feasibility and review of housing plan for NGCOBO MIDDLE INCOME 500
Chris Hani District Municipality
ENGCOBO LOCAL MUNICIPALITY
April 2014
NGCOBO MIDDLE INCOME 500
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
ENGCOBO LOCAL MUNICIPALITY
58 Union Street, Ngcobo
Tel: (047) 548 1221
Fax: (047) 548 1078
31-33 Phillip Frame Road Chiselhurst
Tel: +27 (0) 43 711 9735
by
Kantey & Templer
PO Box 15087
Beacon Bay, 5205
Tel; 041 373-0738
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environmental planning, urban design, landscape architecture
17 New Church Street Cape Town 8000
Tel; 021 424-5022 Fax: 021 424-6837
IQ Vision
110 Sarel Cillier Street Strand 7140
Tel; 021 853-3902
April 2014
CONTENTS
2.1
INTRODUCTION
LIST OF ANNEXURES
2.1.1
Purpose of the Report
2.1.2
Terms of Reference
2.1.3
Background to Settlement
Annexure 1
Annexure 2
Annexure 3
2.2
Status of Housing Project and Waiting List
2.3
Land Identification and Ownership
2.4
Engineering
2.5
Environment
2.6
Geo-tech
2.7
Distribution of Social Facilities
2.8
Current Spatial Development Framework
2.9
Future plans of other Sector Departments
2.10
Approval by Council
2.11
Summary and Recommendations
Ownership
Title Deed
S.G. Diagram
LIST OF FIGURES
Figure 2.1 .1
Locality Plan
Figure 2.1.2
Aerial Photograph
Figure 2.1.3
Visual Survey
Figure 2.2.1
Statistical Background
Figure 2.3.1
Cadastral Layout
Figure 2.4.1
Engineering
Figure 2.5 .1
Environment
Figure 2.6.1
Geo-tech
Figure 2.7.1
Distribution of Social Facilities
Figure 2.8.1
Current Spatial Development Framework
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CONTENTS
GLOSSARY
ACRONYMS
Informal Site: A Site occupied by a household or to which a household has
customary rights, e.g. Permission to occupy (PTO, no longer formally in use)
or community agreement via a meeting of elders including headman or
chief.
BLMC
CBA
CRU
ECBCP
ECDHS
EIA
FLISP
GP
HSP
LM
MHSP
SA
SANBI
SDF
Formal Site: A site occupied by a household or to which a household is
entitled to have a registered right recorded at the Deeds Registry with a
title deed and surveyors diagram and/or registered General Plan. However,
in many instances title deeds have not been issued nor ownership
registered.
In-Situ upgrade project: Formalising of tenure and installation of services
and possibly also construction of a subsidised dwelling on land on which
people are already living. Generally refers to a project larger than one unit.
Greenfields project: New project site which there has been no formal or
informal settlement, industry, infrastructure to date. Project sites are often
outside of existing urban development.
Biodiversity Land Management Class
Critical Biodiversity Area
Community Residential Unit
Eastern Cape Biodiversity Conservation Plan
Eastern Cape Department of Human Settlement
Environmental Impact Assessment
Finance Linked Individual Subsidy Programme
General Plan
Human Settlement Plan
Local Municipality
Municipal Human Settlement Plan
South Africa
South African National Biodiversity Institute
Spatial Development Framework
Infill Project: New project site within existing urban development usually on
under utilised or vacant land and which often can help to promote
physical integration between spatially isolated parts of the settlement.
Rectification projects: Repair or rebuilding of defective existing houses built
through one or other government housing program.
Erven: The plural of ‘erf’ meaning plots of land each registered as an ‘erf’ in
a deeds registry and forming part of a registered General Plan.
Plots: The plural of ‘plot’ meaning unregistered pieces of land informally laid
out.
Portion: A plot of land forming part of a proposed or approved (by LM
Council) subdivision layout but which has not yet been registered by the
Surveyor General as a general plan and for which erf numbers have not
yet been registered.
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INTRODUCTION
2.1.1
PURPOSE OF THE REPORT
The purpose of this report is to describe the key elements to be taken into
account when assessing the feasibility of Ngcobo Middle Income 500 as a
Human Settlement Project and to recommend whether it should be
approved or not.
2.1.2
TERMS OF REFERENCE (Part C.3 Scope of work Tender No.
SCMU11-12/13-A0240)
The project terms of reference for the feasibility report are summarised as
follows:
Ascertain the feasibility of the project within each MHSP. The study shall
reveal the developmental opportunities and constraints in relation to:
1.
2.
3.
4.
5.
6.
