Your UIP

The UIP aims to ensures Florida Roads public spaces are well managed, safe, clean and maintained which enables a great experience of Florida Road for locals and visitors alike. 

Supplementary Service – Safe and Secure

The UIP has a proactive approach to security, with the focus of identifying possible criminal intent before it occurs and taking corrective action. It does this by deploying two capacitated security officers in a dedicated vehicle that patrols the area 24 hour, 7 day a week in public areas.

The Florida Road UIP (Urban Improvement Precinct) has engaged Ensure Security Group as its security provider following a rigorous tender process. The performance of Ensure Security Group is continuously assessed against a Service Level Agreement (SLA), which is adapted to suit the evolving security demands of the precinct. Effective from June 1, 2023, additional security measures have been implemented on Florida Road, including the deployment of a new security vehicle and the assignment of a Tactical Guard.

Reporting any criminal activity or suspicious behaviour is strongly encouraged, with the option to report online or via a dedicated contact number at 086 111 6113.

Building partnerships with the SAPF, Metro Police and the Community Policing Forum is critical in ensuring effective management. The UIP has a strong working relationship with both Metro Police and SAPS, resulting in a Safer Florida Rd for All.

Sidewalk Monitor Programme

The issue of ‘car guards’ and vagrancy was one of Florida Rd’s biggest challenges, affecting every aspect of the road from perceptions of safety to the quality of the experience when people visit the area. In October 2015, the UIP rolled out the Florida Rd Sidewalk Monitor Programme, with the support of the eThekwini Municipality, Metro Police and SAPS Berea, as a way to counter this challenge and the success has been palpable.

Although prevalent in Durban, ‘car guarding’ is illegal, and poses a number of challenges in terms of undesirable people ’guarding’ cars and the illegal activities they are sometimes associated with, such as intimidation, selling drugs, remote jamming and vehicle theft.

In contrast, the Sidewalk Monitor Programme is a carefully planned initiative aimed at ensuring a uniform and well-managed Sidewalk Monitor service that deploys vetted individuals whose strong presence have discouraged that of the vagrant car guards.

The monitors report for roll-call each morning and are dispatched to their “section” of road. The monitors are identifiable by their distinctive red and black branded uniform as well as the photo-ID name badges they all wear. They have all had background criminal checks and are managed by the UIP and its ‘service provider Ensure Security Group.

The monitors are extra eyes and ears on the road, alerting the UIP patrol and/or the authorities to any criminal activity or bylaw infringement, and adding another layer to the crime prevention initiatives undertaken by the UIP. Additional duties include litter picking their area of operation, removal of outdated advertising boards and the reporting of faults along the public open space.

The UIP pay them a subsidy to relieve some of their financial burden but they rely on the public for tips.

UIP Security Resourcing

The Florida Road UIP (Urban Improvement Precinct) has engaged Ensure Security Group as its security provider following a rigorous tender process, starting from 01 April 2022. The performance of Ensure Security Group is continuously assessed against a Service Level Agreement (SLA), which is adapted to suit the evolving security demands of the precinct. Effective from June 1, 2023, additional security measures have been implemented on Florida Road, including the deployment of a new security vehicle and the assignment of a Tactical Guard. This reinforcement is specifically allocated to the night shift, covering Thursday through Sunday each week, enhancing safety and security during these hours.

Reporting any criminal activity or suspicious behaviour is strongly encouraged, with the option to report online or via a dedicated contact number at 086 111 6113.

Supplementary Services – Clean and Maintained

The UIP has a team of 6 cleaning and greening staff working on a rotation basis seven days a week. Added to this, the UIP co-ordinates cleaning blitz operations where large groups of cleaner come in to undertake major clean-ups. These services do not replace those of the municipality, but rather supplement what is being done, with the objective of setting the service standards of public areas at levels expected of Florida Rd property and business owners.

Besides day to day cleaning of public areas including streets, pavements and parks, and greening routines, which include grass cutting, watering and planter bed maintenance, the UIP is consistently working at improving the quality of public areas. Maintenance and cleaning projects are captured in the monthly operational reports and focus on:

• General maintenance requirements to public area infrastructure
• Identifying and executing greening and beautification projects
• Removing graffiti
• Ensuring maintenance of public area signage

Special Projects

Over and above the daily services provided by the UIP, there has been a strong focus on visibly improving the look and feel of Florida Rd. Given the limited budget of the Florida Rd UIP, the choice of improvement projects are very carefully considered and weighted towards visible and impactful projects which will have a long-term benefit to enhancing the experience of Florida Road.

