Deadline for submission of Expression of Interest to be confirmed in the new year - Reinventing Cities
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Bishop Lavis Town Centre
Lavis / Lenton Drive, Bishop Lavis, Cape Town,
South Africa
Note: Competition timeframes for Cape Town sites extended to early 2019. New
deadline for submission of Expression of Interest to be confirmed in the new year.
This approximately 1.4ha plot constitutes and replace / intensify existing facilities
part of the town centre of Bishop Lavis, a as part of a comprehensive redevelopment
low density Cape Flats suburb just north scheme.
of Cape Town International Airport and
some 14 km outside Cape Town CBD. Proposals should include new mixed
commercial and higher density housing
Besides being accessible by suburban development around a public square or
bus and private vehicle, the site is also similar social focal point.
located on a BRT feeder route. The
surrounding suburban area includes a Facilitating the pro-active engagement of
cluster of socio-economic and civic uses, the local community will be a key success
including a clinic and hospital, a church, to maximise the potential of this site and
schools, sports facilities and local shops to guarantee local anchorage.
and outlets, as well as single residential
dwellings and some apartments. The City of Cape Town expects on this site
innovative projects that will demonstrate
The Bishop Lavis Town Centre site new forms of medium density urban
currently accommodates public facilities development with high environmental
such as a well-used public library, a performance. In accordance with the
community hall and a small community objectives of the municipality to limit the
park. The rest of the plot remains vacant ecological impact of city growth, the
and under-utilised (eg some open car applicants will have to propose the best
parks), which provides bidder teams an solutions towards a carbon neutral and
opportunity to both develop new elements resilient urban development.
Expected program: section of this document that the bidder teams
Besides an integrated community service need to address.
centre with civic facilities, proposals for Owner:
redevelopment of this site should include new City of Cape Town
mixed commercial and higher density housing Plot area:
development around a public square or Approximately 1,4466ha
similar social focal point. There is also an Type of property transfer intended:
opportunity to relocate the community hall to Could be a mixed arrangement. Normally full
the sports complex immediately north of the freehold disposal of the asset, but depends on
site and Lavis Drive, opening up a further part the details of the proposal (eg how new public
of the site. facilities might be made available). A long-
In addition, the City of Cape Town has defined term leasehold arrangement or a combination
important aspects detailed in the following of freehold/lease could also be considered.
Presentation of the site and expectations for its redevelopment
The site constitutes part of the town centre of
Bishop Lavis, a low density Cape Flats suburb Some detailed town centre precinct planning
just north of Cape Town International Airport has already been done previously (and a
and some 14 km outside Cape Town CBD. It rezoning / subdivision application was made
is located on the main collector route in the accordingly, case reference number
area, Lavis Drive, and currently 70330689), but would have to be revisited to
accommodates a well used public library, a consider higher densities and a wider variety
community hall and small community park. of mixed use elements.
Together with some open car parks, the Besides an integrated community service
surrounding suburban area includes single centre with the civic facilities mentioned,
residential dwellings and some apartments, a proposals for redevelopment of this site
regional primary health clinic / day hospital, should include new mixed commercial and
various schools, a large public open space / higher density housing development around a
sports facility to the north, and some abutting public square or similar social focal point.
local shops / retail outlets, as well as an old In addition to the above, the following design
age home and a church. Large parts of the aspects are important and should be
site however remains vacant and addressed in development proposals:
underutilised. - The design should incorporate
The plan below shows its location and context overlooking features along Lavis Drive
within the greater metropolitan Cape Town. and elsewhere to facilitate natural
surveillance and contribute to safe urban
spaces.
- Development should be focussed around
a public town square or similar social focal
point.
- The development should include positive
and active interfaces with its
surroundings, eg on to the street amongst
others.
- Where possible, existing mature trees
should be retained, and the new
development would need to include
appropriate landscaping and
Besides being accessible by suburban bus revegetation.
and private vehicle via the abutting higher
order routes, the site is located on a BRT Subject to the procedures mentioned
feeder route. It can be accessed either by elsewhere in this document, there are no
Lavis Drive on its northern side or Lenton obstacles to releasing the site for
Drive on its southern side. redevelopment purposes.
