#Durban Point Redevelopment

[thryve]

NAME: Durban Point redevelopment
LOCATION: Adjacent to Durban's city centre
STATUS: Under redevelopment
HEIGHT: Buildings from homes/townhouses to 40F towers
USE: Residential, Commercial/Retail, Public use (uShaka Marine World)

Introduction
Located at the entrance to the busiest port in Africa, the Durban Point Waterfront is one of South Africa's most significant and exciting property development and investment projects.

Destined to become one of Durban's most prestigious addresses, and a key tourist attraction, the Durban Point Waterfront is rapidly transforming from a previously run down precinct into a multi billion Rand property showcase.

The first phase of 14 mixed use apartment, entertainment and retail complexes are scheduled for completion from 2005 onwards.

History and Plans
Durban Point is one of Durban's most historic and significant urban quarters. It has a superb location and enjoys access to a range of modes of movement including pedestrian, road, rail and sea and therefore has local, national and international connections.

Over the years Durban Point has been subject to creeping blight that has left it largely abandoned and vacant. Paradoxically it represents one of the most under-utilised assets within the city.



Intentions to revitalise the area have been mooted for several decades and it is only now, in 2003, that it will finally be undergoing significant redevelopment. Much of the renewed impetus for this initiative has been the implementation of the uShaka Marine World project. This "must-see-must-do" attraction was consciously targeted at creating a development impetus for the city, and Durban Point in particular, and is regarded as the catalytic project for the 55ha Durban Point site.

The trigger for the development of Durban Point can be found in the water reticulation and purification system for uShaka Marine World and the need to return that water to the sea via a canal. This led to the idea of creating a unique "waterfront city within a city" in which a system of canals forms the central spine of urban redevelopment and where the economic benefits of water frontage extend throughout the area.

The Durban Point initiative is therefore not just an attempt to extend the city fabric in a banal way nor is it intended to transform the area into an extended theme park or tourist resort. Rather Durban Point will become an important, well-defined and exciting addition to the city and a sought after place to live, work and play. It is envisaged that a range of activities will be accommodated in a mixed-use environment containing a host of urban functions and reflecting a true urban place with 24-hour activity. The developers have drafted a Development Manual which sets out in detail the design philosophies of "African Urbanism" as well as the design review process that all development proposals are required to undergo.


Durban Point is the most exciting and significant property development and investment projects Durban has seen for decades.







Interesting Tidbits

Landuse and Zones:
Many of the sites at Durban Point have a mixed-use zoning. Developers are encouraged to use the ground floor of buildings for uses such as retailing, entertainment and restaurants that can flow out onto the adjacent sidewalk space. Uses such as offices and residential on upper floors are encouraged to look out onto the public spaces below.

In order to achieve as much of an urbane quality as possible, developers are encouraged to achieve maximum allowable height and bulk restrictions. Thus buildings of a minimum height of three to four storeys and higher will be encouraged with bulk and coverage allowances having been formulated to achieve this.

Durban Point will be developed in a series of six precincts starting with precinct one along the canal and moving progressively outwards.


Canal Edge Typologies:
Critical to the success of Durban Point as a distinctive and interesting place to visit, is the way in which buildings respond to sidewalks and how they in turn interact with the edge of the canal. In order to create this well-defined street architecture, Durban Point’s architects have designed a number of “canal edge typology” options, samples of which are shown below. Thus building edges can incorporate colonnades, or they can have canopies with support structures that either straddle or cantilever over the sidewalk. Buildings may have verandahs on upper floors that run the length of street frontages above the colonnades or canopies. In some instances buildings are required to be set back from the canal edge, in others they could be built directly on the canal edge.

In each instance there is an opportunity for a developer to utilise the waters edge while at the same time not restricting pedestrian flow and leading to an interesting urban environment.

(This material is copyright of The Durban Point Waterfront and all its planners and developers. The above material was obtained from www.durbanpoint.co.za)

[thryve]

dysan, will the point have lots of density/ be high-density? I really gotta know

[SA BOY]

mixed use 2 (blue) is the high rise corridor where I have read there are 12 plots for skyscrapers/midrise towers

[thryve]

That's great news!

What I mean though was density in terms of the whole Point. I don't mean height, just how close the apt. complexes are going to be in relation to eachother, how many people will live in the Point, etc.

I sure hope that it is high-density, especially if it's close to the CBD like that...

[dysan1]

Its very high density. buildings touch the one next door like in a cbd dev. at the moment there are going to be 1200 apartments at the point, and that is just in the buildings that have been announced.

