Essop, Western Cape Provincial Minister of Environment, Planning and Economic
Development
5 January 2007
I have now completed the process of considering all the appeals submitted
against the environmental authorisation for the proposed new stadium and urban
park at the Green Point Common issued by my Department on 31 October 2006. I
have also now completed the process of considering the associated planning
applications by the City of Cape Town as well as the comments and objections
received in relation to the planning applications. I started the process of
considering the environmental appeals in November last year and I started the
process of considering the planning applications in early December. Since then,
I have carefully considered all the information in conjunction with key
officials in my Department and I have taken advice on the legal issues raised.
We have all worked very hard.
I am pleased to announce the following decisions, namely:
* To uphold, with certain variations, my Department's environmental
authorisation (Record of Decision) for the proposed new stadium and urban park
at the Green Point Common
* To approve the following planning applications:
- an application in terms of section 9(2) of the Land Use Planning Ordinance 15
of 1985 ('LUPO') for the amendment of Schedule 2 to the Zoning Scheme, by
excluding the stadium precinct from the area of the Green Point Common
designated for 'playing fields'
- an application in terms of section 18 of LUPO for the rezoning of the stadium
precinct from Public Open Space to Community Facilities Use Zone in terms the
applicable Zoning Scheme
- an application for a departure from the number of on site parking bays for
the stadium required by section 77(1) of the Zoning Scheme
- an application for a temporary departure from the Zoning Scheme to allow FIFA
to use land adjacent to the stadium precinct for temporary parking, a
hospitality area and associated uses during the 2010 FIFA World Cup
tournament.
I am convinced that far from having a substantial detrimental effect on the
environment, overall the new stadium and urban park on Green Point Common will
have a beneficial impact on the local environment and will benefit the broader
Cape Town community.
I am also satisfied that the conditions incorporated into my environmental
Record of Decision and my planning decision, will mitigate the adverse impacts
of the construction and operation of the stadium and urban park. For example,
there are conditions in my environmental Record of Decision limiting the height
and addressing the visual impact of the stadium and its surrounding podium; a
range of noise mitigation measures is required; and several conditions deal
with roads, transport to and from the stadium and parking.
The key variation in my environmental Record of Decision now requires the
applicant (i.e. the City) to compile Site Development Plans for the new Urban
Park for the 2010 FIFA World Cup tournament and for the period after 2010. The
Architectural and Landscaping Guidelines and the Site Development Plans for the
Urban Park must be submitted to me for approval within six months of the date
of issue of my decision. The submission of the Site Development Plans must
be:
* preceded by the submission to me for approval within one month of the date
of issue of my environmental Record of Decision of a plan for a comprehensive
process of public participation, which includes the provision of information to
and consultation with the broader Cape Town community and the communities in
the vicinity of the urban park
* accompanied by proof of compliance with the approved public participation
process.
This condition of approval will not hold up the construction activities on
the stadium precinct. It will give everyone in Cape Town and those living in
the immediate vicinity an opportunity to determine the future layout of the
urban park on the remainder of Green Point Common, which is to be retained as a
sport, recreational and public open space. If properly developed and operated,
it can be a green lung of metropolitan significance. My conditions specifically
require that the urban park be a multi-purpose space for sporting activities,
informal trading and recreational activities and not simply a reorganisation of
the existing sports fields and golf course or an outflow area for the
stadium.
My environmental Record of Decision includes a section setting out the key
factors affecting my decision. Both my environmental decision and my planning
decisions were based on memoranda from my Department, which were prepared in
conjunction with me and with which I generally agree. The key factors which led
to my decisions, include the following:
The Planning context
The opportunity this proposal presents is the realisation of the Green Point
Common as a public amenity of metropolitan significance, in line with the Green
Point Development Framework. The benefits of this amenity to the broader public
outweigh any potential negative environmental impacts that could be experienced
by the immediate communities of Green Point, Mouille Point and Granger Bay.
Economic Impacts
The City is currently negotiating with the National Treasury about its
request for a contribution of R2 billion towards the cost of building the
stadium. Although the stadium will first be used for the 2010 FIFA World Cup
tournament, thereafter it will be used for a wide range of other events. In
this way the significant investment in the stadium by the national government
in particular will be available to the broader Cape Town community.
If adequate funding is forthcoming from the National Government � I have
currently no reason for thinking that it will not be � the positive economic
impacts of the development for Cape Town will be highly significant. These
include huge economic opportunities presented by this proposal, especially
public and private sector investments, job creation and added tourism
expenditure in Cape Town pre- and post-2010. The construction itself will
significantly stimulate a variety of economic sectors, the benefits of which
will be felt in the whole of Cape Town and to a lesser degree throughout the
province.
Heritage impacts
The heritage specialist concluded that the historical recreational role of
the Green Point Common will be reinforced by the proposed stadium development.
There will be a progression from the Green Point Common being one of the first
sporting areas in Cape Town to a site containing a facility of broader national
and international significance, thus contributing positively to the historic
layering of the Green Point Common.