 Optimising Service Delivery

Optimising municipal service levels and lobbying for investment in infrastructure is a core focus of the management team. For this reason, the UIP conducts an audit of infrastructure faults: lights out, damaged signage, blocked sewers, potholes, etc. on a daily basis.

The faults are reported through the municipal fault reporting call centre and, if relevant, a photo of the fault is emailed to the responsible person at the municipality. If it is an urgent matter, it is also followed up telephonically.

Faults are logged on a UIP management system and followed up on a regular basis until repaired. For this reason a large proportion of the UIP management time is allocated to optimising municipal service delivery.

The UIP, on behalf of members and associated members, actively participates in the Municipal Planning Forums to ensure that property owners’ interests are brought to the fore at the planning phase of public area infrastructure. Importantly, the UIP experience gained from servicing public areas is fed back into design phase of upgrades with the aim of ensuring functionality and aesthetic design which is cost effective to service and maintain.

 Communication with UIP members and stakeholders

Florida Rd UIP communication is focused on levy paying members, businesses and the broader local community through sharing precinct related communications such as monthly insights, ad hoc newsflashes, social media posts and community
engagement. The story told has shown the value of the UIP by highlighting its team’s operational successes, as well as UIP motivated infrastructure and service delivery successes from the Municipality.

We love to share what is happening in the precinct. If you would like to hear more subscribe here.

The UIP (SRA) mechanism is based on the Municipal Property Rates Act of 2004, which makes provision for the establishment of what is technically termed a Special Rating Area (SRA).

The Urban Improvement Precinct (UIP) or the technical term Special Ratings Area (SRA), is based on the Municipal Property Rates Act of 2004, which makes provision for the establishment of what is technically termed a Special Rating Area (SRA).  The SRA is a defined geographic area within which the majority of property owners agree to pay for certain services supplementary to those supplied by the municipality.

The Act requires the Municipality to approve a SRA Policy to specify the SRA establish process and management criteria. The municipal SRA policy requires the establishment of a Non Profit Company comprising a board of non-remunerated directors. The board is constituted by property owners or appointed representatives to represent property owners within the SRA. Furthermore, the SRA policy requires the UIP Board approve an annual business plan and budget specifically for the service requirements to the defined UIP area. The business plan and budget is approved annually by the municipality together with a finance agreement.

The company’s Memorandum Of Incorporation provides for specific responsibilities of the board of directors which includes the hosting of an Annual General Meeting and appointment of directors. This gives the property owners control of their contributions, ensuring transparency and accountability.

The UIP budget is funded by property owners in the UIP area and is calculated on a pro rata basis against assessed property values. This payment is levied on the municipal rates bill and collected by the municipality, free of charge, on behalf of the independent Non Profit Company, which represents member interests. Once the formation of the UIP is approved by Council all property owners within its boundaries are legislatively obligated to contribute to the UIP.

The Florida Rd UIP was officially legislated in July 2013, with on the ground services beginning on 1st October 2013. The UIP is recognised by the municipality as the official service provider to public areas in Florida Rd and it has an annual service agreement with the municipality specifying what services are to be provided. The UIP status of an official service provider to the area allows for significant leverage in optimising municipal service delivery in Florida Rd.

Contracting Structure

The UIP Non Profit Company contracts an urban management company to provide operational management of the UIP and service providers to deliver supplementary services such as security, landscaping etc. The UIP board ensures performance oversight of service delivery and provides financial governance. The UIP Non Profit Company, although having a municipally appointed director, runs independently of the municipality and is answerable to UIP (SRA) members.

In any environment, urban decay threatens property values and business prosperity, negatively impacts on investor confidence and quality of life for the users of that area. Indicators of such decay include:

•  Crime / grime / social dysfunction
• Inadequate services to public areas
• The degrading of the built and natural environment
• Poorly maintained infrastructure
• Property owner apathy towards public areas surrounding their properties

When combined, and often one indicator leads quickly to another, the rate of decay is swift, with a turnaround becoming a slow and costly process.