It is a city type atmosphere... with parks, open spaces, and no walls or fences to control movement of people. anyone can access the area and all the retail outlets. it is being design as an addition to the city fabric, and extention of the beachfront.

[Cape Town Guy]

sounds really nice

[thryve]

^ Thanks dysan. I'm glad to hear it.

[dysan1]

here are some images from the dpdc website (www.durbanpoint.co.za)

They show the point lifestyle

[dysan1]

This article appeared in Funworld Magazine, a US based mag that is the official mag for the International Association of Amusement Parks and Attractions:

URBAN RENEWAL

Durban ’s uShaka Marine World has been a force
behind jump-starting the city’s sluggish economy

Durban’s beachfront is a beautiful strip of South African coastline, with palm trees, long stretches of tan-colored sand, art deco hotels, fishing piers, a casino, cafes, ice cream shops, and tourist stands selling caps and sunscreen. But a struggling economy and high crime rate have prevented Durban from maximizing its potential. That is changing, however, as the city and private investors have embarked on a revi*talization project whose centerpiece is uShaka Marine World, a marine research cen*ter and theme park.

Durban is South Africa’s melting pot and one of the continent’s largest ports for container shipping. The city offers a vibrant ethnic mix and cultural energy that is unique in South Africa. International business maintains a firm presence here in the banks and industries tied to the port. There is a large com*munity of Indians whose political activism hearkens back to the beginning of the twentieth century when M.K. Gandhi, a young lawyer schooled in Britain, took up the cause of the Indian railroad and sugar workers in the British colony. Gandhi’s philosophies of nonviolent resistance were shaped here and planted the seeds of India’s freedom move*ment, playing a major role in the local struggle against apartheid. Durban is also deep in the Zulu heartland, serving as an important cultural center and provincial capital.

The city has emerged as the face of 21st century South Africa—Tiger Woods competes on its golf courses, Nigerian immigrants set up barber shops in little tents on the streets, tourists pull slots in the casinos, Muslims pray in the region’s largest mosque, and everyone competes for economic opportunity. Durban has the potential to be an economic and cultural powerhouse, but from the 1990s onward growth has been slow and frustration has been high.

A Beacon of Hope
UShaka Marine World was developed at Durban Point, the southern tip of the beachfront at the opening of the ship channel leading into the port. Adjacent to industrial facilities, the area had fallen into neglect, with old apartment blocks largely empty and crime and drugs dominating the streets. The uShaka project involved an investment of more than $100 million from private and government sources and brought together the diverse interests of a wide range of stakeholders.

The two main entities joined in the park’s name are the South African Association for Marine Bio*logical Research (SAAMBR), which runs Marine World, and uShaka Management Ltd., which oper*ates the theme park and retail components. It’s not always easy to wed for-profit entertainment with nonprofit education and conservation, but both partners have enjoyed their honeymoon and are looking forward to a happy life together.

“These are two organizations with very different values,” says Mike Lambert, uShaka’s chief operat*ing officer. “The challenge is to combine those val*ues, balance everyone’s interests, and let the relationship mature.”

Judy Mann, a marine biologist and Sea World’s director, agrees that the arrangement has been very beneficial. Sea World began in 1960, operating an aquarium on Durban beach that was popular for a while but fell into decline as funds became scarce. Primarily a research facility, home to SAAMBR and the Oceanographic Research Institute, the old Sea World’s public shows couldn’t generate sufficient rev*enue, and a group of marine biologists and educators weren’t terribly interested in operating a theme park. In the mid-1990s, Sea World was looking for a new home, since the old facility was crumbling, and the city of Durban was searching for a catalyst for its renewal project. uShaka Marine World was born.

“We used the think that two to three thousand visitors was a busy day. In December 2004, we aver*aged 9,000 people a day,” Mann says. The partner*ship has allowed her and her staff to concentrate on their core mission. While South Africa has plenty of interest in conservation and wildlife, it’s usually lim*ited to what Mann calls “charismatic mega-fauna”— the rhinos, giraffes, and lions found in the game preserves. There is a need for a marine initiative, as South Africans have little contact with marine wildlife. “Until you see a shark or dolphin up close, it doesn’t become real,” she says.

Sea World’s mission is to provide research oppor*tunities for scientists, to promote marine conserva*tion, and to educate the public about marine resources. “We’re trying to get people to believe in conservation, to spark their interest,” she says.

UShaka provides a world-class platform to show*case Marine World, attract tourists, and promote investment in this section of Durban. Mike Lambert appreciates the synergy between the two entities, knowing that ticket sales—the bottom line—are key to both. “If there’s no gate, there’s no business,” he says, “and if there are no animals, there’s no busi*ness either.”

