Inner city is spruced up

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23 February 2009

The JDA's energetic chief executive officer, Lael Bethlehem, is on hand to show off the developments

THE seeds were planted almost 10 years ago but now the money spent by the City through the Johannesburg Development Agency (JDA) is bearing fruit in abundance.

The inner city, where almost R400-million was spent by the JDA between 2001 and 2008, is showing a massive turnaround, with pockets of urban environment able to hold their own on the world stage.

On hand to show off the newly completed developments and those under way was the JDA's energetic chief executive officer, Lael Bethlehem, who took the media on a daylong walkabout through the inner city on 19 February.

Before setting off, everyone enjoyed a hearty breakfast at the newly opened Doppio OO in Newtown, just one of many fantastic eateries springing up all over the inner city. It would have been almost impossible to picture a Doppio OO in Newtown a few years back, Bethlehem reminded everyone.

"Ten years ago, large swathes of the city were simply not functioning and now we are seeing a very different picture."

The City's "small amounts of spending" were yielding a "massive response from the private sector", she said.

The numbers do not lie and speak of billions - roughly R2,7-billion in Greater Newtown; R3,9-billion in Braamfontein; R2,5-billion in the fashion district and Jewel City; over R1-billion in Ellis Park; and almost R3-billion at the high court precinct - invested by the private sector.

"What it is showing is where the City moves in and creates a decent public environment, the private sector then has a platform to build from."

Research

The JDA did some research through an independent company to bear this out. The research brief was simple, Bethlehem explained: "Do the City of Johannesburg upgrades have an impact on private sector development, and if so, what is the extent of this impact?"

The new studios of Moving into Dance Mophatong in Newtown

The study looked at vacancy rates, which have dropped from an average peak of 40 percent to just 17 percent; rental rates, with improvement across the board in all classes of property, but especially in Braamfontein and the high court precinct; and transaction levels, which have steadily increased by 47 percent a year.

The study found that the JDA's investments "had a significant impact on the resurgence of specific development areas".

But a large proportion of investors indicated that they would have invested in these areas irrespective of the JDA's efforts, because of the property boom at the time and because they were already land owners in those areas. Noting this Bethlehem admitted the JDA "is not claiming easy victories".

The greatest concern to investors remained the high levels of crime and poor service delivery, with many noting: "We cannot emphasise strongly enough the importance of the JDA doing everything possible to ensure that poor service delivery does not undermine their good work", as quoted in the study.

Potato shed

With the more serious stuff out of the way it was time for the tour. First stop was the Newtown precinct, where two massive developments will begin by mid-year.

The well-known potato shed, a remnant of the old market days situated to the west of Museum Africa - the old market building - has been standing derelict for about 30 years. Atterbury property developer was awarded the tender to develop it and will turn the two hectares into a mixed-use retail, office and accommodation precinct that will include a hotel.

The developer is required to retain the actual potato shed structure because of its heritage status - it was built in 1904. Original roof trusses and structure would be incorporated into the design, confirmed Coenie Bezuidenhout, the director of Atterbury. A big emphasis would be on arts and culture as part of the design.

"The idea is to integrate the shed with Mary Fitzgerald Square and Museum Africa," added Celestine Mouton, the JDA project manager. The development will be completed by late 2010.

Transport House

Further down Henry Nxumalo Road is another city eyesore - Transport House. Development of this structure will be undertaken by Ilangabi Developers, which will turn it into another mixed-use precinct with loft style apartments, retail and office space and a six-floor boutique hotel.

The revived Transport Square in Doornfontein

The project would follow the latest concept in lifestyle where one "lives, works and plays" in one area said Kaylon Karrim, representing the company. The design will include leisure open spaces, an amphitheatre, a flea market, and a health and fitness centre.

The project will begin in about six months time and cost about R400-million.

Still in Newtown, the JDA showed off its newly completed Moving Into Dance Mophatong building; in true JDA style it is unconventional and drew a unanimous "wow" from the group.

Paul Arnott-Job, the senior development manager of the JDA, said the agency had wanted to make an aesthetically different building in Newtown. And it did. Nothing drab here; we are talking of interiors so bright dancers should best not rock up with a hangover.

As part of its arts and culture initiatives, the JDA is renting out the space to the Moving Into Dance Mophatong company, which is doing exceptional work with young and underprivileged dancers.

The building has three different sized dance floors, dressing rooms, office spaces and a funky, very blue kitchen.

The agency has also developed the Market Theatre Laboratory for prospective and established actors at its headquarters at the Bus Factory in Newtown. The new structure comes with a theatre, dressing rooms and other utilities, all constructed out of dry-walling.