7.
8.
9.
Determination of housing demand and potential beneficiary status
Land identification and ownership
Availability of bulk services and confirmation of capacity
Environmental conditions;
Geo-technical conditions
Alignment with Municipal Spatial Planning
Visual survey (area visits)
Future development plans of other sector departments
Provision of recommendation and proposals to ECDHS
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2.1.3
2.1
BACKGROUND TO SETTLEMENT
•
Registered Owner:
Unknown
•
Property Description:
Erf 1043
•
Title Deed Number:
Awaiting Ownership (See Annexure 2)
•
Servitudes:
None (See Annexure 3)
•
Site Size:
15.3 Ha
•
The Ngcobo Middle Income project is an urban project in Ngcobo Town
within Engcobo Municipality.
•
Ngcobo Town is the only urban centre in Engcobo Municipality. It is
classified a rural town with the role of being a primary service centre to
the adjacent rural hinterland.
•
Ngcobo Town is relatively centrally located in the municipality. It is
approximately 65.9 km east of Cofimvaba and 80.1 km west of Mthatha
along the R61 regional road.
•
Ngcobo Middle Income 500 is a project situated in Ext 7 within the
Ngcobo commonage, south of the town along Queen Street off the
main road.
•
The site is currently vacant, see Fig. 2.1.3 (a – c), and is marked up on a
registered General Plan.
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Locality Plan
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Figure
2.1.1
page 9
Aerial Photograph
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Figure
2.1.2
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Visual Survey
a. A view of the east portion of the site, with the settlement across river in the far distance.
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b. A central view of the site.
Figure
2.1.3
c. A view of the west portion of the site.
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
• 500 subsidies have been proposed for Ngcobo Middle Income 500.
These units will comprise a FLISP subsidy onto existing greenfield.
2.2
DOEDRECHT 800
• The site has a registered general plan. It comprises of approximately 113
plots ranging in size from 750m² to 2.5Ha.
Population (Engcobo SDF 2010)
N/A
Population (2011 Census)
N/A
• However, the general plan has lapsed, and if the intention of the project
is to provide 500 units, the initial proposed erf sizes will have to decrease
to accommodate that number.
Ex. Units (Engcobo SDF 2010)
N/A
No. Households (Census 2011)
N/A
• The site is currently vacant.
Proposed Units (EC DHS)
500
• The project is envisaged to be for middle income earners who fall in the
income bracket of R3500 - R7000.
Waiting List (Egcobo LM)
Awaited
Figure 2.2.1 Statistical Background
• The waiting list has been requested and is still awaited for this project.
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which the site is located is Erf 1043 , see Annexure 3.
• Erf 1043 comprises 110 erven numbered 1044 – 1077, 1121, 1123 – 1130
and 1132 – 1156 and 3 public places.
• The amount of proposed subsidies is significantly higher than the amount
of erven on the General Plan.
• The Title Deed has been requested at the Deeds Office in Mthatha.
• The project may have to be reduced to match the number of erven on
the township layout, alternatively the erven which are large, ranging
between 750m² and 2.5 Ha, may have to be subdivided.
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Cadastral Layout
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Figure
2.3.1
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ENGINEERING (Kantey and Templer)
BULK SERVICES
Existing Services
....
2.4
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
INTERNAL SERVICES
Existing Services
....
ROADS AND ACCESSIBILITY
...
GEOTECHNICAL CONDITIONS
....
THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.
EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING
Await K&T
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Engineering (Kantey and Templer)
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Figure
2.4.1
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ENVIRONMENT
•
The site is almost entirely on south facing slopes which experience less
solar radiation than north facing slopes. South facing slopes are not as
desirable for residential development, however due to natural
constraints and a challenging topography the site has been found as
one of the more suitable sites for the development of human
settlements.
•
There are no formerly cultivated fields.
•
The Eastern Cape Biodiversity Plan (ECBCP), 2007 has developed four
terrestrial Biodiversity Land Management Classes (BLMCs) according to
the terrestrial Critical Biodiversity Areas (CBAs). Each BLMC sets out the
desired ecological state that the area should be kept in to ensure
biodiversity persistence.
•
The site falls within CBA 3: Other Natural Areas as per SANBI data (2007)
and therefore is subject to BLMC 3 guidelines according to the ECBCP.
This must be ground-truthed by a botanist, prior to undertaking the
Human Settlement Project.
•
BLMC 3 permits the land to be used for Conservation, Game Farming
and Communal Livestock. Settlements are permitted with conditionsof
approval upon environmental authorisation.
