasion ofthe wetland.o No invasive alien plants, trees,shrubs, groundcovers andgrasses as declared in legislationare permitted to be establishedin the landscape areas.o No temporary structures arepermitted within the landscapeareas.Plant sizeso All bag sizes refers to theNurseryman Associations of SouthAfrica Standardised Specifications.o All trees and palms must be 50kg orlarger.o Shrubs and groundcovers can rangevarious size e.g. plantlets, 4kg, 10kgetc.Proposed PlantlistA list of approved plants has beencompiled in a list that is obtainable fromthe Century City Property OwnersAssociation. The latest list is datedAugust 2005.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 49 REVISION 1

LIGHTING POLICYExterior lighting is required forvisibility and safety at night, butlighting must also help to promotethe vision of Century City as an areawhere people will live, work andplay. Apart from helping people findtheir way around at night, lightingcan identify major elements so thatpeople can recognize familiarfeatures of the daytime scene.However different levels and typesof lighting are appropriate atdifferent locations.Lighting within an urban context hasfour distinct functions:1. Illumination of roads. Theillumination of roads, junctionsand parking areas helps toensure safer use by vehiclesand pedestrians. This lightingis usually pole mounted andnational standards existgoverning specifications.2. Security Lighting. Theillumination of open spaceshelps to enhance the personalsecurity of pedestrians,prevent dark corners andimprove visibility, and so detercrime. This lighting is usuallypole mounted.3. Signage Illumination. This isused to light up signage, roadnames and information tomake these legible at night.This lighting usually consists ofbuilt–in light fittings or uplighters.4. Lighting effects. Lighting may beused in such a manner as toenhance the appearance andimpact of individual buildings orcivic spaces. Lighting may varyfrom up-lighting of mature trees,flood lighting of buildings,arrangements of street lights,fairy lights and decorative sensualpanels that come in many formsand colours.Along streets and major pedestriancorridors a good level of lighting isnecessary. On local roads and internalwalkways a more ambient form oflighting provides a softer moreattractive effect. Individual buildingsshould have door or post lamps tohighlight entrances. Shrubs and treescan be lit up with good results. Lightscan convey a sense of warmth andactivity, but should not be toooverpowering, and should not detractfrom the general amenity by being toodominant or compete with lights fromother buildings. Floodlighting of emptybuildings for “effect” should be avoidedbecause such lighting often emphasizesthe absence of people. Unless they aresymbolic landmarks, buildings shouldpreferably be lit from inside and outdoorlights should focus on where people aregathering or need to see.In general civic lighting can have abeneficial effect on the cityscape, itssafety and attractiveness. Care must betaken to avoid light pollution of thenight sky and address issues of energysustainability. Individual fittings shouldbe engineered so as not to spill lightunnecessarily by using pan tops,louvres and shields. Low energycompact florescent bulbs help toincrease energy efficiency in manycases.Lighting is a fundamental physicaland psychological part of city life andits use should be considered in termsof integrated design andperformance parameters according todifferent urban spaces. The patternof exterior lighting will have a majoreffect on the night landscape andmust be considered in the design ofbuildings and landscape areas.Information may be required toillustrate the impact of such lightingas part of the design review process.It must be recognized that darknessis a necessary contrast for the play oflight on the night time landscape andoverwhelming lighting effects candetract from the liveability of thearea.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 50 REVISION 1

