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Clothing factory worker Lilian Ngoyi was among 20 000 women who marched to the Union Buildings in August 1956, protesting the pass laws South Africa had instituted at the time. Renaming Windermere Road in Greyville in her honour was the way in which the eThekwini Municipality has ensured her legacy remains.
Located one street down from the vibey Florida Road area (the two streets actually flow off the traffic circle on First Avenue near the Greyville Race Course, creating a triangle-like section on which the interconnected Italian restaurants Marco’s and Mamma Luciano’s stand, but with their entrances in different roads), Lilian Ngoyi Road has changed character in recent years from exclusively residential to its European-style mixed-use environment.
In 2012 the municipality released for public comment the draft functional area plan for the Berea. The purpose of the project was to review the existing policy and prepare a decision-making framework for land use around the city. This followed the numerous development proposals for the old Berea.
At the time Land Use Management senior planner Shikar Singh said the need to provide a balance of land uses such as residential, office, commercial, educational and recreational, including places of entertainment and amusement, as well as other emerging land uses, remains integral to sustainability.
What has emerged in the precinct in the years since the original call for proposals reflects the degree to which that balance is being achieved and considered.
Widespread investment has meant many of the Edwardian era buildings have been upgraded and refurbished into modern business premises, but have retained their original architecture, incorporating wrought-iron latticework and upstairs balconies.
A development on the corner of Lilian Ngoyi and Argyle roads, replaced older buildings for a fresh dimension in the area. Picture: Terry Haywood Photography
Revival in the neighbourhood was triggered more than two decades ago with the Florida Road gentrification. That investment has been a catalyst for further upgrades and renovations and has also sparked private sector involvement in community policing and protection, including an urban improvement precinct (UIP) establishment.
Rawson Commercial agent Cheryl Boase says there is confidence that Lilian Ngoyi Road will evolve in the same way as Florida Road has done. Investors are seeking properties for redevelopment and renovation to expand on the Florida Road success.
The outcome is a neighbourhood where original blocks of flats intersperse with refurbished homes from which operate a host of businesses - attorneys, hairdressing salons, beauty and therapy outlets, medical professionals and countless restaurants, bars and entertainment centres that will ensure the street is a hive of activity virtually around the clock.
On the downside, the expanse of electric fencing and barbed wires as well as the graffiti on some of the public spaces and exterior walls speak to the security and crime issues in the area. Boase confirms that Lilian Ngoyi Road does not have an organised UIP that could assist with crime and grime, potentially improving property prices as perceptions improve.
One of the newer properties built in Lilian Ngoyi Road. This replaced the existing residential home that would have occupied the address, reflecting how the neighbourhood is evolving into a mix of old and new. Picture: Terry Haywood Photography
The changing nature of this road means there are various opportunities for commercial property investment and premises. Prices reflect the interest the neighbourhood has attracted with a 350m² commercial office complex near Windermere Centre on the market for R3.25million.
An existing guest house sale promises another commercial opportunity with the 10-bedroom property carrying an asking price of R4.495m and covering 994m².
Owners and property investors are securing a wide range of rental prices for commercial premises along the road. Currently a 22m² office is securing R400/m², while larger spaces between 200m² and 490m² are securing between R100 and R140/m² on the investment.
Boase says the average commercial rental for Lilian Ngoyi Road is R120-R130/m² against the R250/m² being secured for Florida Road. This makes the emerging neighbourhood an affordable alternative as it undergoes its transition, but also a sound long-term asset likely to achieve rentals in line with Florida Road.
Institutions and specialist stores form backbone of amenities
Curro Heritage House
Previously named Curro Embury College, this co-educational English-medium independent school has evolved into a dominant resident along Lilian Ngoyi Road in the past decade. The institution has grown from a pre-school occupying a single converted house. The Curro Independent Schools subsidiary now extends along a row of properties opposite Windermere Shopping Centre and accommodates children from age three months to Grade 12.
These adjacent properties in Lilian Ngoyi Road embody the original architecture for which the neighbourhood was known – wrought-iron lace work and upstairs balconies. Picture: Terry Haywood Photography
Brow Architect
Eyelash and eyebrow engineering specialists Brow Architect are dedicated to achieving perfectly planned brow arches and fanned lashes for clients. The studio has incorporated the skills acquired from various training institutions to create a signature experience.
D’urban Burger Co.
The business honours the original name given to Durban and, in serving food that expresses the local culture, is the handiwork of chef Khutso Nhlanhla Masethe.
Sumthing Tasty Café
A relaxed outdoor venue, Sumthing Tasty Café serves contemporary and traditional South African cafe food for breakfast and lunch guests. The Durban Runner Medical Centre Linked to the running shoe and accessories specialist store Durban Runner, the medical centre offers sports people a range of medical treatments, from physiotherapy to cupping and massages.
Advantages include investment prospects
Vibrant street art on the walls of the Alliance Française building add colour and character to Lilian Ngoyi Road. Picture: Terry Haywood Photography
Established neighbourhood Essentially now part of a mixed-use environment, there are opportunities for working and living within walking distance. The neighbourhood has good private and government schools as well as social and commercial infrastructure.
Development opportunities
While a significant number of the properties have been redeveloped and converted into commercial properties, there remains some vacant land and derelict properties that are ripe for development.
Sum is greater than the whole
The variety of businesses to have emerged in Lilian Ngoyi Road mean entrepreneurs and investors can feed off one anothers’ successes. This means the sum of the parts is greater than the whole, and paves the way for more investment.
Small commercial shopping centres/strip malls
The commercial strip mall-type developments offer entrepreneurs space in which to test new ventures or smaller businesses without the overheads associated with larger shopping centres or commercial spaces.