•
However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending
over most of the urban areas of Ngcobo Town. This is clearly incorrect
and the mapping of CBA 3 in this vicinity has not been ground-truthed
and amended.
•
A tributary of the Cefane River flows south of the site, however the
existing cadastral layout is well set back from it, see Figure 2.5.1.
•
Housing development would need to ensure that it remains 32m from
the River or watercourse so as to avoid triggering NEMA EIA Regulations,
namely Listing No. 40 as identified in the Government Notice R. 344
(Listing Notice 1). In which a basic assessment would be required for the
following activities.
2.5
(ii)
slipways by more than 50 square metres; or
(iii)
buildings by more than 50 square metres
(iv)
infrastructure by more than 50 square metres within a watercourse or
within 32 metres of a watercourse, measured from the edge of a
watercourse, but excluding where such expansion will occur behind
the development setback line.
The expansion of:
(i)
jetties by more than 50 square metres;
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Environment
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Figure
2.5.1
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GEO-TECH
•
Preliminary and Phase 1 geotechnical site investigations are required to
obtain a more accurate evaluation of the development potential of
each site, but the initial indications are that the geology is suitable for
further development of these areas.
•
Some potential geotechnical constraints have been identified for further
investigation which may have an impact on the extent of the
developable land and/or the development costs.
•
The recommended typical foundations for subsidy housing are
conventional strip foundations or light rafts to cater for variations in soil
profile and minor soil movements.
•
On sloping terrain, some earthworks and retaining walls may be required
to create level platforms for houses and this can have significant cost
implications.
•
Foundations should be placed on well compacted natural soil,
engineered fill or rock. Founding conditions will have to be inspected by
the engineer to confirm suitable soil conditions with adequate bearing
capacity and to check for any seepage or groundwater problems.
•
In terms of the geotechnical information available, the proposed
housing projects appear to be feasible and planning should proceed
with further investigations on individual sites. (Outeniqua Geotechnical
Services cc, 2013)
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2.6
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Geo-tech
Figure
2.6.1
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• Using 1 km walking distance as a measure of convenience with regards
to proximity to social facilities, the following comments are made:
• There is a primary school and a combined school within 1km walking
distance from the site.
• The hospital and clinic are located on the same property and are also
within 1km walking distance.
• Engcobo Police station is located approximately 1km distance from the
site on Main Road in the Ngcobo CBD.
• This proposed Human Settlement Project will not require provision of
additional facilities.
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Distribution of Social Facilities
Figure
2.7.1
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CURRENT SPATIAL DEVELOPMENT FRAMEWORK
2.8
• The Ngcobo SDF makes the following proposals for the site:
• Ext 7, the site, in Ngcobo has a registered subdivision layout and is
envisaged for residential purposes by the 2010 SDF.
• The Local SDF for Ngcobo labels the site as a vacant sub divisional area
and proposes through roads that link the town to the existing informal
area south of the river, see Figure 2.8.1.
• The proposed linkages are proposed along with associated tree planting
and new public spaces or forecourts, see Figure 2.8.1.
• The Human Settlement project is in line with the SDF.
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Current Spatial Development Framework
Figure
2.8.1
The Site
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APPROVAL BY COUNCIL
•
2.9
The council Resolution is awaited from the municipality.
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
2.10.2
2.10
RECOMMENDATIONS
•
The site was inspected on 29/10/2013 and the conclusions below
ground-truthed.
•
The project is feasible, pending an assessment by a botanist is required
to ground truth the extent of CBA 3 in Ngcobo Ext 7.
•
There are adequate engineering services. (K&T to confirm)
•
Depending on the outcome it is recommended that the award of
subsidies can proceed in Ngcobo Ext 7.
•
In Terms of ECBCP BLMCs that apply to CBA 3, settlements are not
recommended. However, the extent of the CBA 3 in and around
Ngcobo is clearly inaccurate as it is indicated as covering all of the
developed areas. It is recommended that the site be assessed by a
Botanist to ground-truth the extent of CBA 3 on the site prior to the
commencement of the Human Settlement Project. It is unlikely that an
EIA will be required.
•
A detailed geo-technical site visit inspection and, if necessary, survey will
be required prior to the project commencing.
•
The waiting list has been requested from the municipality and is still
awaited from this municipality.
•
There are no new social facilities required to support the proposed
human settlements project.
•
The Human Settlement Project is in line with the SDF.
•
The Council Resolution is still awaited from the municipality.
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ANNEXURE 1: OWNERSHIP PRINTOUT
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ANNEXURE 2: TITLE DEED
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ANNEXURE 3: SURVEYOR GENERAL DIAGRAM
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