The development of the stadium on the golf course site presents
opportunities for the preservation and celebration of historic and cultural
activities through linkages to surrounding heritage resources such as Fort
Wynyard, Somerset Hospital and the Green Point Track. The position of the
stadium on the golf course further provides a better opportunity for the
possible accommodation of the existing sporting codes, as well as for the
rationalisation of land and resources and the retention of distinctive
boundaries between green and built forms.
Noise Impacts
According to the noise specialists, the impact of noise due to the events
that will occur at both stadium alternatives will be a high negative impact.
However, with appropriate mitigation measures, now stipulated in my decision,
the noise impact will be reduced to medium negative. Through the use of
technologically advanced sound systems, the incorporation of a partially closed
roof and acoustically sensitive stadium design, and the management of noise
levels during events, it is anticipated that the surrounding community will not
be worse off than at present.
Visual impacts
It was found that the visual impact of the stadium on the golf course site
will be lower and affect fewer people directly than if placed on the existing
stadium site.
The height of the stadium will not exceed 50 metres above natural ground
level, while the height of the podium will not exceed 9 metres above natural
ground level. The treatment of the fa�ade, through the incorporation of a
continuous outer skin, will enhance the aesthetics of the stadium.
The redevelopment of the Green Point Common into an urban park will have a
positive visual impact on the surrounding area.
Transport
The construction of a new stadium will require a substantial improvement of
pedestrian and cycle facilities in the vicinity of Green Point which is
considered positive.
Through the provision of at least 2 000 permanent parking bays in the
stadium precinct the parking situation at Green Point will improve. There will
be up to 3 000 additional temporary parking bays on the Green Point Common for
specific events.
The construction of the stadium will be an impetus for the upgrading of
public transport in the vicinity such as the re-instatement of the planned
Inner City Bus Distribution System. Private vehicle accessibility into the
precinct will improve as well as internal circulation within the precinct.
One of the conditions of my planning decision is the establishment by the
City of a special project team, which must include public transport and roads
infrastructure specialists from the province, to formulate a public transport
and road infrastructure plan relating to the stadium and urban park. This plan
must be included in the City's Integrated Transport Plan.
As regards the management of transport during events, my environmental
Record of Decision requires a Generic Event Management Plan catering for the
various event scenarios. This must be mindful of the surrounding community.
Services
The City has confirmed that there is sufficient capacity to service the
development.
Social
The implementation of the Stadium and Urban Park Operating Agreement and
Urban Park Operational Management Plan required by my environmental Record of
Decision will result in a far better management dispensation for the Green
Point Common (including the sporting codes) than that at present. The increased
regional amenity value of the stadium and urban park will outweigh any negative
impacts for any particular sporting codes. The quality of the recreational
space will be enhanced.
The development will not set a precedent for future commercial development
of the Green Point Common.
The creation of a stadium that is a multi-purpose venue for events and
matches will also be enhanced by the development of a safe and accessible urban
park on the Green Point Common.
Alternatives
The City of Cape Town proposed two sites for the placement of the stadium:
the existing Green Point Stadium site and a site on the southern portion of the
Metropolitan Golf Course. The proposed alternative sites and the 'No Go' option
were considered during the scoping phase and comparatively assessed during the
Environmental Impact Assessment (EIA) phase. The 'No Go' option is the
situation where no stadium is built at Green Point or anywhere else in Cape
Town and consequently there would be no stadium in Cape Town for a semi-final
match in the 2010 FIFA World Cup tournament.
The 'No Go' option was not invoked because none of the adverse impacts of
the proposed development was so significant that no stadium of this sort should
be constructed on the Green Point Common. In addition, the benefits of the new
stadium and urban park for the broader community of Cape Town outweigh the
negative environmental impacts on the local community in the surrounding
areas.
The golf course site alternative is the preferred alternative because it
will result in, amongst other things:
* an overall lower visual impact
* a higher positive response to heritage indicators
* a lower severance impact on the landscape with the built component being
concentrated on the eastern edge of the Green Point Common
* fewer sporting codes being directly impacted by the new stadium
* more space being available for the reorganisation of the existing sporting
codes and additional open space for other recreational activities.
Public Participation
The public participation process was in line with the legal requirements and
I am satisfied that due process was followed.
Conclusion
In reaching this positive decision I have considered and applied the
national environmental management principles in section 2 of the National
Environmental Management Act 107 of 1998 and the requirements of the governing
laws, namely the Environment Conservation Act 73 of 1989 and LUPO.
I firmly believe that the proposed development of a stadium and urban park
on the Green Point Common is desirable and that my decision addresses the
triple bottom-line of sustainable development which ensures environmental
integrity, economic development and social justice.
The development will have positive impacts beyond the 2010 FIFA World Cup
tournament and will play a critical role in contributing to the economic growth
and development of Cape Town and the province. The creation of this world class
multi-purpose facility and urban park also gives us an opportunity to build
social cohesion and integration in our different communities. This must be our
2010 legacy.
We now have the opportunity to ensure that we are able to deliver a world
class stadium and urban park and be the proud hosts of a successful semi-final
and other FIFA events during World Cup 2010. Let's Do It!
For more information contact:
Lynnette Johns
Media Liaison Officer
Tel: (021) 483 3915
Cell: 083 310 0113
Issued by: Department of Environment, Planning and Economic Development,
Western Cape Provincial Government
5 January 2007
