Attention : Mr. Fanie de Jongh Maxwell 121 CC P.O. Box ... - Home

Date : 3 September 2007
Our Reference : The Palms
Attention : Mr. Fanie de Jongh
Maxwell 121 CC
P.O. Box 4848
VANDERBIJL PARK
1900
Dear Sir,
P.O. Box 6436
Vanderbijlpark
1900
Tel (016) 933 9293
Fax (016) 933 9881
E-Mail:
vereeniging@welwyn.co.za
THE PALMS – NEIGHBOURHOOD SHOPPING CENTRE
1. INTRODUCTION
1 Mumford Street
C/o Mumford Street & Hertz
Boulevard
Vanderbijlpark
1911
We were appointed to do a feasibility study of the proposed ‘The Palms’
neighbourhood Shopping Centre in Vanderbijl Park. This centre is under
construction on a portion of Portion 4 of Erf 644, Vanderbijl Park South
East No. 1 and will be opening in mid-February 2008.
This development is situated on the corner of the R42 Regional Road
and Louis Trichardt Boulevard, Vanderbijl Park.

1.1 Picture 1
The Palms -Neighbourhood Shopping Centre
2. MACRO ORIENTATION
The development site is situated within the Vanderbijl Park township, in
the Vaal Triangle. Vereeniging is situated approximately 10km east of
the site, and Sasolburg is situated ± 12km south west of the site, across
the Vaal River.
The R42 is an east-west regional route and is the main arterial through
Vanderbijl Park. It connects eastwards with the R59 regional road,
which reaches northwards to Meyerton, Alberton and the East Rand.
Westwards the R42 crosses the R57 and continues towards Parys. The
R57 continues northwards to the N1, the Grassmere Toll Gate, the
western part of Johannesburg and southwards to Sasolburg.
The property falls within the municipal area of the Emfuleni Local
Municipality, which mainly consists of Vereeniging and Vanderbijl Park.
The population for Emfuleni is estimated at 688 844 (Emfuleni IDP
2006/2007).

2.1 Map 1
3. MICRO ORIENTATION
3.1 Map 2
The Site
The R42 and Louis Trichardt Boulevard are double lane tar roads, which
are in good condition. The Vanderbijl Park Central Business District is
situated approximately 1,3 kilometres northwest of the site. The Vaal
University of Technology, with approximately 17 000 students, is situated
1,73 km east of the proposed centre.

4. NEIGHBOURHOOD SHOPPING CENTRES
Neighbourhood Shopping Centres normally arise when phenomenal
growth of urban and suburban areas occur. During the past 10 years a
new growth spur occurred in the Vanderbijl Park and Vereeniging areas,
due to the following factors:
• Growth experienced in the housing market of Vanderbijl Park;
• The Vaal River formed an important tourist attraction to nearby cities,
e.g. Johannesburg areas; and
• Congestion of city roads. More residents from Johannesburg
migrated to Vanderbijl Park, since it takes the same time travelling to
work from their Vanderbijl Park / Vereeniging residence as it would
take from residences in Johannesburg.
Vanderbijl Park’s economy experienced growth, since the establishment
of the Vaal Mall. It must be noted that the residents of Potchefstroom,
Parys, Sasolburg, Vaalpark, Vereeniging and even Meyerton areas
come to Vanderbijl Park, to visit the Vaal Mall, since it is currently the
most convenient and largest mall in the Vaal Triangle area.
Since three major routes (N1, R59 and R42) lead to Vanderbijl Park,
Vanderbijl Park is the most accessible town in the Vaal Triangle area.
The following factors cause shoppers to rather shop at neighbourhood
shopping centres than visiting the CBD’s:
- they are normally very busy;
- they are not safe (pick pockets and thefts);
- there is always insufficient and unsafe parking;
- there is always traffic congestion; and
- the walking distances to necessary amenities are too excessive.
The neighbourhood shopping centre is a sophisticated centre, consisting
of selected businesses. It is a one-stop centre, which provides basic
services and a change in buying practices.
Due to a normally rushed lifestyle, shoppers choose to stop at a onestop
centre where they can procure their basic daily needs, e.g.
groceries (fruit and vegetables, toiletries, meat), as well as selected
goods, e.g. hardware, interior items, professional services, liquor, etc.
Since the ‘The Palms’ shopping centre is located very central in terms of
the surrounding residential neighbourhoods, housewives will frequent
the centre at least once a week.

