feasibility and review of housing plan for JOJI
Amathole District Municipality
NKONKOBE LOCAL MUNICIPALITY
March 2014
200
JOJI 200
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
NKONKOBE LOCAL MUNICIPALITY
Private Bag X31008, Cambridge, 5206
Tel: (043) 711-9800
Fax: (043) 711-9785
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
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
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
Surveyor General 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
Extent of General Plan
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.
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.
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
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.
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
2.1.4
2.1
BACKGROUND TO SETTLEMENT
The purpose of this report is to describe the key elements to be taken into
account when assessing the feasibility of JOJI 200 as a Human Settlement
Project and to recommend whether it should be approved or not.
• Registered Owner:
The Republic of South Africa
• Property Description:
Farm 166 Victoria East
2.1.2
• Title Deed Restrictions:
Awaiting Title Deed (See Annexure 2)
This report is one of five Human Settlement Project feasibility reports for
NKONKOBE Municipality. It is designed so that it can be part of a single
document that includes the other four projects.
• Servitudes:
None (See Annexure 3a)
• Current Zoning:
Unknown
2.1.3
• Site Size:
669.9 Ha
BACKGROUND TO THIS REPORT
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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• Joji is a village located in Nkonkobe Local Municipality.
• It Is situated approximately 13km east of Fort
approximately 12 km west of Alice along the R63 route.
Beaufort
and
• Joji is a small village comprising a population of 493 people.
• It resides on a General Plan with approximately 175 residential portions
of between 1500m² - 2000m².
• The General Plan for erf numbers appear to have been registered.
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Locality Plan
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Figure
2.1.1
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Aerial Photograph
Figure
2.1.2
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VISUAL SURVEY
a. Sign post to the settlement
b. View of the settlement from the R61 road
c. Approaching Joji via access road from R63
d. Joji village: animal traction, ploughing with donkeys
e. Plot awaiting human settlement subsidy
f. VIP latrines
g. Water leaks requiring attention
h. Existing formal structure
i. Livestock
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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 Joji Village.
Note: These appear to be more than the current number of residential
portions indicated on the General Plan.
• The housing instrument will be project linked subsidy into existing plots.
• Housing Waiting lists have been requested from the municipality and
are still awaited for this project.
• It appears officials experience challenges with the collection of
beneficiary lists as these are not forthcoming from the ward councillors.
2.2
JOJI 200
Population (NKONKOBE SDF 2011)
Population (2011 Census)
Not specified
493
Ex. Units (NKONKOBE SDF 2011)
Not Specified
No. Households (at 4/hh)
Not Specified
Proposed Subsidies (EC DHS)
200
Waiting List (NKONKOBE LM)
Awaited
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which Joji is located, Farm 166, Victoria East and is
recorded to be owned by the former Republic of Ciskei and now vests
in the Republic of South Africa (pers com Ms Luleka Joe, 19.03.14), see
Annexure 1 and 2 – Title Deed and ownership.
• The Farm appears to have been subdivided and Joji was/is to become
Farm 166/3 Victoria East and re-filed as Erf 3 Imincangathelo, see Fig.
2.3.1 and Annexure 3a (GP No. 9/2004). It appears however that Erf 3
Imincangathelo has not been registered with the Deeds Office.
• Erf 3 Imingcangathelo was further subdivided and surveyed into a
formal township, see Fig. 2.3.1 and Annexure 3b (GP No. 10/2004),
however it appears that the erven have not been registered with the
Deeds Office.
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Extent of General Plan
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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
2.5
• The site concerned is a rural village, located on flat land charaterised by
low density residential brick and mud houses, see Fig. 2.5.1.
• There are no wetlands or Critical Biodiversity areas noted on the
relevant SANBI mapping for the area, see Fig. 2.5.2.
• A water course draining south east from the mountain flows to the south
of Joji approximately 400m from the settlement. Another small stream
flows through the northern portion of the site, see Fig. 2.5.2.
• Housing development needs to ensure that it remains 32m from the
River or watercourse so as not trigger EIA processes.
• However, the proposed subsidies are intended for beneficiaries residing
on plots drawn up in terms of a General Plan, see Section 2.3.
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Environment
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Figure
2.5.1
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GEO-TECH (Kantey and Templer)
2.6
• In terms of the geotechnical information available the following is
extracted from a report by Outeniqua Geotechnical Services cc, 2013.
• 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.
• 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 unlikely to
pose a significant threat to the further development of these areas.
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Geo-tech (Kantey and Templer)
Figure
2.6.1
JOJI
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• Joji is located at the centre of Nkonkobe Municipality, about one
kilometre from the R63.
• Joji has one existing primary school, namely Emmanuel JP School.
• There are no clinics in the area. Residents currently utilise clinics and
hospitals in Fort Beaufort (12kms away) and Alice (13kms away) see Fig,
2.7.1.
• The area is serviced by the police station in Fort Beaufort, see Fig 2.7.1 .
• It would be unviable to bring health and police facilities to Joji due to
there being insufficient thresholds to support these services, however
mobile clinics should be encouraged to visit the area regularly.
• No new facilities will need to be provided for the proposed human
settlements project.
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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
• There are no specific proposals in the Nkonkobe SDF that pertain or
affect Joji in any way.
• The role out of subsidies will take place into existing plots in the area and
thus will maintain the residential character of the village.
• The Proposed 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 future plans of other sector departments
proposed in the various settlements as contained in the IDP 2013-2014.
•
Note: No budget was reflected in the IDP for some projects.
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APPROVAL BY COUNCIL
•
2.10
Awaiting Council Approval
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
• The site was inspected on 22/10/2013 and the conclusions below
ground-truthed.
• There are adequate engineering services. (K&T to confirm)
2.10.2
2.11
RECOMMENDATIONS
• The project is feasible.
• In light of this assessment it is recommended that the award of subsidies
can proceed in Joji.
• There are no environmental concerns affecting the proposed Human
Settlement Project. It should not trigger an EIA.
• A detailed geo-technical site visit inspection and, if necessary, survey
will be required prior to the project commencing.
• The project comprises 200 subsidy units onto existing plots. However, it
should be noted that this amounts to more than the number of
residential properties and some of these are unoccupied, see Figure
2.1.2.
• Awaiting beneficiary list from the 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.
• Awaiting Council Resolution from the municipality.
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ANNEXURE 1: OWNERSHIP PRINTOUT
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ANNEXURE 2: TITLE DEED
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ANNEXURE 3a: SURVEYOR GENERAL DIAGRAM
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ANNEXURE 3b: SURVEYOR GENERAL DIAGRAM
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