Whilst large parts of it remains vacant and Asset transfer or occupation normally occurs
under-utilised, it currently accommodates the upon development rights falling in place (ie
public facilities mentioned above. Similar land use approval).
replacement facilities would need to be In part exchange for asset disposal, the City
provided as part of a comprehensive would want replacement public facilities (ie a
redevelopment scheme, also enabling public library and community hall) and an
continued community service during upgraded and improved public space realm.
construction. There is an opportunity to
relocate the community hall to the sports Property reference: Erf 869 & portion of
complex immediately north of the site and Remainder Erf 868, Matroosfontein
Lavis Drive, opening up a further part of the
site.
Specific planning rules and regulations regarding the
development of the sites
processing of required development
Current zoning: Community Zone 1 (CO1) applications as far as possible as part of this
An extract of the zoning map showing the site initiative to enable successful implementation
appears below. Further zoning information is of approved proposals.
available at
http://www.capetown.gov.za/Work%20and% An extract of the Table Bay District Spatial
20business/Planning-portal/Online-planning- Plan which covers the area, is provided
and-building-resources/Online-zoning-viewer below, in respect of which more information
can be accessed at
http://www.capetown.gov.za/Work%20and%
20business/Planning-portal/Spatial-Plans-
and-Frameworks/District-plans
The site is subject to the City of Cape Town
Development Management (Zoning) Scheme Implementation would also need to be
and the over-arching Municipal Planning By- preceded by building plan approval in terms
law, 2015 (as amended), copies of which are of the National Building Regulations and
available at Building Standards Act, No 103 of 1997, more
http://www.capetown.gov.za/Work%20and% information in respect of which is available at
20business/Planning-portal/Regulations-and- http://www.capetown.gov.za/Work%20and%
legislations/Land-use-and-zoning 20business/Planning-portal/Regulations-and-
Depending on the proposals, subdivision off legislations/National-building-legislation.
the remainder erf, consolidation and rezoning Building plan and development applications
thereof to an appropriate zone will be (such as for example rezoning) can be
required. This might include General submitted online at
Business Zone 3/4, Mixed Use Zone 2, http://www.capetown.gov.za/Work%20and%
General Residential Zone 3/4, or a mixture of 20business/Planning-portal/Applications-
these (and even retaining elements of the and-submissions.
current Community Zone), reaching heights of
probably around 4 to 6 storeys. Both the The inclusion of the site as part of this
Mixed Use and the General Business Zones initiative is subject to in-principle approval of
permit a wide variety of business / commercial its release for redevelopment by the City
and related uses as well as residential units Council, as required in terms of the Municipal
on upper floors. Finance Management Act, 2003, the
Municipal Asset Transfer Regulations, 2008,
Being the responsibility of the successful as well as the procedures in the City‘s own
bidder, these applications would have to Supply Chain Management Policy, 2017 and
commence after awarding of a bid and might the Management of Certain of the City of
take several months to complete. The City is Cape Town‘s Immovable Property Policy,
however committed to working with bidder 2010. This is currently being considered by
teams to assist and facilitate the expeditious
the City Council and more information in this release for development purposes. The
regard is available on request. detailed (Phase 2) bidding phase will include
Subsequent to conclusion of the Phase 1: bid approval by the City‘s Immovable Property
Expression of interest phase process, the City Adjudication Committee (IPAC).
Council will be requested to confirm such
Specific climate or environmental issues regarding the
development of the site
definition of appropriate landscaping and
Besides the general imperative to pursue revegetation.
lower carbon, more resilient and resource
efficient forms of urban development, there Concerning the local context, there is a need
are no specific climate or environmental to pro-actively engage the local community on
issues regarding the development of this site. the facilities and proposed development that
is envisaged.
However, the preservation of existing mature
trees should be considered, as well as a solid
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