Browsing by Author "Kruger, Ruan"

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    The extent of urban densification in Stellenbosch
    (Stellenbosch : Stellenbosch University, 2017-03) Kruger, Ruan; Donaldson, S. E. (Ronnie); Stellenbosch University. Faculty of Arts and Social Sciences. Dept. of Geography & Environmental Studies.
    ENGLISH ABSTRACT: There is a perpetual burden to supply accommodation to increasing population numbers in Stellenbosch. The most ideal way in which the property market is able to cater for this demand is through the development of high-density accommodation (Donaldson & Morkel 2012). Densification is a national spatial strategy aimed at integrating cities socially and spatially (Stellenbosch Municipality 2012a). However, there is a notion that densification in Stellenbosch is implemented in an ad hoc manner due to the lack of adequate policies regulating development in the town (Donaldson & Morkel 2012). What the impact may be on urban space is not known yet. Thus, it was regarded as valuable to determine the extent of urban densification in order to minimise undesired spatial consequences for future generations. Through quantitative data, the study aimed to determine where, to what extent and why densification took place in a selected area of Stellenbosch from 2000 to 2016. The study objectives were to identify properties on which densification had taken place, to identify the most prominent methods implemented towards densification, to map the changes in residential density, to identify existing policy documents and to make recommendations for the densification and future growth of the town. The study primarily focused on changes in residential densities, e.g. where there was a single dwelling unit in the past there now are multiple dwelling units on the same plot. Commercial and industrial units were excluded from the study. Sites that were under construction were included based on the planned number of units. The study entails a literature review and the compilation of quantitative data from Stellenbosch Municipality. The extent of densification was calculated by dividing the number of dwelling units by the hectares of land (du/ha = density). Based on the findings, the study concludes that densification has been a prominent feature in all the zones under study since 2000, excluding Zones 16 and 30. Due to several factors, the zones in the study area provide an obvious choice for densification in Stellenbosch. These factors relate to proximity and need for convenience, the existing infrastructure, housing demand and supply, as well as the availability of land and subsequent development opportunities. The results indicate that, although there are areas where no consolidation occurred, the consolidation of properties remains the most prominent method of densification since 2000. This is followed by the construction of additional dwelling units and the construction of multiple attached dwelling units. The study suggests that, although spatial planning policies exist in Stellenbosch, they may not be adequate and/or sufficiently enforced. The study recommends that the Municipality should identify suitable locations for densification and identify Council-owned land that is available for the development or redevelopment of new and existing buildings. Available land should be re-zoned, where necessary, in line with specifically drafted planning strategies for a given area. Incentives should be used as a tool to encourage developers to develop land if it meets the developmental guidelines determined by the context-specific planning strategies. Guidelines should ideally incorporate the holistic principles of densification, such as socio-economic integration, mixed use, sustainable transport, appropriate densities, sense of community, environmental consciousness and functional viability.