SITE CONTEXT AND

REGULATIONS
UNIT III
 Context of the site

INTRODUCTION
• The proposed context study will be divided into 2 categories:
Macro & Micro sites.
• The macro site includes the surrounding suburbs of the
proposed site. Movement and context are aspects that will be
studied within this area.
• The micro site will be an in-depth study of the proposed
project site and its immediate context.
Arial photo indicating the micro and macro site, Google earth map
Importance of site context in planning :

The ‘context’ refers to the environment in which a development

is located.
* Climate of the site should be well analysed.
* Economy and political conditions of the area
* Importance of culture
all these factors determine the site context in planning.
MACRO SITE

2 km study area context map

Existing economical node map,
MACRO SITE CONTEXT

• The macro site is bordered by three main arterial routes,

Garsfontein, Lynwood and General Louis Botha streets.
• The site is situated less than a kilometer from Menlyn
shopping Centre and in close proximity of more retail and
commercial buildings.
• This area is emphasized by the N1 north and south splitting it
in two.
• Although the area consists of more than 60% residential
developments, this area is recognized by a wide range of
activities, such as shopping opportunities, retail and
commercial spots, schools and various recreational options.
City-wide context map
MOVEMENT & ACCESSIBILITY
• The site is easy accessible from almost all major economic
corridors via the N1 and various other main routes like
Charles, Atterbury, Garsfontein and Lynwood roads.
• The existing pick-up and drop-off transport system of New
Hope School will be utilized and extended for the purpose of
the new Rehabilitation Centre.
• Charles Street is allocated as n proposed commercial/retail
corridor that forms a direct link between the city centre and
the east of Pretoria. Charles Street is currently upgraded to
widen the link between the city and Pretoria east.
• Although there is no train or Gautrain connections linked to
the Menlo Park area, the area is frequently serviced by taxi’s
and busses.
Movement map for macro site
This diagram indicates the direct link from the
proposed site to the inner city via Charles
street. Charles street is currently being upgraded
by the City of Tshwane through a R87
million project .
MICRO SITE

• The project site is located on the north western edge of New

Hope School. The proposed site would be consolidated with
the existing site of New Hope School.
• The site is bordered by Ceceilia road on the southern side and
by 26th avenue on the western side. To the north of the site,
an open green area is formed around Waterkloof spruit that is
running from east to west, originating from the Waterkloof
suburbs and flowing into the Struben dam in Faerie Glen.
• The current stand number is 162 Ceceilia road, erf 155, Ashlea
Gardens.
200 m radius map of project area
CONTEXT - PROPOSED SITE:
• The proposed site is currently zoned as open green area, but
is not being used as one. However, the open green area north
of the site does accommodate people using it for its purposes.

Accommodation diagram of micro site

 MOVEMENT & ACCESSIBILITY
• The main entrance to the existing school site is situated on the
eastern end of Ceceilia road.
• When entering the school site, the visitor will face a deformed circle
that leads to the dropoff zone and all internal roads will initiate from
here. The inside of the circle is currently being used for personnel
parking mixed with visitor parking, if the visitor could find a space.
• A 4 meter wide paved road leads to the scattered parking areas
around the School, which works on a first come first serve basis.
• The vehicular movement and parking arrangements within the School
site could be redesigned in a more organized manner by allocating
the parking.
• The current circle at the entrance of the school would be redesigned
to present an organized entrance to the School.
• A designed square would be created to link the existing School and
the new Rehabilitation Centre.
Movement diagrams of proposed site.
PHYSICAL CONTEXT
NATURAL FEATURES
CLIMATE:
• Pretoria falls into the temperature eastern plateau region.
Generally this area consists of predominantly grasslands with
scattered trees in the wetter areas. Summers are warm to hot,
with fairly dry air, relieved by thunder storms generated by
thermal air movement. Hail is not uncommon. Winter days
are pleasantly sunny with clear cold to very cold nights.
(Napier,2000).
RAIN:
• The rainy season occurs from November to March, peaking in
January. 50 to 80 days of rain can be expected annually.
• The large north faced site boundary provides a great
opportunity for a building design that is climatically
automated by natural elements. The prevailing North eastern
wind in the summer flowing over the spruit could provide
good cooling down possibilities with effective design.
• The penetrating angle of the sun will be kept in mind when
designing internal spaces. The natural elements like hail, could
lead to the use of gutters for capturing of rain water and using
it for external purposes.
Penetrating angles of the sun
Sun solstice
Site selection criteria for housing development,
commercial and institutional projects