Urban decay and social dysfunction, particularly crime, are inextricably linked. For this reason improved safety cannot be viewed in isolation, but rather as an outcome of a holistically managed urban environment that is: improved social cohesion, cleaning, greening, maintenance, social responsibility, communication and importantly safety and security.

It is important to note that there is no correlation between the rand value of municipal rates paid and service levels delivered to particular area. In other words, service levels are governed by municipal policy, which provides for a set service level throughout the municipality. This means that despite some areas contributing more to the rates base, they will not receive a greater level of service.

For this reason, the UIP was established to fill the gap in service delivery to public areas thus ensuring the expected level of safety and quality of public areas in Florida Rd.

International and South African statistics reflect that the UIP approach to the management of public areas, in partnership with the municipality, results is in property values and business vitality out-performing those areas outside of managed areas.

Urban Improvement Precinct is one term used for the internationally based concept of managed public spaces. City Improvement Districts, Business Improvement Districts or Management Districts are some of the other management vehicles used both locally and abroad.

The Florida Rd UIP is one of Kwa-Zulu Natal’s examples with one of the most successful being www.umhlangauip.co.za and others outside KZN including www.capetownpartnership.co.za and www.ida-downtown.org

Benefits Of A UIP

The UIP is a sustainable funding mechanism for urban management and improvement of public areas, with the financial responsibility equitably shared by precinct members.

With UIP (SRA) regulation governed by the Municipal Property Rates Act of 2004, there are no ‘free-loaders’ as all property owners within the UIP boundaries are compelled by the law to contribute. Being an independent and privately funded entity, means the UIP is directly answerable to its property owners, ensuring responsive service delivery.

The UIPs are recognised by the municipality as an official ‘service provider’ to public areas, this status provides significant leverage in optimising municipal service delivery. Furthermore the UIP actively participates in the Municipal Planning Forum to ensure that property owners’ interests are brought to the fore at the planning phase of public area infrastructure. Importantly, the UIP experience gained from servicing public areas is fed-back into design phase of upgrades with the aim of ensuring functionality and aesthetic design which is cost effective to service and maintain.

As a municipal-recognised legal entity through which issues of common interest and concerns can be addressed, the UIP is able to leverage costs and service levels with private sector service providers such as security, landscaping etc.

UrbanMGT is the company contracted to manage the Florida Rd UIP, under the direction of the UIP board. The UrbanMGT team, consists of:

Andrew Fynn – Precinct Manager 
Andrew Fynn started his journey as the Florida Road UIP Precinct Manager in June 2020. Previously he was employed as the uMhlanga UIPs Assistant Precinct Manager. In the past Fynn, as he’s known by the team, worked for the SPAR group as a Confectioner/Baker and simply loves baking bread!  He lives with his family in Briardene in Durban North and has two kids whom he spends all his spare time with. As a people’s person Fynn is passionate about being a Precinct Manager and enjoys the opportunities and challenges his position provides. 

Brian Wright – Project Leader
The owner of UrbanMGT and one of the pioneers of the UIP concept in KwaZulu Natal, Brian has built his company on the foundation of the power of the collective to bring long-term change.

He has a Masters Degree in Sustainability (Rhodes University) and an International Marketing Management Diploma. The primary area of expertise is the establishment and management of financially sustainable institutional structures, which holistically manage environments with the aim of creating enabling business locations, enhancing quality of life and improving environmental integrity, key factors that underpin property values.

A four-year experience in the NGO sector where he was contracted to the European Union on a substantial socio-economic development and environmental management project in the former Transkei provided invaluable experience in understanding the challenges faced by our country. This experience honed the professional skills required to actively engage municipal and government structures with the aim of establishing mutually beneficial partnerships.

Brian has lived in many of SA’s coastal towns and spent 5 years abroad working in Europa, USA, Hawaii and Australia, before settling in Durban in 2007 with his wife Janine to raise their two sons. He is an avid reader who enjoys the outdoors and competitive sport where he was awarded Springbok Colours for rowing.

The Florida Rd UIP is tasked with managing public space along the full length of Florida Rd from Lilian Ngoyi Rd intersection in the south to Innes Rd in the north and including properties on both sides of the road.

Click here for a map of the Florida Rd UIP management area.