Each group has had to learn the other’s values and unique operating culture. Scientists and show*men are finding out how to work together. “Some*times the animals get sick and don’t perform. We’re not used to that,” Lambert says. “We’ve had to learn to be patient.”

Mann and her team have learned to keep rein*venting themselves. “We need to keep changing the exhibits, introduce new shows, and reinvest in the park,” she says.

UShaka Marine World has been a success, with an operating profit from day one. More than 100,000 visitors passed through the turnstiles during the opening month, with nearly 170,000 coming through during the first Christmas holiday season. It’s easy to see why. The facility itself is stunning. The centerpiece is the re-creation of a 1920s-era cargo steamer, whose superstructure rises above the water rides and landscaping of the park. The interior of the vessel provides windows into the various aquarium tanks so visitors can come nose-to-gill with tropical fish, sharks, and other animals. The themeing is consistent throughout, as the re-cre-ation of rusting, distressed metal gives visitors the illusion that they are deep in the bowels of the ship.

The Sea World component includes Dolphin World, an aquarium with stadium seating for dolphin shows, separate tanks for smaller exhibits, and educa*tional opportunities for guests to snorkel coral reefs, swim with sharks in a special cage, and try the Ocean Walker—descending into the tank in a diving hel*met with air pumped in through a tube. SAAMBR also maintains separate research facilities, labs, and offices with access to the Sea World area. In all, Sea World offers thousands of marine animals and more than 30 exhibits representing life in the western Indian Ocean with about 200 different species, some not found anywhere else in the world.

Elsewhere, Wet ’n Wild provides water rides and swimming pools. The Village Walk, external to but managed by the park, is a covered row of shops and boutiques, restaurants, and other amenities on the same level as the steamer’s superstructure, so tourists can peer down into the park.

Well on Its Way
Though it has only been operating since April 2004, uShaka Marine World has already provided consid*erable benefit to Durban. Before the opening, when the park announced it was hiring staff, the interest was overwhelming. “We had 27,000 applicants queuing the night before,” says Lambert. “We required a high school diploma and proficiency in English. We interviewed 3,000 and chose 350. Most had never held a job before. We hired for attitude and trained for skill.”

With no prior experience of his own in theme park management—Lambert’s background is in restaurant, retail, and hotels—launching uShaka Marine World has been an on-the-job learning experience for him, too. “I think I just earned a 365*day MBA in theme park management,” he jokes.

The theme park expertise has come from the U.S.-based ProFun Management Group, which is a partner in the uShaka project. Most of its manage*ment team have years of experience in flagship theme parks in Florida, California, and Europe.

ProFun oversaw some aspects of the design and provided input to operations, especially how to maximize the visitors’ experience. “We love this project,” says Mark Germyn, ProFun’s president and chief operating officer. “UShaka can be a major icon of Durban with SAAMBR’s decades of history, the city’s vision, and the emphasis on cus*tomer service. There is a wealth of talent among local individuals and firms, which is a credit to the industry here.”

ProFun sees uShaka as a local, regional, and inter*national attraction, with the ability to tap larger markets in the East.

It’s also an ambitious project. “This is the largest tourism facility created in South Africa since democ*racy by any sphere of government,” says Dr. Michael Sutcliffe, Durban’s City Manager. “It has become an icon for Durban and KwaZulu-Natal province and has provided more than 1,000 jobs locally.”

In is first year of operations, the project has met many of its goals—regenerating property develop*ment in the inner city, spawning domestic and inter*national tourism, and stimulating further business development. Local property values have increased, and skills training and entrepreneurship programs have taken off.

“While most empowerment targets have been met, the city has learned a lot about how to ensure we get more black and women empowerment in such economic development schemes,” says Sutcliffe. “Overall, the project has been a major success.”

With some 10 major initiatives in the works for hotels and luxury condominiums, retail, and enter*tainment, Durban Point is rapidly being trans*formed from an area of blight into what developers are calling “African Urbanism,” a vibrant, friendly, and secure environment for business, cultural activities, and city living.

But uShaka’s mission goes beyond just securing tourism revenue. “Marine resources are finite, and conserving them is vital to Durban’s—and South Africa’s—future,” says Judy Mann. She is particu*larly proud of SAAMBR’s educational outreach to rural coastal communities. In teaching subsistence fishers about sustainability, the emphasis is primarily on communication and trust. “In Africa, science communication should be about people and teach*ing them to live more sustainably for their own future survival,” she says.

The resources of uShaka Marine World, bring*ing the public into contact with important issues in marine ecology, are making waves well beyond Durban Point.

[dysan1]

What do you think of this letter written by a Durbs resident to the Mercury?