• Multiple factors and criteria enter into the decision on whether

to build a project on a given site.
• Studies should be made to determine whether a site is suitable
for the intended project.
• Once selected, the same factors also influence how the project
is laid out on a site.
• Three main categories of factors provide influence to the site
selection and layout process.
1.Natural Factors
2.Man-made Factors
3.Aesthetic Factors
Natural Factor: 1) Geology
• Rock outcroppings can indicate the presence of a shallow
bedrock elevation.
• Shallow bedrock can lead to foundation and trench excavation
difficulties and expenses.
• Shallow bedrock may be desirable for foundation anchorage
for large structures.
Natural Factor: 2) Terrain
• The physical characteristics of the land are always important.
• Large, level facilities require large, level terrain on which to
build in order to minimize earthwork costs.
Natural Factor: 3) Hydrology
• Surface Water Runoff
• Floodways
• Groundwater
 Natural Factor: 4) Wetlands
• Regulated by US Army Corps of Engineers
• Requires three criteria to be present
1.Hydric Soil (2000 on the list)
2.Correct Vegetation
3.Inundated 6.6’ or less some time during growing season.
• Minimum acreage applies for required permit.
• Provide mitigation on a 10:1 or more basis if filling a regulated
wetland.
Natural Factor: 5) Soils
• Soils need to be acceptable for
construction
• Ability to support foundations
• Ability to be compacted and
maintain volume
• Ability to be drained
Natural Factor: 6 & 7) Delicate Ecologies
• Vegetation
• Wildlife
• Nesting Areas
Natural Factor: 8) Climate

• Solar Orientation

• Prevailing wind
• Precipitation
• Temperature
Manmade Factors: 1) Existing Surrounding Land Use
• Visual, Auditory and Olfactory
• Compatibility of adjacent uses
Manmade Factors: 2) Traffic & Transit
• Can users get to/from site
without causing congestion?
• From what directions does traffic
enter & leave?
• Is public transit available nearby?
• Are improvements to the system
warranted?
Manmade Factors: 3) Zoning
• Zoning regulations help to regulate land use on sites for an
organized development.
• Restrictions on allowable land usage
• Restrictions on building sizes and types
• Restrictions and regulations on site development (Parking,
Setbacks, Green space, Signage, etc.)
Manmade Factors: 4) Other Regulations
• Fire Codes
• ADA (Americans with
Disabilities Act)
• School Boards
• Other political entities
Manmade Factors: 5) Utilities
• Water, Sanitary Sewer,
Natural Gas, Electric
Power
• Availability & Capacity
Manmade Factors: 6) Historical & Cultural Sites
Some existing land uses are protected or at the very least require
extensive channels for relocation/elimination.
•Parks
•Churches
•Burial Grounds and
Cemeteries
•Historical Sites
•Historical Buildings
Manmade Factors: 7) Hazardous Materials
•Environmental Audits
•Phase 1: Could Hazardous Materials Exist On-Site?
•Search titles of ownership
•Review mapping & aerials
•Check government registries
•Site visual inspection
•Phase 2: In depth exploration for verification and
identification of materials.
•Phase 3: Remediation plans
Aesthetic Factors: 1) Natural Features
•Client may wish to protect natural features on-site as a part of
the new development.
•Landforms
•Streams
•Ponds
•Woods
Aesthetic Factors: 2) Spatial Patterns
• Client may desire a vista, space or view to be produced as a part
of the design of the site.
 Development Control
• Development Control is the process involving land use
control in which the development carried out by any agencies
both private and public is checked in the benefit of whole
society.
• Modern town planning helps in a systematic regulation to
be followed in the use of land.
Factors to be considered in the complex
urban system
1. Physical factor – based on size and density of population
2. Functional factor – based on predominance of activities
3. Administrative factor

