Your UIP

The rejuvenation of Florida Rd began in 2013 as a result of the efforts of local property owners, businesses and community groups, who banded together to form the Florida Road Urban Improvement Precinct (UIP).

A legislated and representative body, the Florida Rd UIP was officially legislated in July 2013, with on the ground services beginning on 1st October 2013. 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, the UIP aims to:

Retain existing investment and build investor confidence
Create an environment which supports vibrant and responsible business activity
Improve safety, the general environment and quality of life for the benefit of all
Respond to the challenge of environmental sustainability

The UIP is recognised by the eThekwini Municipality as an official service provider to public areas in Florida Rd and as such, motivates, lobbies and works with them to collectively manage public space.

To achieve this, the UIP acts through the direction of the UIP board, and according to an annual service agreement with the municipality that specifies what services it will provide and what needs to be provided by council. The UIP status of “official service provider” to the area allows for significant leverage in optimising municipal service delivery in Florida Rd and collectively focuses on delivering an exceptional experience of public space in this key Durban node.

Urban decay is a reality of most cities throughout the world, and the creation of public space management structures is one way to ensure that this phenomenon does not negatively affect an area, but instead shifts the focus to growth and urban renewal. The nature of a UIP structure is to partner with local municipalities to improve the quality of an area’s public space and has a proven track record of combating urban decay.

“The positive effects of UIP type structures, are being felt all over KZN where property values are enhanced, business activity is supported and the environment and quality of life for all users is greatly improved,” said Brian Wright, owner of UrbanMgt, the company contracted to establish and manage the Florida Road UIP.

The UIP management team is constantly responding to the ever-evolving needs of Florida Rd, whether it be service levels or special projects. This said, the fundamentals of managing crime and grime will always be the top priority and remain the foundation of the UIPs’ success.

The UIP has 3 core functions, all aimed at ensuring the quality of public spaces in Florida Rd and an exceptional experience for locals and visitors alike. Working with the eThekwini Municipality and contracted service providers, the UIP is mandated to provide:

Supplementary services such as security; cleaning; greening and maintenance; as well as other special adhoc projects.
Marketing and communications to members and the local community at large
Place-Making projects that focus on driving the brand identity of Florida Rd and bringing the p;ace to life.
UIP/Municipal partnerships; optimising service delivery and lobbying for investment in infrastructure

Supplementary Service – Safe and Secure

The UIP has a proactive approach to security, with the focus of indentifying 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.

An extra weekend foot-patrol-service of two officers take to the street from 6pm-6am on Friday and Saturday nights and there is direct links to private patrols who manage the residential initiatives in the surrounding areas.

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.

The UIP fulfills a vital role by integrating the various security entities and resources in the precincts, a key component of which is the UIP Monthly Security Forum attended by private security companies servicing UIP properties and property managers. The aim of the forum is to proactively improve the level of security in the UIP precincts through integration, sharing intelligence, and ensuring operational assistance in emergencies. These meetings are minuted with a monthly UIP crime report and crime statistics.

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 Enforce Security.

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 UIP security provider is Enforce Security Services who were appointed in September 2013 after a tender process. Enforce Security’s performance is actively measured against a Service Level Agreement, which is amended as the needs of the precinct change. Reporting crime or suspect behaviour is essential – Report a fault here or call 086 111 6113

Supplementary Services – Clean and Maintained

The UIP has a team of three 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 pubic area signage

Marketing & Communication

Since its inception the UIP has recognized the importance of financial sustainability to service the growing demands of Florida Rd Rocks. The first priority of delivering the basics a safe, clean and green Florida Rd – has been achieved and will continue to be consistently delivered.

In terms of marketing, Florida Rd UIP has focused on communicating with levy paying members, businesses and the broader local community through social media, newsletters, the website and press. 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 eTM.

While this is member communication is critical to sustaining the success of Florida Rd UIP, the focus has now shifted from marketing the UIP itself, to marketing Florida Rd – the place, with the UIP and its work as one of the cogs that keeps the Florida Rd wheel turning.

It was with this in mind that in February 2016, the Florida Rd UIP initiated a brand DNA process that was completed in June 2017 with the launch of THE VIBE, a quarterly publication dedicated to serving the dynamic Florida Rd community, a place to share the news and views of the roads’ food, culture, work, family, design and party happenings, a space to keep in touch about this rapidly evolving place.

Developed by the Florida Rd Place-Making Committee and UIP, with input and guidance from the eThekwini Municipalities Transport Authority (ETA) and Economic Development Unit (EDU), THE VIBE was created to re-ignite the fire in those that may have left the road, while delivering on promises made to the die-hards for their commitment to keeping this place relevant and uniquely Durban.

A whirlwind summary of THE VIBE….
We start with hard-core strategy, summing up the Florida Rd brand DNA and urban development programs and sharing some of the key points from this discovery. Some of the influential voices on the road give us their insight into the future of the place, and then we reveal the new Florida Rd brand ID before telling you where to next and explaining how you can get involved. Read THE VIBE here.

Special Projects

Over and above the daily services provided by the UIP, there has been a strong focus on visibly improving the look of Florida Rd in order to inspire confidence and trust in the UIP structure. To this end, the UIP has:

Implemented a car guard management structure which included a security vetting process, new uniforms and ID cards
Undertaken a series of cleaning blitzes with a team of 20 UIP staff who, with the support from Durban Solid Waste, have eradicated weeds and overgrown vegetation along verges and roadways; removed graffiti, broken bricks and rubble; removed illegal posters and cleaned-up legal posters falling off poles.
Got commitment from Durban Solid Waste to add an extra pick-up to the Florida road route and to add more staff to help in the general clean-up of the area.
Requested for and received the full re-tarring of the upper section of Florida Rd by the municipality roads department
Undertook an audit of damaged paving and tree planters, submitted it to the municipality and is overseeing the current repairs of these areas
Undertook an audit of defective and missing street signage, submitted it to the municipality for repair and replacement and is overseeing the team that has started working on the signage.

UIP/Municipal Partnerships: 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 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.

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.