Point Is Not Really Suited To New Homes

There is much hype surrounding the development at Durban's Point area. Flats are being built and canals dug. However, I am not at all convinced that the developer is on the right track.

While I understand that the area needs to be upgraded, I do not believe that it is appropriate for residential development.

A visit to the Point Waterfront's sales office at uShaka Marine World and their website, www.durbanpoint.co.za, will illustrate what is on offer. Despite the advertising being published by the developer, I believe that potential buyers are completely unaware of the pitfalls.

These are, briefly, as follows.

They will have to run the Point Road gauntlet to get to and from home - this will be particularly challenging at night when the muggers, hijackers, drug peddlers and the like that frequent the area are at their most active.

Unlike the Victoria and Alfred Basin, around which Cape Town's Waterfront is situated, Durban's Waterfront is being developed in close proximity to 24-hour working cargo terminals: the new Combi Terminal under construction just across Point Road at D to G berths and the granite and steel handling terminal at A and B berths.


Anyone familiar with modern cargo terminals will appreciate the amount of noise and dust that is generated.

The ubiquitous chemical smells from Island View Storage. Pollution
from ships' generators and boilers. Dust from the coal stockpiles at the Bluff Coaling Appliance. Other assorted and often unpleasant odours from the port.

The noise and heavy vehicle traffic when construction starts on the new north breakwater. This project will take some time to complete and no doubt contractors will work 24 hours a day.

Stringent security measures to be imposed on residents by port security and border police in order to comply with the International Ship and Port Facility Security Code.

I do believe that the developers are being extremely shortsighted in imagining that they can market homes in this part of Durban.


Unconvinced
Durban

[thryve]

I appreciate your posting of this, dysan1, to give us another point of view on it... It raised some issues I never thought about, many are quite credible.

I have never been there and can't judge, but I will definitely think on this.

Thanks for posting it

[mike2005]

The writer makes some good points ( no pun intended!!) Point road is a shithole but hopefully the city council will clean it up, secondly the harbour is noisey but most importantly the development is all happening at different times and at a differernt pace so it will basically be a rather unpleasant building site for years to come. They should really have done it all at the same time if at all possible. But having said all that the area will still be really nice and I do hope it is a sucess as it could do great things for Durbs.

[dysan1]

Well you couldnt do it all at the same time now could u? in total there will be over 50 dev's and over 10000 apartments, that is not a 1 phase project.

Regarding the letter:

The bulk cargo area near to the point dev is soon to move and be replaced as a container terminal, which should reduce the noise and dust.

Island view is presently under review by the city and changes could be ahead for it.

Point road itself is still contentious, but big strides have been made to make access and safety greater. The road is now one way, and at night you do not have to stop, as its green lights all the way to the point. Also the main nigerian trouble spots are closer to the wheel than ushaka...roughly 3km's or so. But much more needs to be done to rejuvenate that area too...but as i said in a different thread regarding the wheels sale, there is an overall plan for the whole dev.

Lastly regarding the Security measures for the apartments near the harbour mouth. These precautions are internationally enforced laws that apply to all major points of entry to countries. All people who purchase on the new breakwater, and along the harbour mouth will be subject to degrees of scrutiny, but all purchasers in those later phases will be informed.

The widening of the harbour mouth is just something that those who live at the point will have to live with initially, but its something that needs to be done.

in the end tho, the final result will be great

[mike2005]

I agree with you: the end result will be superb.

[dysan1]

Here's a montage of the Dev taking place in the point and inner city

[romanSA]

Wow, Mike. Another amazing montage. Many thanks for this!!! (I'm still recovering from the shock of seeing the Umhlanga montage!)

[GregPz]

Yeah, that montage is awesome. Never realised how similar the ABSA and Spinaker buidlings are!

[joburg]

^ Me too. This one is even more impressive!! You should send them to The Property Magazine or something for publication...

[SYDNEY]

Originally Posted by mike2005

The writer makes some good points ( no pun intended!!) Point road is a shithole but hopefully the city council will clean it up, secondly the harbour is noisey but most importantly the development is all happening at different times and at a differernt pace so it will basically be a rather unpleasant building site for years to come. They should really have done it all at the same time if at all possible. But having said all that the area will still be really nice and I do hope it is a sucess as it could do great things for Durbs.

I live across the road from the harbour which is active 24/7 and it is very noisy BUT when I close my doors/windows - it is dead quiet, thanks to double glazing. I am sure that they can adopt the same principles in DUR (it will be more expensive but at those prices buyers should insist on it)

[SYDNEY]

@ Dysan .. that montage is fvcking fabulous .. sell it to the developers and make some money from it ..