Chapters 1 to 11 Combined - Century City

More documents

Recommendations

Info

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
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 54 and 55: CIVIL ENGINEERINGPRINCIPLESEngineer
Page 58 and 59: SITE DEVELOPMENT PLANREQUIREMENTSCo
Page 60 and 61: DESIGN REVIEW PROCESSThe review of
Page 62: CONCLUSIONThis urban design framewo
show all

Chapters 1 to 11 Combined - Century City

You also want an ePaper? Increase the reach of your titles

Delete template?

Save as template?