feasibility and review of housing plan for MIDDELBURG MIDDLE INCOME 200
Amathole District Municipality
INXUBA YETHEMBA LOCAL MUNICIPALITY
April 2014
MIDDELBURG MIDDLE INCOME 200
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
INXUBA YETHEMBA LOCAL MUNICIPALITY
Private Bag X24, Cradock, 5880
Tel: (048) 801-5000
Fax: (048) 801-1421
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
CNdV africa (Pty) Ltd
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
Background of this Report
2.1.3
Terms of Reference
Annexure 1
Annexure 2
Annexure 3
2.1.4
Background to Settlement
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 Middelburg Middle Income 200 as
a Human Settlement Project and to recommend whether it should be
approved or not.
2.1.4
2.1
BACKGROUND TO SETTLEMENT
•
Registered Owner:
Inxuba Yethemba Municipality
•
Property Description:
Portion of Erf 984, Middelburg
•
Title Deed Number:
T9661/1937 (See Annexure 2)
•
Servitudes:
None (See Annexure 3)
•
Site Size:
16.7 Ha
•
The Middelburg Middle Income 200 project is an urban project in
Middelburg within Inxuba Yethemba Municipality.
•
Middelburg is one of 2 urban centres in Inxuba Yethemba Municipality.
The project terms of reference for the feasibility report are summarised as
follows:
•
Middelburg is located north of the municipality, approximately 98.8 km
from Cradock along the N10 National Road.
Ascertain the feasibility of the project within each MHSP. The study shall
reveal the developmental opportunities and constraints in relation to:
•
The site is situated within the Middelburg commonage, south-west of the
town and takes access off Cetyiwe Street.
•
The site is currently vacant and has not been subdivided.
2.1.2
BACKGROUND TO THIS REPORT
This report is one of four Human Settlement Project feasibility reports for
Inxuba Yethemba Municipality. It is designed so that it can be part of a
single document that includes the other three projects.
2.1.3
TERMS OF REFERENCE (Part C.3 Scope of work Tender No.
SCMU11-12/13-A0240)
1. Determination of housing demand and potential beneficiary
status
2. Land identification and ownership
3. Availability of bulk services and confirmation of capacity
4. Environmental conditions
5. Geo-technical conditions
6. Alignment with Municipal Spatial Planning
7. Visual survey (area visits)
8. Future development plans of other sector departments
9. Provision of recommendation and proposals to ECDHS
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Locality Plan
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Figure
2.1.1
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Aerial Photograph
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Figure
2.1.2
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Visual Survey
a. Western portion of the site.
b. Eastern portion of the site.
c. A high school located within 1 km from the site
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Figure
2.1.3
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
• 200 subsidies have been proposed for Middelburg Middle Income. These
units will comprise a FLISP subsidy onto existing greenfield sites.
• The site is currently vacant.
• The site is able to accommodate 200 middle income units at a plot size
of 350m² per plot.
• The waiting list has been requested from the municipality and is still
awaited for this project.
2.2
MIDDELBURG MIDDLE
INCOME 200
Population ( IY SDF 2005)
N/A
Population (2011 Census)
N/A
Ex. Units ( IY SDF 2005)
Not specified
No. Households (Census 2011)
N/A
Proposed Units (EC DHS)
200
Waiting List (IY LM)
Awaited
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
•
The land on which the site is located, a portion of Erf 984, Middelburg is
owned by Inxuba Yethemba Local Municipality, see Annexure 1 and 2.
•
Erf 984 is the parent erf upon which the site is located and is described
on S.G No. 380/1836, see Annexure 3.
•
The site is currently vacant and has not been subdivided.
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2.3
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Cadastral Layout
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Figure
2.3.1
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ENGINEERING (Kantey & 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 & Templer)
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Figure
2.4.1
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ENVIRONMENT
•
The site is situated on relatively flat land.
•
There are no formerly cultivated fields.
•
There appear to be no wetlands and no critical biodiversity areas on
the site, see Fig. 2.5.1.
•
The Klein-Brakrivier flows west of the site. However, the site is well
setback from the river.
•
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
The expansion of:
(i)
jetties by more than 50 square metres;
(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.
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Environment
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Figure
2.5.1
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GEO-TECH (Kantey & Templer)
•
In terms of the geotechnical information available the following is
extracted from a report by Outeniqua Geotechnical Services cc, 2013 .
•
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 (Kantey & Templer)
Figure
2.6.1
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
•
Using 1 km walking distance as a measure of efficiency when it comes
to proximity to social facilities, the following can be found in Middelburg.
•
There are 2 existing primary schools and a secondary school in
KwaNonzame. One primary school is situated less than 1km from the site.
The remaining primary and high school are located a little over 1 km
from the site, see Fig. 2.7.1.
•
Three clinics are located north of the site in the CBD as well as south in
KwaNonzame township, see Fig. 2.7.1.
•
The hospital is located just under 2 km north-west of the site.
•
The police station that will service the area is also located in the CBD,
approximately 1.5km north of the site.
•
No new facilities will need to be provided for the proposed Human
Settlements Project.
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2.7
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Distribution of Social Facilities
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Figure
2.7.1
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CURRENT SPATIAL DEVELOPMENT FRAMEWORK
2.8
The Middleburg Local Spatial Development Framework proposes the
following for the site:
• A node is proposed at the intersection of Meintjies and Cetyiwe Streets.
• The northern portion of the site is proposed to comprise light industrial
and business uses, see Figure 2.8.1.
• Housing is proposed to extend beyond the site boundary, see parcel
M10 and M11 on Fig. 2.8.1.
• The residential parcels are setback from the Klein-Brakrivier and are
located within the Urban Edge.
• 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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FUTURE PLANS OF OTHER SECTOR DEPARTMENTS
2.9
• The following table indicates the future plans of other sector
departments proposed in the various settlements as contained in the
IDP 2013-2014.
• The IDP 2013-2014 proposes to increase the capacity of Bulk Water
supply in KwaNonzame and other areas with R 3 500 000 (2013/2014
financial year and R1 300 000 (2014/2015 financial year). This will
positively impact the Middelburg Middle Income 200 as it is situated in
KwanNonzame.
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APPROVAL BY COUNCIL
•
2.10
The Council Resolution is awaited from the municipality
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SUMMARY AND RECOMMENDATIONS
2.11.1
SUMMARY
•
The site was inspected on 22/10/2013 and the conclusions below
ground-truthed.
•
There are adequate engineering services. (K&T to confirm)
•
There appears to be no environmental constraints that impact the
Human Settlement Project.
•
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.
2.11.2
•
RECOMMENDATIONS
The project is feasible, and the award of subsidies may proceed for
Middelburg Middle Income 200.
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2.11
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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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