5. THE CATCHMENT AREA
In general, the catchment area is the area that represents or encloses a
certain percentage of customers relating to a service or function being
offered at a specific site. There are definite rules governing the size and
shape of retail trade areas. The size and shape of the trade area will be
determined by location first of all, then population density, accessibility,
geographical and physical features (especially barriers such as
freeways, railway lines, etc.), competition and store image.
The goods and services on offer affect the size or reach width of the
retail facility, depending on the market size and potential. With the aforementioned
taken in consideration the purpose of this section is to
demarcate or determine the catchment area of the proposed site. The
catchment area contains approximately 80 percent of the potential
customers. The following aspects will be analysed in order to determine
the catchment areas:
• Locality & Accessibility via existing road network (drive time
isochrones); and
• Population concentration.
5.1 Locality and Accessibility
South of the subject site is a filling station. Louis Trichardt Boulevard to
the south mainly consists of single residential homes, a number of which
have been converted into offices and small businesses.
Access will be directly from Louis Trichardt Boulevard. On either side of
the ‘block’ where this development is situated are four way traffic lights
regulating passing traffic.
5.2 Population concentration
5.2.1 Table 1
TOWNSHIP (SUBURB)
TYPE
POPULATION
(HOUSEHOLDS) -
EMFULENI 1996
Vanderbijl Park Township
(Town Centre)
CBD (224)
Vanderbijl Park CE1 Residential Township 2055 (587)
Vanderbijl Park CE6 Light Industrial Township -
Vanderbijl Park SW 1
Residential Township 5531 (1257)
Vanderbijl Park SE 1 Residential Township 4449 (1271)
Vanderbijl Park SE 2 Residential Township 3675 (1050)

Vanderbijl Park SE 6 Residential Township 3894 (885)
Vanderbijl Park SE 7 Residential Township 3247 (738)
6. NEW DEVELOPMENTS WITHIN A 3KM RADIUS
The new developments according to the town council of Emfuleni Local
Municipalty, are:
6.1 Vanderbijl Park SE 5 Township
Vanderbijl Park SE 5 Township - Township Establishment Application
submitted to Council:
• 452 “Residential 1” stands;
• 4 “Residential 2” stands, in total 3,2 ha to be developed at a density
of 40 units per hectare;
• 3,1 ha “Residential 3” stand to be developed at a density of 80 units
per ha; and
• 2 “Business 1” stands at the entrance to the township.
6.2 Vanderbijl Park SE 10 Township (The Boulevards)
This is a medium to high density development, which consiss of a total of
151 residential units. This township is approved and proclaimed.
Construction is 85% finished and tenants have started to move in.
6.3 Vanderbijl Park SE 8 Township
This residential township is approved and proclaimed. A number of
homes have already been built in this township.
The development consists of:
• 289 “Residential 1” erven;
• 5,9 ha consisting of 8 “Residential 2” erven; and
• 1 “Business 2” Erf for Shops & Offices (29 689m²).
6.4 Vanderbijl Park SE 8 Extension 2 Township
This township entails 2 erven zoned “Special” for a retirement village and
ancillary uses.
7. SPATIAL DEVELOPMENT FRAMEWORK
The Development Facilitation Act, 1995 (Act 67 of 1995) requires that
local authorities compile Land Development Objective (LDO) and
Intergraded Development Plans (IDP) for their areas of jurisdiction. An
IDP is a strategic planning system which links community needs to the
local authority’s budget. Within the IDP, the Spatial Development
Framework identifies areas of focus for strategic forward planning by the
local authority. The important road networks which have an impact on

the site’s surrounding area within the Spatial Development Framework
(Emfuleni IDP, 2006/2007) include the following:
• The R42 Corridor (link between Vanderbijlpark and Vereeniging);
• The Vereeniging/Barrage Road is a development corridor where
mixed uses, including light industrial uses, can be considered.
The area enjoys a very convenient access advantage. The Council also
prioritised urban infill and densification. The main objective of the
surrounding residential areas is to maintain, improve and densify.
8. CURRENT SUPPLY
Most existing retail facilities are located in the Vanderbijl Park CBD
(northwest), the Vaal Mall shopping centre (approximately 2km
westwards), the River Square shopping centre (approximately 20km
east, in Three Rivers, Vereeniging).
9. BASIC INFORMATION OF ‘THE PALMS’ SHOPPING CENTRE
The shopping centre provides the following:
6,200m 2 Lettable area
162m 2 Smallest lettable area
6,2m Shopfronts
422 Parking bays
6 Disabled parkings
10 Loading bays
Undercover parking for tenants
High spec finishes will be provided to the public areas.
Finishes will be done to the requirements of the tenants in the lettable
areas.
10. SUMMARY
The subject site is situated within the Vanderbijl Park township, in the
Vaal Triangle. Vereeniging is situated approximately 10km east of the
site, and Sasolburg is situated ± 12km south west of the site, across the
Vaal River.
The site is situated within an established part of Vanderbijl Park,
predominantly residential uses, with light industrial uses to the north.
The site has direct exposure to passing trade from vehicles travelling in
a north/south direction on Louis Trichardt Boulevard and is partially
visible from the R42 (Barrage Road). Visibility will increase because
vehicles will need to stop at the 4-way traffic light. Both the R42 –

Barrage/Vereeniging Road and Louis Trichardt Boulevard bind the site’s
surrounding area.
Existing facilites for groceries, top up groceries, hardware/DIY,
restaurants/take aways and speciality goods are only provided by
existing retail facilities within the CBD area, old local centres and Vaal
Mall. With the growing density and new residential developments
springing up, there is a demand for new neighbourhood centres, as in
the case throughout Gauteng, with well known and established retailers
in a new centre at an easily accessible locality.
We trust that the above is in order. For any further information, please contact
us at (016) 933 9293 or at welwyn@telehost.co.za.
Kind Regards,
L. ROSSOUW B. Art et Scien. (Planning)
WELWYN STAD- EN STREEKBEPLANNERS (VANDERBIJLPARK)