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The Rosebank Urban Development Framework, which proposes high density development along transport networks without compromising the area's character, has been approved by the City council.
The construction of the Gautrain Rapid Rail link is set to change the Rosebank landscape
ROSEBANK is set to become a high density, mixed-use transport node; but far from creating another Sandton City, the latest Rosebank Urban Development Framework hopes to maximise on the development spin-offs created by the Gautrain project, without compromising the area's village feel.
The framework was approved by the City council on 19 June and it emphasises building on the character of the existing environment.
"The development of the Gautrain station within this node opens the door to yet another host of opportunities, unlocking development potential for further commercial activity within the Rosebank box," the Rosebank Urban Development Framework states.
Originally the Rosemill Orchards farm, its proximity to the inner city forced the area to outgrow its farm clothes rather quickly and mature into the sassy city suburb it is today.
It is a favourite with Joburg residents for its vibrant commercial and entertainment hub - yet it still manages to keep its leafy residential character. Although some of the buildings around Oxford Street will go up to 20 storeys, an average height of between six and eight storey buildings, will be the norm.
"Rosebank has a certain character.
We don't want to make it another Sandton," confirmed Liana Strydom assistant director, development planning and facilitation. However, to make it stand out as an important node, it will require certain high-rise features.
"In essence, the Rosebank node already possesses all the right ingredients for further development. This framework simply aims to facilitate the management of such development, as well as the orderly increase of land use densities - thereby improving that which already exists," the report notes.
Transport hub
From the suburb's very beginnings it was set to become a transport hub. It was one of the first to have trams running to the city centre. And in 2007, it was one of the first to be identified as a mixed-use node outside the city's central business district.
Rosebank is already some way to becoming a modern public transport hub, with work on the Gautrain station underneath Oxford Road, between Tyrwhitt Avenue and Baker Street, progressing well.
The framework encourages the integration of various public transport modes and nodes with each other. The Bus Rapid Transit system will have several routes running through Rosebank, connecting Sandton, Sunninghill, the CBD, Soweto, Randburg and Lenasia. The BRT, in turn, will complement the Gautrain routes and Rosebank station.
By way of example, the framework notes how this network may work in future.
"A person living in Dunkeld can access the BRT system via Pridwin Station and use it to access the Gautrain Rapid Rail Link to go to Tshwane or OR Tambo International Airport."
Private vehicles, cyclists and pedestrians will also be accommodated. A large part of Rosebank is already suitable for pedestrians. This pedestrianised character will be further enhanced with special pavements, street furniture and greenery. The idea is to make it "enjoyable and safe", Strydom says.
"Pedestrian movement must take precedence on Oxford Road, particularly in the vicinity of the Gautrain and BRT stations," the framework states.
Separate cycleways alongside pedestrian walkways are also proposed.
Residential densification
And increased residential densities, especially along the BRT and Gautrain routes, will be encouraged. The residential component of Rosebank is generally characterised by low density structures, which "does not support the required residential densities for public transport to function appropriately", the framework notes.
The City hopes that, by allowing such high-densities particularly close to the station, residents will be encouraged to make use of the Gautrain and other public transport options.
But to avoid a "Hong Kong look", visual relief must be provided through variation in building heights, boundary mixes and building typologies. Buildings must also accommodate a pedestrian environment and pavements and landscaping must create a positive walking experience.
High density residential areas proposed by the framework include Rosebank, Keyes, Jellicoe and Cradock roads, as well as the area to the west of Bath until Tyrwhitt roads, among others.
The precinct has a Rosebank Management District, which has largely addressed or halted the threat of crime and grime in the area.
Densification objections
It has not all been plain sailing though. During the public participation process the Dunkeld Village Association and Kingsmead School raised concerns over the increased densification foreseen for the areas.
Despite these challenges, the City has reached a good compromise with both parties and "good co-operation was received throughout the process", Strydom confirms.
"The intensity of development proposed within the Dunkeld Township was subsequently lowered in order to meet the concern of the Dunkeld Village Association."
The association has reserved the right to take legal action against the council on this matter.
Kingsmead, the girls' school in Tyrwhitt Avenue, brought a section objection, raising concerns over the impact of high rise buildings on the school. The height of buildings next to the school has since been limited to four to six storeys, and "high buildings must be set back from the road reserve in order to minimise overlooking into the school", the report continues.
The school is not satisfied, though. Buildings in close proximity to the school on the eastern side of Oxford Road will still be allowed to have up to 25 storeys, thereby infringing on the school's safety and privacy.
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