Chapters 1 to 11 Combined - Century City

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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 lowflow 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
Page 1:
CENTURY CITYURBAN DESIGN FRAMEWORKR
Page 4 and 5: CONTEXTCentury City is a large mixe
Page 6 and 7: THE VISIONThe vision for Century Ci
Page 8 and 9: URBAN DESIGN RATIONALEEnvironmental
Page 10 and 11: PUBLIC ENVIRONMENT (cont)Parking an
Page 12 and 13: COMPOSITE FORM ANALYSISROOF FORMThe
Page 14 and 15: THE PROPOSED URBAN STRUCTUREThe urb
Page 16 and 17: Terraces to water edgeThe points at
Page 18 and 19: URBAN FOOTPRINTThe urban footprint
Page 20 and 21: PUBLIC ENVIRONMENTThe various eleme
Page 22 and 23: Internal StreetsInternal streets su
Page 24 and 25: Building ArticulationLarge building
Page 26 and 27: GUIDELINES FOR THERESPONSE OF BUILD
Page 28 and 29: SOLID EDGE RESPONSE MEDIUM TOHIGH R
Page 30 and 31: SOLID EDGE RESPONSE: LOWTO MEDIUM R
Page 32 and 33: CHAPTER 6PRECINCT PLANSPLANNING PAR
Page 34 and 35: NORTHERN SECTOR PRECINCTThe Norther
Page 36 and 37: PLANNING PARTNERS: CENTURY CITY URB
Page 38 and 39: The interface of this project along
Page 40 and 41: The design of public streets andsqu
Page 42 and 43: PLANNING PARTNERS: CENTURY CITY URB
Page 44 and 45: Axial focal points, gateways andsig
Page 46 and 47: LANDSCAPE CHARACTER ANDDESIGN GUIDE
Page 48 and 49: Serviceso Trees may not be planted
Page 50 and 51: LIGHTING POLICYExterior lighting is
Page 52 and 53: SIGNAGEAs a mixed use development,C
Page 56 and 57: CHAPTER 10DEVELOPMENT CONTROL AND D
Page 58 and 59: SITE DEVELOPMENT PLANREQUIREMENTSCo
Page 60 and 61: DESIGN REVIEW PROCESSThe review of
Page 62: CONCLUSIONThis urban design framewo
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Chapters 1 to 11 Combined - Century City

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