Building cities with intent – why mixed-use precincts matter

 As the property sector regains its momentum, Natalie Stewart, Managing Director at Melrose Arch, says we have an opportunity to build our cities with renewed intention. Mixed use precincts have shown their value in improving quality of life and enabling more resilient commercial ecosystems. She comments further below.

WORDS: NATALIE STEWART :: PHOTO: SUPPLIED

The property sector in Johannesburg is emerging from a prolonged period of disruption. Activity has returned, particularly in key nodes such as Sandton, Waterfall, and Rosebank, alongside a rebalancing between physical and digital retail and a gradual return to more regular commuting. These shifts are shaping a new urban reality that calls for a more intentional approach regarding how space is used and the people who will be occupying those spaces.

From fragmentation to integration

South African cities have long been shaped by separation as a result of various factors. Previously residential, commercial and retail developments were generally planned as standalone environments. While effective in isolation, this has contributed to urban sprawl and limited interaction. Office parks become inactive after hours, residential areas lack daytime activation and retail centres are largely transactional.

At the same time, increased reliance on digital platforms has reduced in person engagement. This combination has contributed to a sense of disconnection within urban communities.

Mixed use precincts offer a practical response. By integrating multiple aspects of daily life, they create environments where people can live, work and engage in closer proximity. The concept of a 15-minute city becomes tangible, reducing travel time and improving access to essential services.  However, their delivery at scale remains constrained by cost and complexity. Help is needed to nurture these developments. Well-structured incentives, quicker approval turnaround times, aligned planning frameworks and robust public infrastructure support can accelerate development and extend the benefits of these precincts to more South Africans.

The importance of intentional development

What we commonly see is precincts evolving in silos. For example, a residential development is followed by retail, then other services. While this can create a mixed-use environment over time, it is rarely optimally planned. If the infrastructure is not designed for integration, opportunities for cohesion are often lost.

The success of these precincts depends on more than architecture or unique urban design. Structural design must be aligned with social intent. For example, student precincts and medical precincts are both mixed use precincts but they each have different needs. We need to consider who will occupy the space, how different groups will interact and what kind of environment is being created to best serve that community effectively.

Intentional development from the outset allows for better alignment between infrastructure, design and user experience. This approach allows a far better opportunity to achieve a successful eco-system.  We must also never forget that people are at the heart of any development and precinct. You can build the perfect precinct – but if you don’t take into consideration the people who will form the community and soul of the precinct, it could quickly be a very quiet, soulless ghost precinct.

When this alignment is achieved, precincts enable meaningful interaction across daily life. Residents, professionals and service providers engage within shared spaces, contributing to the development of social capital. People get to live and work more seamlessly, in these spaces that are already emerging as SA’s first true smart cities.

Resilience in a changing market

Economically, mixed use precincts are inherently more resilient than single use developments. The past few years have shown how vulnerable isolated assets can be when market conditions shift. In a diversified precinct, different components support one another, creating a more stable ecosystem in which business and the community can flourish.

This resilience supports long term value and provides businesses with a more consistent trading environment. With the value of mixed use precincts being so undeniable, the question becomes how to encourage industry to build more of them. Government could play a valuable role here. Special incentives that reduce upfront costs, streamlined approvals with faster turnaround times and sufficient well maintained public infrastructure could accelerate these developments significantly.

Clear zoning frameworks would also enable more developers to pursue these models and allow more communities to benefit.

Quality of life and practical benefits

These developments also address everyday challenges. Many South Africans are time constrained, balancing work and family responsibilities. Access to essential services, workplaces and amenities within close proximity simplifies daily life.

Additionally, precincts provide reliable infrastructure where municipal service delivery is sometimes inconsistent. Stable electricity, water provision and managed environments offer a level of predictability that is increasingly important.

A shared responsibility for future cities

A more coordinated, execution-focused approach from government could materially shift the pace of delivery. Beyond incentives, introducing fast-tracked approval pathways for mixed-use developments in priority nodes, supported by clear, consistent zoning that reduces the need for multiple applications would be tremendously beneficial. Greater alignment between departments such as transport, housing and economic development would further remove friction, creating a more predictable environment in which developers can plan with confidence.

There is also an opportunity to unlock well-located, underutilised public land through structured public–private partnerships, particularly around transit corridors and regeneration zones. When combined with targeted incentives linked to outcomes such as affordable housing or sustainability, as well as improved urban management and safety, these interventions can reduce risk and unlock financing. In doing so, they could help shift mixed-use precincts from being complex, high-barrier developments to viable, scalable solutions for South Africa’s urban future.

As an industry, we need to reflect on how we shape the built environment in creating sustainable communities. What should we prioritise to better serve the people who live and work in our cities? How should we finance developments that prioritise long term value? And how can we work with government to create conditions in which mixed use precincts can be delivered at scale?

Ultimately, mixed-use precincts represent a shift from isolated developments to ecosystem-driven urban environments. Their success depends on collaboration between developers, brands, municipalities, and communities to ensure that the space is not only functional, but also engaging, inclusive, and economically dynamic over time.

If we are serious about improving urban life in South Africa, then enabling well-designed mixed-use precincts with both design and people at the heart of the developments – is not optional – it is essential.