Private investment

But the tour was not a one-sided affair, with the JDA giving the media a taste of the many private sector investments under way in the city.

The upgraded La Rosa Hotel in Abel Street (Photo: Enoch Lehung, City of Johannesburg)

The new head office of Zurich Insurance across from the magistrates' court in Miriam Makeba Street is one of the few newly built structures taking shape in the inner city. This massive development with its ship-like façade will span more than two city blocks.

And in Marshalltown another new construction has also started. The Absa Towers West investment will extend the current Absa campus so that it joins up with other developments in the city.

It is probably the biggest single project taking place in the inner city, and once completed would not only add three new buildings to the cityscape but also a beautiful urban streetscape, said Briget Grosskopff, from GLH & Associates Architects.

"One of the aims [of the development] is to keep feet on the street," she said. The design would be pedestrian friendly, well lit and sign-posted, with benching, sculpture, water features and plants making it a place where you wanted to be.

The R1,2-billion investment followed from Absa's conscious decision to stay in the city and bring back activities to the street, added Xavier Huyberechts, also from the company.

Hillbrow

And then there is Hillbrow, where many a Joburg resident has not set foot in more than a decade. Residents should take a drive down Kotze and Pretorius streets, where the recent urban upgrades by the JDA have brought back new sparkle to the flatlands.

The revamped Governor's House

The pavements have been redone and plantings of indigenous river bush-willows, together with new lighting, make these two roads pedestrian friendly and a pleasure to walk along.

This upgrade forms part of the R171-million investment in this suburb and along the streets of neighbouring Yeoville and Berea.

The JDA has also refurbished the Governor's House next to the Constitutional Court after it was damaged by a fire in 2008. The City's community development department will use the house to teach street children life skills and other activities.

A quick stop at the once infamous La Rosa Hotel in Abel Road, Berea, now all tidied up and managed by the Johannesburg Housing Company, showed just how public and private investments are complementing each other.

The building was refurbished at a cost of R10-million and offers affordable rental accommodation, complete with a gym.

Yeoville residents were also the recipients of a new library building, courtesy of the JDA. The refurbished old tram shed in Rocky Street is now completed with all the necessary library trimmings, and will be fully operational once the books have been transferred from the old building.

Next up for Yeoville residents is the recreational centre across the road, which will get a facelift, with plans to link it to the new library. This will be undertaken later in the year.

Ellis Park

And although most Joburgers have given the Ellis Park precinct a wide berth, the pain and agony of turning this area into a world-class sporting hub is nearly over.

Ellis Park Central Square revamp is one of the JDA's most exciting projects

Upgrades include the Rea Vaya Bus Rapid Transit route along Bertrams and Saratoga roads and the Ellis Park Central Square, between the newly upgraded Ellis Park Stadium and Johannesburg Stadium.

The central square is something to look forward to and one of the JDA's most exciting projects. Landscaping, a massive water feature and artwork will turn this once dead space into a fan park during the Confederations Cup in June and the FIFA World Cup in 2010.

It will also boast two new ablution blocks - currently under construction - underground rubbish bins and an underground water and electricity kiosk which pops up when required, bringing additional services to the area.

The Ellis Park swimming pools have also been refurbished after looking somewhat run-down over the last few years. The JDA has added a new roof over the grand stand, revamped the change rooms, and added an electronic scoreboard and timing device, public address system and paraplegic lift.

It is the only swimming pool in the country that can accommodate all the aquatic disciplines.

Bertrams

The Bertrams Park and recreational centre was next for this area, together with a newly built cricket oval, and upgrades to 14 heritage homes associated with the 1922 miner's strike, before the JDA officially handed over the precinct in June, confirmed Bethlehem.

A final stop was made at Transport Square in Doornfontein, where a new taxi rank facility took over from what was once a cemented, weed and litter-filled square. Complete with cow sculptures and taxi parking bays, this area will also become a park-and-ride facility for Ellis Park events.

It is situated directly opposite the Ellis Park Station and the tunnel leading into the stadium. The JDA is currently beautifying this area.

Surrounding the square are two dilapidated buildings which Afhco Group Holdings, a property developer, is refurbishing into affordable rental units.

If you want to hear the screech of electrical equipment and see construction vehicles kicking up dust, now is the time to take a turn around the inner city. It is a hive of activity that will put any bee to shame.

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ABOUT THE JDA

The Johannesburg Development Agency, set up as a limited liability company, is an agency of the City of Johannesburg that stimulates and supports area-based economic development initiatives throughout the metropolitan area.

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