Rethinking The Commercial office Sector: Revitalizing Harare CBD - PowerPoint PPT Presentation

Rethinking The Commercial office Sector: Revitalizing Harare CBD Presented by Gibson Mapfidza

Contents The birth of Harare the City 1. Current Urban Problems and Default 2. Responses Theory and lessons from pioneering urbanites 3. Proposed Collaborative model for revitalisation 4. Funding urban renewal 5.

The Birth of Harare y 1890 – the Pio ne e r Co lumn se ttle d a t the K o pje . Stra te g ic 04 F e br uar o lo c a tio n fo r e a rly de te c tio n o f ho stile indig e no us Afric a ns. 12 Se pte mbe r 1890 – the mo re milita nt British So uth Afric a n se ttle d a t the o F o rt Grid no w Afric a Unity Sq ua re . T he two Gro wth Po le s ma rke d e a rly se ttle me nt o f Ha ra re . o T he Kopje o Spo nta ne o us a nd spo ra dic se ttle me nt a t the K o pje o T he F or t Gr id o Ca re fully pla nne d Se ttle me nts a t F o rt Grid ; g rid pa tte rns a nd wide o ro a ds. T he c ity wa s na me d F o rt Sa lisb ury a fte r PM o f Gre a t Brita in. Kopje, 1895

Corner Samora Machel /Julius Nyerere way, 1952

Harare 128 years later, 2018

In the Media…

Harare Today: Key Issues TOW N PLANNI NG – URBAN LAND USE • Outdated and restrictive town planning regime. • Discourages redevelopment and encourages owners of building to speculate on their property holding. URBAN BLI GHT & OBSOLESCENCE URBAN DECAY • Late 70s and early 80s • GDP shrinkage + buildings have no ceiling unattractive CBD = voids or raised floors market average of 40% • Old and inefficient voids. DECLI NI NG building equipment • Advanced urban decay PROPERTY VALUES resulting in high OPCs around the Kopje area. for the occupier. CBD • Prisoners’ dilemma and • Ineffective space restrictive town planning utilisation – services regulation hampering design redevelopment URBAN PROBLEMS • Urbanisation (14% ) occurring at a faster rate than urban economy growth. • Traffic congestion and grid-lock, pollution, overcrowding, street venor menace • Out-migration of corporate occupiers

Responses from KEY City Stakeholders?  City o f Ha ra re c o nde mne d o ve r 200 b uilding s b e twe e n 2010 a nd 2013  Pe rc e ive o utmig ra tio n a s a re sult o f o ld b uilding fa b ric a nd ine ffic ie nt b uilding infra struc ture  Co rpo ra te o c c upie rs mig ra te o ut o f the CBD E me rg e nc e o f o ffic e pa rks a nd dise c o no mie s o f  a g g lo me ra tio n (I CT ) susta ins this mo ve  Pro pe rty o wne rs ho lding o n to no n-pe rfo rming a sse ts; de fe r c ritic a l re ha b ilita tio n. Do wnwa rd re nt re vie ws, GARs ˂ OPC 

UNDERSTANDING URBAN RENEWAL T he te rm ur ban r e ne wal / r e vitalization me a ns re b irth o r r ation o f c ity o r pa rt e ge ne r o f it whic h ha s b e e n pla g ue d b y the ills o f urb a niza tio n.  T he pla nning c o nc e pt o rig ina te d in Ame ric a in 1930s  De c a ye d pa rts o f the City we re de mo lishe d a nd re b uilt  I t ta lks to de libe ra te loc a l polic ie s a nd stra te g ie s put in pla c e to de a l with the so c ia l, e c o no mic a nd struc tura l de c a ying o f pa rt o f the c ity fo r the purpo se o f g e tting a de sire d we ll o rg a nize d ne ig hb o rho o d.  Co uld b e a t mic ro , b uilding spe c ific le ve l (b lig hte d a re a s) o r ma c ro -spa tia l (urb a n de c a ye d)  T he pro c e ss thrive s o n c o mmunity pa rtic ipa tio n.  Urb a n re ne wa l o we s its o rig ins to do wnto wn me rc ha nts in Ame ric a – re fine d, pa c ka g e d a nd so ld the ir pro po sa l to City a utho ritie s

The case for redevelopment and refurbishment The case for redevelopment and refurbishment OPC 0 OPC 1 GARs / OPC Economic Life a Economic Life b NAR GARS 1 GARS 0 T, years Re ha b ilita tio n (re furb ishme nt a nd re d e ve lo pme nt) ha s the e ffe c t o f inc re a sing the GARs a nd re d uc e OPC. As a re sult e xte nd s the e ffe c tive e c o no mic life o f b uild ing s a nd a llo w the c o ntinue d c o nsumptio n o f so c ia l va lue .