CHAPTER 8OUTDOOR ADVERTISING AND SIGNAGEPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 51 REVISION 1

SIGNAGEAs a mixed use development,Century City needs to accommodatesignage that imparts a sense ofquality and vibrancy, withoutdetracting from the amenity of theenvironment. For this reason signageis subject to approval by the DesignReview Committee, and must complywith the policy laid down forsignage.Signage should provide easilycomprehensible orientation andinformation. Signs are visual aidsthat provide a person withinformation about the local area andhow to use it. Such visualinformation should be aestheticallypleasing and effective ascommunication. Systematic signageis important to ensure validity of thesignage hierarchy over time.Commercial advertising is aninevitable component of urbansignage. It is part of a freeenterprise society that promotescompetition and choice. Commercialadvertising can produce anenvironment that is lively, colourfuland stimulating if carefully managed.But if pursued recklessly suchsignage can often compete with, anddetract from, the quality of theurban environment.The impact on urban quality andcharacter is the reason whycommercial advertising is regulatedat Century City. The task ofregulation is essentially an aestheticone, in which the extent,character, size and position ofa commercial sign ismeasured against the loss ofamenity or environmentalquality.Aims of the signage policy areto:a) facilitate directionfinding, maintain clearcommunication andpromote orientation inthe public realm;b) impart a sense ofvibrancy and interestabout the project;c) contribute to the qualityof the project throughthe style, image andvisual consistency of thesigns;d) regulate commercialadvertising to promoteenvironmental qualityand urban character;e) prevent a proliferation ofjarring/clashing/loudsigns and lights whichcreate visual conflict anddetract from the urbanand natural environment.Private Realm SignageAll externally located buildingor site signage must besubmitted to the POA andDesign Review Committee forapproval. For designerspursuing a conventionalapproach, there are a fewsimple rules, which areobtainable from the CenturyCity Property Owners’Association. These include:• recognition of the hierarchyof signage,• limits on the number andsize of signs,• relationship of the sign tothe architectural form ofthe building,• policy regarding namingrights,• requirements fordevelopment andcontractor’s boards.Designers who are interestedin innovative solutions tosignage may submit proposalswhich must be supported bymotivation drawings andphotographs indicating thedesign of the sign. This mustinclude an explanation of the contextin terms of signage precedent andlocality, and demonstrate thecommunication aim, aesthetic meritand technical detail of the proposal.Public Realm SignageSignage in the public realm isorganized by locality and position inthe urban hierarchy whichestablishes precedence among signs.This hierarchy comprises:• Century City as a whole,• Precincts and zones• Blocks and streets• Complexes of buildings• Buildings• Temporary signs.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 52 REVISION 1

CHAPTER 9CIVIL ENGINEERING PRINCIPLESPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 53 REVISION 1

CIVIL ENGINEERINGPRINCIPLESEngineering services at CenturyCity are a combination of privatelyowned facilities operated by theCentury City Property Owner’sAssociation (CCPOA), andmunicipal facilities operated by theCity of Cape Town. As a generalrule, specific and local ownershipof services need to be confirmedwith the CCPOA. A briefexplanation follows.RoadsThe external roads leading toCentury City are owned by theMunicipality or Province andmaintained according to theirstandards. Century Boulevard hasbeen constructed by the principaldeveloper of Century City, on landowned by the Municipality, buthas the status of a private road.This allows the Property Owners’Association to exercisemanagement control over theboulevard.Other roads within the project aregenerally private, being ownedand maintained by the PropertyOwner’s Association. The qualityof maintenance remains of a highstandard, but more flexibility ispossible with carriageway andsidewalk specifications.ParkingAll developments within CenturyCity require on-site parkingaccording to agreed standards.However it is envisaged that in thefuture there will be clusteredparking garages to provide off siteparking in selected areas of theproject. Parking standards include:Offices: 4 bays per 100m² GLARetail: 6 bays per 100m² GLAResidential: 2 bays per unit.Public TransportNormal public transport services(buses & taxis) currently operateto and from Century City. Thesewill be expanded on a phasedbasis, as demand increases overtime. At present, there are regularbus and taxi services to a publictransport interchange located inthe northern part of the site andwhich is accessed off RatangaRoad.Internal public transport services(shuttle buses) operated byCentury City Ltd. run along thecompleted section of the internalRing Road (Century Boulevard)between this facility, Canal Walkshopping centre and BosmandamRoad (pick up point at existingShell garage). In the future, theseservices will make use of thecompleted Ring Road system toserve all other developmentswithin Century City.A new transport interchange isproposed at the future SummerGreens station site on the Atlantisrailway line. This facility wouldserve as an interim bus & taxiinterchange prior to theupgrading of the Atlantis line to apassenger rail service, and wouldform an important interchangepoint for the internal shuttleservices.Planning for a new station andtransport interchange on theexisting Monte Vista railway line(Windermere station) hascommenced. Passengers willaccess Century City via a plannedoverhead pedestrian bridgeacross the N1 freeway.An additional station site on theexisting harbour line wasproposed as part of the originalplanning for Century City. Thisproposal may be pursued at somestage in the future in order toprovide a service betweenCentury City and Cape Town CBDand the V&A Waterfront.The Water SystemAn important design feature inCentury City is the water systemcomprising the central wetlandand a series of canals. Watercomes from a number of sources,including natural groundwaterand recycled water from thePotsdam treatment works. Aninnovative system of waterpurification has beenestablished to ensure that therecycled water is maintainedto an acceptable quality. Thisincludes a combination ofengineered and ecologicaltreatment by passing waterthrough filtration processes inthe wetland. The wetland doesnot therefore only function asa visual and environmentalasset, but is vital to thehealthy operation of the watersystems at Century City. It isessential that rubble anddebris are not deposited intothe canal systems to maintainwater quality.Stormwater ManagementThe wetland and canals aredesigned to accommodatenormal and surplusstormwater during major floodevents. However it isimportant to minimizepollution into these systems.For this reason a “low flow”and a “high flow” stormwatersystem has been designed,and needs to be respected bydevelopers.In order to the maintain highwater quality in the wetlandsystem, a low- flow systemhas been implemented. Thepurpose of the "low flowsystem" is to capture thehighly polluted runoff fromstorms of low intensity. ThisPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 54 REVISION 1