Certain issues to be considered

4. Sporadic growth of private properties
5. Sprawl of slums

6. Major transportation congestion

4. Crowding of residential and industrial zones
5. Availability of land for reclamation and thus offering new
opportunities for development.

Need for Development Control

• Control over development and use of land and buildings by
local authorities.
• It helps to avoid the chaotic growth of towns and to promote –
Health

– Safety morals
– General welfare of the community
How to enforce the rules?
• Good and efficient police power

• Efficient authority to enforce the development controls

• Efficient development control system.
Aims and Objectives of development control

1. Guides development or the use of land and preserves other

sites from the undesirable development
2. Prevents the misuse of land so that it will not injuriously affect
the interests of the community
3. It sets certain frame work of the development process – help
in the improvement of the total environment
4. The rules should be flexible enough for the changing
population and the complex needs of urban society
 Use of Development control

 Health and safety

• A strong rules to prevent injurious and hazardous to the
people.
- Provision against health hazards

- Provision of adequate day light, sun shine and ventilation

- Protection against air pollution
- Provision of facilities for normal family and community life
- Protection against normal hazards- fire

- Provision of aesthetic satisfaction.

 Convenience
• The inter- relationship between different activities should be
convenient to the public for easy movement between home to work,
work to recreation etc.,

 Economy
• It is an important factor concerning development control.

• The particular land use should be allocated in the particular area.

For example: An institutional building should not come up in a

commercial zone- as economically there is a loss in the land value
or land cost.
 Aesthetic
• The place of living/working and spend one’s leisure time,
there should be some importance given to aesthetic
components.

For example: the correct set backs has to be followed to give a

good look of the building.
 Tools of development control
The most common tools are

1. Sub division control

2. Height control

3. Plot coverage control

4. Set back control

5. Floor Area Ratio(FAR) control

6. Density control

7. Building line control

8. Architectural control

9. Advertisement control
1.Sub division control
• Due to increasing demand for plots for erection of houses,
factories and other structures, the owners of agricultural and
vacant lands in the outside of the towns subdivide their lands
in to plots and streets and sell them.
• The local authorities can exercise control over this land sub-
division.
• The streets showed in the layout should be properly leveled,
paved, sewered, drained and lighted.
2. Height control

• This is ensured to provide adequate supply of light and air.

• Regulations are adopted for tall buildings because they cut off
light and air from neighbours.

3. Plot coverage control

• Open space which is compulsory to be left to secure sufficient
light and ventilation.
4. Set back control
• These rules are beneficial because
- Gives space for trees and lawns
- Keeps the building away from dust, noise of the street
- Reduce fire hazard
- Can be used for parking.

5. Floor Area Ratio(FAR) control

• FAR is the ratio of the total gross floor area of all the storeys of a
building to the total area of the plot.
• It cab be applied to all buildings and any alterations can be
easily done.
6.Density control
• It checks the number of persons in the area.
• It helps to maintain optimum living standards.

7. Building line control

• Building lines are made on one or both sides of a street and
thus prevent the creation of any new structure between
building line and street.
• It helps in future widening of streets and roads.
8. Architectural control
• The primary objective is to prevent excessive uniformity of the
buildings and poor design while extension of buildings.
• It also helps conserving historic areas.

9. Advertisement control
• It is a recent development and helps towards public interest in
controlling outdoor advertisement.