……. So what really is the solution ??? T he situa tion tha t Ha ra re finds itse lf in is not unique to it a lone . Zimba bwe o ha s to ta ke a c ue from Ame ric a , UK, Austra lia , Bra zil a nd South Afric a a mong othe rs who we nt throug h va rious forms of urba n blig ht & de c a y in the ir c itie s but suc c e ssfully ma na g e d to re birth the m Ame ric a fa c e d urb a n b lig ht a nd d e c a y in 1930’ s fo llo wing the Gre a t USA De pre ssio n. Cha lle ng e s inc lud e d ho ld o uts a nd via b ility e nha nc e me nt. Go ve rnme nt purc ha se d re d e ve lo pme nt site s a nd so ld to Priva te “Eminent Domain” De ve lo pe rs, T he L o c a l g o vt pro vid e d suppo rt infra struc ture fo r priva te re b uild ing a nd a F le xib le T o wn Pla nning re g ime . Isle o f Do g s, e a st L o nd o n is o ne o f the e a rlie st e xa mple s o f mo d e rn UK, Canary a ppro a c he d to urb a n re ne wa l. British Go ve rnme nt c re a te d a Wharf De ve lo pme nt Co rpo ra tio n in 1981 a nd g ra nte d the isle o f Do g s “E nte rprise Zo ne ” sta tus in 1982. Cre a te d ta x inc e ntive s to inve sto rs a nd d e ve lo pe rs “Enterprise Zones” Australia In 2014 Austra lia n Go ve rnme nt a me nd e d its urb a n Re ne wa l Ac t 1995, intro d uc ing a ne w me tho d o f pre c inc t d e ve lo pme nt d e live ry. Pro vid e s tha t “Precincts” a pre c inc t(d e ve lo pme nt) c a n b e pla nne d , a ppro ve d a nd imple me nte d b y a n a ppo inte d Pre c inc t Autho rity. A pre c inc t a utho rity is a n a lte rna tive to c o unc il. It ha s sig nific a nt inte re st in a pre c inc t within its a re a , while c o unc il is se e n a s a g o ve rning b o d y. In 2004 a n 18km 2 wa s d e sig na te d Urb a n De ve lo pme nt Zo ne (UDZ) fo r the South Africa c ity o f Jo b urg . UDZ ta x inc e ntive s we re intro d uc e d to e nc o ura g e re ne wa l. “Precincts/ Pro pe rty o wne rs within UDZ ma y c la im 100% ta x a llo wa nc e o n re furb ishme nts o ve r 5 ye a rs pe rio d whilst Ne w pro pe rty d e ve lo pme nts UDZ” c la im ta x a llo wa nc e o ve r 17 ye a rs. Pro pe rty o wne rs a g re e d to pa y City Impro ve me nt Distric t(CID) fo r e nha nc e d se rvic e s to impro ve physic a l a nd so c ia l fa b ric o f the a re a

Harare Urban Renewal Challenges  oc a l Pla n Numbe r 17 (K o pje ) wa s L la st re vie we d in 1998. Zo ning re stric tio ns whic h limit the flo o r spa c e tha t c a n b e de ve lo pe d. oc a l Pla n Numbe r 22 is da te d. L a nd L use s a re c o ntro lle d b y a lo c a l pla n zo ning ma p a nd de ve lo pme nt c o ntro l c o nditio ns (P, SC, NP).  Holdouts – unre a so na b ly hig h pric e s de ma nde d b y individua l o wne rs o f o b so le te pro pe rty inte nde d to b e b ro ug ht in a re de ve lo pme nt sc he me . T e na nts  T he fre e hold la nd te nure syste m – ma ke s it ve ry diffic ult to institute c o mpulso ry a c q uisitio n  Priso ne rs dile mma syndro me . We a k prope rty ma rke t –  re ha b ilita tio ns b e ne fits a re lo we r in de pre sse d ma rke t se g me nts.  A fra g me nte d a pproa c h b y ke y sta ke ho lde rs – the City, pro pe rty o wne rs, c o rpo ra te o c c upie rs & c o mmunity

Broad Recommendations  I nvig o ra te urb a n g ro wth – re so lve urb a n pro b le ms, ve ndo r me na c e I nstitute a n a ll-e nc o mpa ssing Ha ra re Urb a n Re g e ne ra tio n Bo a rd (HURB)   Re vie w L o c a l Pla n numb e r 22 a nd 17, c o me up with a CBD T o wn Pla nning syste m tha t is mixe d-use drive n. Pro vide spa c e fo r SME s.  Pro pe rty Owne rs Asso c ia tio n o f Zimb a b we fina nc e s the Ope ra tio ns o f HURB a nd re vie w o f L o c a l Pla ns.  Ado pt the Pre c inc ts c o nc e pt fo r spa tia l urb a n re ne wa l. HURB to c o me up with a la nd a c q uisitio n fra me wo rk (re sidua l va lua tio n)  to b e g a zze tte d into a Sta tuto ry I nstrume nt to e nsure a sse mb ly o f la nd.

Proposed Collaborative Model for Inner City Revitalization Proposed PPP models for Inner City Revitalization A Pa rtne rship be twe e n the public se c tor, Priva te se c tor a nd c ommunity is o re quire d for a suc c e ssful urba n re ne wa l. T his should he lp in sha ring of ide a s ,skills Property Local a nd te c hnolog ie s. A strong buy in from the c ommunity is a lso c ritic a l. owners & Authority/ Govt Developers Private sector  Unlo c k funding  Mixe d use drive n la nd po te ntia l use de ve lo pme nt Integrated HURB pla ns  Dispo se c urre nt model inte re st to re le a se  L a nd a c q uisitio n re de ve lo pme nt site s fra me wo rk OR a c q uire fro m c urre nt  Priva te se c to r o wne r a nd dispo se to I nno va tio n de ve lo pe rs a t via b le  De -risk/ risk sha ring pric e s  De ve lo pe r- de sig n Corporate  T a x inc e ntive s fo r skills to re po sitio n site re ha b ilita tio ns / Occupiers/ use (ne w thinking) re de ve lo pme nt Community  Co st e ffe c tive mo de ls  T runk infra struc ture  Buy-in. Ma rke t fo r g o o ds pro visio n fo r sc he me a nd se rvic e s via b ility  Re so urc e b a se , la b o ur.