unoff bypasses the canal andwetland system and enters thestormwater detention pond westof Ratanga Road, from where itdischarges via the Wingfieldculvert to the sea.In particular, the "low flowsystem" is designed toaccommodate the highly pollutedfirst runoff from Summer Greens.Other than Summer Greens, somedevelopments that contain largeopen parking areas have beenallowed discharge into the lowflow system.The northern part of Century Cityhas no access to the low flowsystem, due to limiting grades.SewerageSewage is collected at theindividual property boundaries,into a system of municipal pipes,and is pumped to the outfallsewer in Montague Drive. Fromthere it is taken to the PotsdamWastewater Works for treatment.Potable Water SupplyPotable water is supplied by theMunicipality from a network fed bytrunk mains in Bosmansdam Roadand Ratanga Road.Irrigation WaterIrrigation water is reticulatedaround the site by the PropertyOwner’s Association and makesuse of recycled water.Treated effluent is pumped fromPotsdam Sewerage TreatmentWorks for use at Century City in adedicated pipeline. This water isdistributed by the PropertyOwners' Association for irrigationpurposes inside Century City.Electricity SupplyElectricity is supplied from theMontague Gardens electricitysubstation and fed to a substationwithin the site, from where it isreticulated to individual landparcels. All electrical cables areowned by the Municipality andmust be installed according to theirspecifications.ServitudesTo facilitate access to andmaintenance of municipal services,it is common practice to register ageneral services servitude over theprivate roads in favour of theMunicipality.The main water supply trunk mainis in Sable Road. BosmansdamRoad and Ratanga Road also havetrunk mains.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 55 REVISION 1

CHAPTER 10DEVELOPMENT CONTROL AND DESIGN REVIEW PROCESSPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 56 REVISION 1

