Swartland Junction URBAN DEVELOPMENT NODE
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Swartland Junction
URBAN DEVELOPMENT NODE
Malmesbury
Spatial Development Framework
ARCHITECTURE & LANDSCAPE CHARACTER
The following document was prepared by SVA International
as part of the Land Use Planning Application submission to the
City Council of Malmesbury.
2020 March
Swartland Junction Urban Development Node
Spatial Development Framework
URBAN DESIGN VISION CONTENT.
1. Design a development framework that respects nature, character-of-place, 10 Urban Design Qualities
and the realities of the current and future market conditions.
2. Design an integrated residential, retail, mixed-use and recreational 1. Response to Nature & Place
neighbourhood 2. Access & Permeability
3. A variety of housing typologies, promoting an inclusionary community 3. Walkability
4. Concentrated settlement form, with green edges and green public open 4. Streets as People Places
space 5. Hierarchy of Densities & Street Block Design
5. Emphasis on walkability (Transect Design)
6. Transit-orientated-design principles to inform placement of land-use and 6. Incrementalism & Adaptability
densities 7. Design the Threshold
7. Appropriate architecture in the Swartland cultural landscape 8. Characterful Landscaping
8. Encourage diversity and richness to develop over time 9. Design for Safety
9. Water sensitive design principles 10. Variety, Richness, Vibrancy & Diversity
10. Promoting a lifestyle close to nature
Character Areas & Precincts
Not a themed village | Variety in architecture 1. Swartland Junction Boulevard
Timeless design | A traditional village 2. The Regional Retail Centre
3. The MotorCity & Value Retail
Design emphasis is placed on well proportioned streets, sidewalks, courtyards, 4. Mixed Use Precincts
squares and green public places, allowing for a continuity between in-door and 5. Residential Precincts
out-door living. 1. Low Density Estates
2. Medium Density Residential
Higher development densities support and frame public open space, creating a 3. High Density Residential
strong sense of place, as well as good surveillance and safety. 6. The Healthcare & Hotel Precinct
7. The Business Park on the River
Beautifully designed hard and soft landscaping makes the Swartland Junction 8. The New University
urban node a place filled with rich and memorable experiences. 9. The Wetland Park
10. The Agri Allotments & River Edge
A place to visit. A place to stay a little longer.
© Google Images
Swartland Junction Urban Development Node
Spatial Development Framework
Urban Design Qualities
Urban Design Qualities 1. Response to Nature & Place The SDF for Swartland Junction Integrated Development Node incorporates two river tributaries on both the east and west of the new developable area. Furthermore, a wetland park is located centrally in the SDF, creating a green connection between the proposed new Swartland Regional Mall and the new university. River edges are incorporated into proposed development precincts, and urban agriculture is promoted within the green allotment areas next to the rail line.
Urban Design Qualities
2. Access & Permeability
The new N7 interchange facilitates very good access
to the proposed Swartland Junction development
node. The new arterial that connects the new N7
interchange to the Darling road becomes the
backbone onto which high order commercial
developments and higher densities of bulk are
located.
A basic grid pattern of streets give access to medium
order land uses, and can accommodate change over
time as the market demands.
N7 National Road / New Interchange
New Primary Internal Road (32m Servitude)
New Secondary Internal Road (20m Servitude)
Urban Design Qualities 3. Walkability To promote ecological sustainable urbanism, the masterplan locates sufficient density and mix of land uses within 400m walking distance to satisfy resident’s daily needs. Inside the 400m / 5min walk: • Integrated Retail • Commercial Mixed Use • Higher Density Residential • Vibrant Public Open Space • Neighbourhood School • Green Open Space & Recreation •Education •Healthcare
400m/5min
400m/5min
Each circle represents a 400m radius
which is equivalent to a 5min walking
distance. This sequence of “PedSheds” are
located along the new arterial road
connecting the new N7 interchange to the
Darling Road. Highest density of bulk is
placed within these “PedSheds” to
promote walkability.
Streets, sidewalks, building facades and land-use need to accommodate life, i.e. facilitate a livable environment. The SDF should allow for various human activities and market demand over time. A “Both/And” approach is more successful than a “Either/Or” approach when designing for people. Design for “inclusivity” rather than “exclusivity.”
Urban Design Qualities 4. Streets as People Places Pedestrians and vehicles share surfaces creating slow traffic and safe walkable streets. Sidewalks are wide and well designed. Streets are places for residents to interact as a community, and where businesses trade due to sufficient footfall. The life and character of a neighbourhood and community exists in its streets!
Urban Design Qualities
5. Hierarchy of Densities &
Street Block Design
TOD principles govern
placement of higher bulk and
commercial land-uses. Lower
bulk and predominantly single
residential land uses are
placed further away from
primary access roads.
The primary roads give
access to higher
development densities.
Lowest to Highest
Bulk DensitiesDesign a simple Spatial Urban Design Qualities
Development Framework
to guide development
over time. 6. Incrementalism & Adaptability
Urban complexity develops incrementally over time. By
implementing a basic but robust development grid,
many small developments in the future adds richness
and complexity to the plan. The spatial master plan
should allow for changing market conditions over time,
while still providing good access and legibility.
Complex urbanism develops
over time, and many
actors make contributions
to the rich quality of a place.
© Dr. H. ComrieUrban Design Qualities 7. Design the Threshold All building facades facing onto public streets, roads, open space, and walkways needs to be designed with active and visually permeable ground floors, and well articulated architecture, i.e. fenestration, balconies, awnings, spill- out spaces, pergolas, street furniture and landscaping.
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Urban Design Qualities 8. Characterful Landscaping The public open spaces, streets and sidewalk, as well as private open space and courtyards need a high level of landscape design. Landscape maintenance is key to a livable and attractive new town.
Urban Design Qualities
9. Design for Safety
Passive surveillance due to overlooking and active
building frontages (windows, porches, stoeps,
verandahs, etc.) provides for safe streets and
public open spaces. New developments should
contribute to this principle, rather than creating
security enclaves behind high security walls. Visual
permeability is key.Urban Design Qualities 10. Variety, Richness, Vibrancy and Diversity Architecture should be varied in scale and style. Public places should be complex and well designed. Various development pockets should have its own character and uniqueness, while still adhering to the overall themes of the Swartland Junction Node.
© Google Images
© Google Images
Swartland Junction Urban Development Node
Spatial Development Framework
Character Areas & PrecinctsCharacter Areas & Precincts 1. Swartland Junction Boulevard
Character Areas & Precincts 2. The Swartland Regional Mall
Character Areas & Precincts 3. The MotorCity & Value Retail Park
Character Areas & Precincts
4. Mixed Use Precincts
A mixed-use activity street, with ground floor commercial
use and offices and residential opportunities on 1st and 2nd
floor. Colourful, vibrant and rich in character.Character Areas & Precincts 5.1 Residential – Low Density Estates
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Character Areas & Precincts 5.2 Residential – Medium Density
Character Areas & Precincts 5.3 Residential – High Density
Character Areas & Precincts 6. The Healthcare & Hotel Precinct
Character Areas & Precincts 7. The Business Park on the River
Character Areas & Precincts 8. The New University
Character Areas & Precincts 8. The Wetland Park
Character Areas & Precincts 10. The Agri-Allotments & River Edge
Conclusion Swartland Junction Integrated Developemnt Node The westward growth of Malmesbury is catalyzed by substantial upgrades to the N7 towards Cape Town, as well as the new N7 interchange next to Abbotsdale. The proposed new Spatial Development Framework utilizes this new national infrastructure upgrade. The following land-uses are proposed:
Swartland Junction
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