feasibility and review of housing plan for Tsomo
Amathole District Municipality
INTSIKA YETHU LOCAL MUNICIPALITY
March 2014
Ext 4 (700)
Tsomo Ext 4 (700)
Feasibility and Review of Housing Plan
prepared for
INTSIKA YETHU LOCAL MUNICIPALITY
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
PO Box 11, Cofimvaba, 5380
Tel: (047) 874-0061
Fax: (047) 874-0010
31-33 Phillip Frame Road Chiselhurst
Tel: +27 (0) 43 711 9735
by
Kantey & Templer
PO Box ....., East London
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
March 2014
CONTENTS
2.1
INTRODUCTION
LIST OF ANNEXURES
2.1.2
Purpose of the Report
2.1.2
Background of this Report
2.1.3
Terms of Reference
Annexure 1: Ownership
Annexure 2: Title Deed
Annexure 3: S.G. Diagram
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
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
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.
Biodiversity Land Management Class
Critical Biodiversity Area
Community Residential Unit
Eastern Cape Biodiversity Conservation Plan
Eastern Cape Department of Human Settlement
Environmental Impact Assessment
General Plan
Human Settlement Plan
Local Municipality
Municipal Human Settlement Plan
South Africa
South African National Biodiversity Institute
Spatial Development Framework
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.
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 Tsomo Ext 4 as a Human
Settlement Project and to recommend whether it should be approved or
not.
2.1.2
BACKGROUND TO THIS REPORT
This report is one of six Human Settlement Project feasibility reports for
Ntsika Yethu Municipality. It is designed so that it can be part of a single
document that includes the other five projects.
2.1.3
2.1.4
Intsika Yethu Municipality
Property Description:
Portion of Erf 79, Tsomo
Title Deed Number:
T663/1998
Servitudes:
None (See Annexure 3)
Site Size:
30 Ha
•
The Tsomo Ext 4 (700) project is an urban project in Tsomo within Intsika
Yethu Municipality.
•
Tsomo is one of 2 urban centres in Intsika Yethu Municipality. It is
classified a rural town with the role of being a primary service centre to
the adjacent rural hinterland.
•
Tsomo is located south – east of the municipality along the R409 route
connecting the N2 national road between East London and Butterworth
with the R61 between Cofimvaba and Engcobo.
•
Tsomo Ext 4 is a settlement situated within the Tsomo commonage, west
of the town and takes access from the main gravel route through Tsomo
Ext 3.
•
The site has been invaded by low income earners and is envisaged to
become an integrated community with low and middle income
dwellers residing in the area.
The project terms of reference for the feasibility report are summarised as
follows:
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
BACKGROUND TO SETTLEMENT
Registered Owner:
TERMS OF REFERENCE (Part C.3 Scope of work Tender No.
SCMU11-12/13-A0240)
Ascertain the feasibility of the project within each MHSP. The study shall
reveal the developmental opportunities and constraints in relation to:
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2.1
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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. Along the R352 road towards Tsomo with Ext 3 and 4 to the east.
b. Tsomo Ext. 4 from the R352
c. Tsomo Ext 4 on eastern edge.
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Figure
2.1.3
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
•
700 subsidies have been proposed for Tsomo Ext 3. These units will
comprise a project linked subsidy onto existing Greenfield.
TSOMO EXT 4 (700)
The site has not been surveyed however it has been invaded by low
and middle income dwellers.
Population (IYLM SDF 2013)
Not Specified
Population (2011 Census)
Not Specified
•
The site is envisaged to become an integrated community with both
middle and low income groups residing in the area.
Ex. Units (IYLM SDF 20...)
Not Specified
No. Households (2011 Census)
Not Specified
•
The waiting list has been requested and is still awaited for this project.
•
2.2
Proposed Units (EC DHS)
Waiting List (IYLM LM)
700
Awaited
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
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2.3
page 13
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 a gradual slope.
•
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 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 conditions.
•
However, it can be seen on Fig. 2.5.1 that CBA 3 is shown as extending
over most of the urban areas of Tsomo. This is clearly incorrect and the
mapping of CBA 3 in this vicinity has not been ground-truthed and
amended.
•
The Mlolwana river flows north east of the site, 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
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
•
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
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Figure
2.6.1
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DISTRIBUTION OF SOCIAL FACILITIES
•
Tsomo has only one existing combined school which is less than the 1 km
walking distance.
•
There is one existing clinic located in town less than 1 km walking
distance from the site.
•
The police station is located in town on the main road.
•
This proposed Human Settlement Project will not require provision of
additional facilities.
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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
•
The SDF does not make specific proposals for Tsomo, however it
recognises the 2010 Small Town Development Plan undertaken for
Tsomo, see Fig. 2.8.1.1. The plan proposes extensions for future residential
growth extend north west. (Intsika Yethu SDF 2013, 43).
•
The Project is in line with the SDF.
2.8
Figure 2.8.1.1 Tsomo town development plan (Source: IYLM SDF
2013)
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Current Spatial Development Framework
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Figure
2.8.1
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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.
Tsomo Ext 4 300 (Ward 8)
Tsomo Ext 3 250 (Ward 8)
Mahlubini 348 (Ward 14)
Government Dep./ Other
CHDM
CHDM
CHDM
CHDM
CHDM
MIG
OPEX
Eskom
DR&PW
MIG
MIG
MIG
DoEA
Joe Slovo 587 (Ward 14)
Project
Bulk Sewer
Sanitation
Bucket Eradication
Bulk Water Backlog
Sewerage Treatment Plant
Stormwater
Equipping and Repairing of boreholes
Electricty Connection
Flood Damages Project
Construction of Sport Field
Construction of Community Hall
Upgrading of Roads
Greening and Beautification project
Ekuphumleni 820 (Ward 14)
No.
1
2
3
4
5
6
7
8
9
10
11
12
13
Nyanisweni 431 (Ward 14)
Future Plans of other Sector Departments for Intsika Yethu Municipality 2013/2014 & 2014/2015
Budget '13/'14
R 2 000 000
R 500 000
Budget '14/'15
R 5 000 000
R 100 000
R 1 300 000
R 2 000 000
R 497 799
R 524 238
R1 700 000
R 3 000 000
• The Sanitation and Bulk Water backlog projects are envisaged to occur
in Ward 8 and will impact the Tsomo Ext 4 project.
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APPROVAL BY COUNCIL
2.10
• The Council Resolution is awaited from the municipality.
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
2.10.2
2.11
RECOMMENDATIONS
•
The site was inspected on 28/10/2013 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 Tsomo Ext 4.
•
There are adequate engineering services. (K&T to confirm)
•
Depending on the outcome it is recommended that the award of
subsidies can proceed in Tsomo Ext 4.
•
In Terms of ECBCP BLMCs that apply to CBA 3, settlements are not
recommended. However, the extent of the CBA 3 in and around Tsomo
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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