DEVELOPMENT CONTROL PROCESS ATCENTURY CITY: EXECUTIVE SUMMARYTHE PACKAGE OF PLANSPrecinct PlansSite Development PlanDesign Review CommitteeDevelopment control at Century City isbased on a system known as the“package of plans” process, and alegal mechanism called a “deemedsubstitution scheme.”The parent erf for Century City,Remainder Erf 1609 MontagueGardens, has been zoned to“Subdivisional Area” subject toconditions. These conditions includecompliance with an approveddevelopment framework and specifiedbulk limitations for the entire site.There is effectively a basket of rightsthat can be utilised for Century City.The package of plans process enablesindividual land units to be created atdifferent stages, with site specific bulkand use rights attached to each landunit as required.The package of plans processrecognises that the project is plannedand constructed in different stages,and the approval process also occursin stages. The package of planscomprises the following:Development FrameworkThis is a planning framework whichdepicts general planning principles,distribution of land uses, accessrequirements and overall bulklimitations for the site as a whole.These plans apply to local areas withinthe development framework, andillustrate in more detail the planningand urban design principles that willbe promoted for each precinct. Whilethe precinct planning must beconsistent with the developmentframework, the process allows for adegree of flexibility so that laterplanning and development canrespond to shifts in market forces.Precinct plans are generally preparedby Century City Limited and requireapproval by the Municipality.Subdivision PlansThese are processed in terms of theLand Use Planning Ordinance anddetermine the exact boundaries ofindividual land units. It is necessary toobtain an approved subdivision planbefore the Surveyor General willprocess the SG Diagram and for theDeeds Office to register or transfer theland unit.The subdivision plan should begenerally consistent with the approvedprecinct plan. Included in theconditions of subdivision areconditions of zoning and developmentcontrol. Once transfer of the land unitis registered these conditions conferzoning rights to the land unit througha mechanism known as a “deemedsubstitution scheme”.A condition of development at CenturyCity is the requirement for a developerto submit a site development plan toboth the Property Owners’ Associationand the Municipality for approval.The site development plan stipulatesmore detailed design and developmentparameters for the propertyconcerned, within the limitationsestablished by the precinct plan andsubdivision approval. It includesdetails relating to architectural form,landscaping and the layout of the site.The site development plan may beapproved at the same time as asubdivision plan, or at a later stage.However final building plan approvalwill not occur without an approved sitedevelopment plan.Building PlanThe final step in the process is thebuilding plan application submitted tothe Municipality in terms of theNational Building Regulations andBuilding Standards Act.Both site development plan andbuilding plan must be submitted to theDesign Review Committee establishedby the Century City Property Owner’sAssociation. These plans must beapproved by that Committee, beforebeing submitted to the Municipality.Evaluation of these submissions will bedone in terms of the urban designframework and the relevant precinctplan.Property Owners AssociationEvery owner of property in CenturyCity must be a member of the CenturyCity Property Owner’s Association.This is an association incorporatedunder Section 21 of the CompaniesAct with responsibility to look aftercommon interest and commonproperty within Century City. The“Memorandum of Association” and“Articles of Association” are twodocuments that describe the powersof the Association and its rules ofoperation. These documents can beviewed and downlowded atwww.centurycity.co.za. These powersinclude the management ofarchitectural design to ensure anattractive, aesthetically pleasing andco-ordinated project. It exercises thisfunction with advice from a DesignReview Committee.PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 57 REVISION 1

SITE DEVELOPMENT PLANREQUIREMENTSContents of a Site DevelopmentPlanA site development plan means a planwhich shows details of the proposeddevelopment including:1) The position and extent ofbuildings in relation to propertyboundaries;2) The layout of the site indicatingthe use of buildings and openareas;3) Sketch plans and elevations ofproposed structures includinginformation about their externalappearance;4) The alignment and generalspecifications for access roads,parking and pedestrian footpaths;5) The position and extent of private,and communal open space;6) Typical details of boundarytreatment around the property;7) General provision for servicesincluding sewerage water supply,stormwater, refuse, electricity;8) External signage proposals;9) Landscaping proposals includinghard and soft landscape features;10) The proposed development inrelation to existing and futureground levels;11) The phasing of the development;12) Statistical information about theproposed development, (floor areaparking supply, height);13) Any other information considerednecessary by the Design ReviewCommittee.Submission of a Site DevelopmentPlanSite development plans should besubmitted to the Property Owners’Association (POA) in the followingformat for consideration by the DesignReview Committee (DRC): Line drawings on paper to astandard scale, preferably 1:250,together with any colourillustrations (for detailedevaluation). One set of the above drawings atA3 size (for distribution to DRCmembers). The required scrutiny fee, which iscurrently R1 per bulk m². The site development plan mayconsist of a series of plans, butmust include the information listedin the definition opposite. Submissions must be made at leastthree days before a meeting of theDRC.The developer and his professionalteam may be given an opportunity toexplain the proposals to the DRC, andwill receive feedback in writing. It isadvisable to motivate the proposals inrelation to the urban designframework and the relevant precinctplan.Once the DRC has approved thesubmission, two sets of approvedplans will be signed. One set isretained by the POA and one set canbe submitted by the Developer to theCouncil. The Developer will berequired to submit the approved panin a digital format for incorporationinto the Century City GIS database.Typical Example of a Site Development PlanPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 58 REVISION 1

PROCEDURE FOR LANDACQUISITION AND DESIGN REVIEWThe procedure for design review and plan approval can be streamlined if the submission requirements are met. Thefollowing is an overview of the process. The curved boxes represent key decision points.• Negotiations to acquire theproperty• Discussions with CC Properties Ltd.SDP approval by Municipality ConditionsBuilding plan submission toDesign Review Committee*Understanding of the planning contextby Developer Urban design framework Relevant precinct plan Engineering constraintsAgreement of sale including Annexure C1 Sellers’ commitments, Buyer’s obligations Development concept Financial agreementSDP submission to Municipality* May only occur after approvalby Design Review CommitteeMarket Launch & SalesSDP approval by Design ReviewCommittee Stamp of POA approvalBuilding plan approval byDesign Review Committee Stamp of POA approvalBuilding plan submission toMunicipality*Building plan approval byMunicipalityC.C. Properties Ltd Create the landunit with rights Subdivision application Deemed substitution schemeSubdivision approval by theMunicipality Conditions Land use & Bulk restrictionsSurvey & Transfer Surveyor General Diagram Registration of TransferSite development plan (SDP)submission to Design ReviewCommittee*Sketch plan submission to DesignReview Committee Comments Incorporate amendmentsPrepare sketch development plans Prelim site development plan Building sketch plansComply with conditions ofapproval Zoning conditions Subdivision conditions SDP conditions Title deed conditionsConstruction & occupation*Note: It is possible to combine site developmentplan and building plan submissionsDESIGN REVIEW PROCESSPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 59 REVISION 1

DESIGN REVIEW PROCESSThe review of plans by the DesignReview Committee (DRC) is animportant part of implementing andmonitoring the urban designframework.Objectives of the design reviewprocess are to:Properties Property Developments(Pty) Ltd.), and the purchaser.Typically Annexure C1 deals withaccess to the site, services, precinctrequirements and site developmentparameters. It is important to studythe content of Annexure C1 anddevelop in accordance with itsrequirements.• Encourage compliance withthe urban design framework,• Provide clear guidelines todevelopers and theirdesigners,• Provide a structured basis fordecisions,• Eliminate subjectivity and bias,• Make the submissionprocedure user-friendly andsimple, with minimaladministrative procedures,The diagram opposite summarises theprocess of submitting an application tothe Design Review Committee.ANNEXURE C1Once a prospective developer atCentury City has agreed in principlewith Century City Ltd. about thepurchase of land, the necessary legaldocumentation will be drawn up. Thiswill include an “Offer to Purchase”which in turn makes reference to aseries of annexures. One of these,normally referred to as Annexure C1,contain details about infrastructureand construction obligations to befulfilled by the seller (Century CityPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 60 REVISION 1

CHAPTER 11CONCLUSIONPLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 61 REVISION 1

CONCLUSIONThis urban design framework has importantimplications for Century City. It establishes aphilosophy and set of principles for thedevelopment of land, design of buildings andestablishment of public spaces.The framework also confirms a process ofdesign review whereby proposals arescrutinized by a Design Review Committeeappointed by the Property Owners’Association.Policies emphasize the “Public Realm” atCentury City, and incorporate publicstructuring elements. These include urbangateways, the primary vehicular movementsystem along Century Boulevard and CenturyAvenue, the open space system and canals,internal precinct streets and squares, and focalpoints. The public realm at Century City isprivately owned and can therefore bemanaged and controlled efficiently, to exhibit asense of cohesiveness and interconnectivity.The policies also provide a framework withinwhich individual developments can occur, sothat investors can unlock the potential of theirland without compromising the greater good ofthe project.A key element which distinguishes Century Cityis the “intelligent city” infrastructure. CenturyCity has been specifically designed to enableefficient and convenient access to the digitalworld so that businesses can communicateeasily and efficiently in various digital formssuch as telephone, fax and internet.Developers at Century City must comply withthis framework and meet the requirements ofthe Design Review Committee. This need notbe an onerous obligation because the urbandesign framework is intended to bedevelopment friendly and the ReviewCommittee is committed to a speedy andsupportive response to development initiatives.However there is an obligation on the part ofdevelopers, Century City and the PropertyOwners’ Association to respect the urbandesign framework. In the final analysis, thesuccess of the framework depends on theresolve by all parties to implement theprinciples contained therein.MORE INFORMATIONFor more information about Century City, youmay contact the following:DeveloperCentury City Development Company (Pty) LtdNo 1 Waterford PlaceCentury City 7441P.O. Box 0002 Century City7446South AfricaTelephone: 021-550 7000Fax: 021 550 7021International: ++27-21-550 7000Web site www.century city.co.zaProperty Owners’ Association &Chairman of the Design ReviewCommitteeP.O. Box 004Century City 7446Telephone: 021-552 6889Fax: 021-555 2986PLANNING PARTNERS: CENTURY CITY URBAN DESIGN FRAMEWORK October 2005 62 REVISION 1