feasibility and review of housing plan for LADY
Chris Hani District Municipality
EMALAHLENI LOCAL MUNICIPALITY
April 2014
FRERE 800
LADY FRERE 800
Feasibility and Review of Housing Plan
prepared for
EMALAHLENI LOCAL MUNICIPALITY
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
Private Bag X1161, Lady Frere , 5410
Tel: 047 878-0020
Fax: 047 878-0303
31-33 Phillip Frame Road Chiselhurst
Tel: 043 711- 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
2.1.2
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
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
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
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.
Basic Land Management Class
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 Lady Frere 800 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 three Human Settlement Project feasibility reports for
Emalahleni Municipality. It is designed so that it can be part of a single
document that includes the other two projects.
2.1.3
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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2.1.4
2.1
BACKGROUND TO SETTLEMENT
• Registered Owner:
Title Deed is requested
• Property Description:
Erf 763 and Erf 1290, Lady Frere
• Title Deed Number:
Awaiting Title Deed
• Servitudes:
None (See Annexure 3)
• Site Size:
48 Ha
• The Lady Frere 800 project is located in Lady Frere under the jurisdiction
of Emalahleni Municipality.
• Lady Frere is the main administration seat of Emalahleni municipality
and comprises a population of 4024 people of which 98.3 % are black
Africans, according to Census 2011.
• The study area, where the award of subsidiesis proposed, is located
west of Lady Frere town across Ecacadu River, see Figure 2.1.2
• The study area comprises two portions and is divided by a gravel road
leading to Lady Frere’s rural villages.
• It abuts the northern boundary of the R396 regional route to
Queenstown near the entrance to Lady Frere.
• There is a sports facility and rural village immediately to the south.
• A large new Eskom sub-station has been constructed north of the site.
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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
Figure
2.1.3
a. Lady Frere welcome sign post
b. Ecumakala River is a barrier between the site and Lady Frere town.
c. Road cutting through site towards Lady Frere villages.
d. Sub – station north of the site.
e. A view of the eastern portion of the site from the south east boundary
f. A view of the western portion of the site from the north west corner
boundary
g. The only bridge connecting the site to Lady Frere CBD.
h. A water coarse flowing south east of the site.
i. A view down Indwe Street in the Lady Frere CBD
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
2.2
• 800 subsidies have been proposed for Lady Frere.
LADY FRERE 800
• The proposed housing project’s delivery strategy and housing instrument
is a project linked subsidy into existing greenfield sites.
• A beneficiary waiting list has been requested from the municipality and
is still awaited for this project.
Population (Emalahleni SDF 2011)
Not Specified
Population (2011 Census)
Not Specified
No. Households (at 4/hh)
Not Specified
Proposed Subsidies (EC DHS)
800
Waiting List (Emalahleni LM)
Awaiting
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which the site is located Erf 763 and Erf 1290 Lady Frere and
is indicated on Surveyor Diagram No. 5354/2002 and S.G. No/5142/2002,
respectively.
• Erf 763 comprises 523 erven including 3 public places and the Street. It
was registered with the Surveyor – General Office on 03/08/2000, see
Annexure 3 (S.G Diagram).
• Erf 1290 comprises 255 erven including 2 public places. It was registered
on 24/02/2003.
• The existing number of erven total 773 and are less than the number of
proposed beneficiaries (800) for the site.
• The project may have to be reduced to match the number of units on
the existing cadastral units.
• There is however enough land to accommodate 800 beneficiaries,
depending on the number of people on the verified waiting list.
• No servitudes are reflected on the S.G Diagram, see Annexure 3.
• The status of the subdivision approval requires confirmation as to
whether it has lapsed due to not being acted upon. If this is the case, it
should be a simple matter to reinstate, as there does not appear to be
any intervening factors that would require its review.
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Cadastral Layout
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Figure
2.3.1
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ENGINEERING
BULK SERVICES
Existing Services
....
(Kantey and Templer)
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 Human Settlements Project is a greenfield site west of the Ecacadu
River.
(iii)
buildings by more than 50 square metres
•
It comprises two registered General Plans.
(iv)
•
The site is on relatively flat land.
•
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.
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 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 Professional Botanist prior to
undertaking the Human Settlement Project, see Fig. 2.5.1.
•
BLMC 3 permits the land to be used for Conservation, Game Farming
and Communal Livestock. Settlement 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 Lady Frere. It does not take into
account that the site comprises two registered General Plans. This is
clearly incorrect and the mapping of CBA 3 in this vicinity has not been
ground-truthed and amended.
•
The Ecacadu River flowing east of the site, however, does not impact
the proposed Human Settlement Project.
•
Housing development needs 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 expansion of:
(i) jetties by more than 50 square metres;
(ii) slipways by more than 50 square metres; or
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Environment
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Figure
2.5.1
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GEO-TECH
2.6
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• 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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Geo-tech
Figure
2.6.1
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• The site is approximately 500m – 800m from Lady Frere town and cut off
by the Ecacadu River. The only linkage to town and existing social
facilities is the bridge on the R396, see Figure 2.1.3(g).
• Lady Frere has a primary school and a combined school located in
town.
• The threshold for the provision of schools in small towns is a population of
7000 people and must be within a 5km distance from learners. (CSIR,
2012)
• Both schools are within 2km distance from the proposed human
settlement project sites and fall within the required population threshold.
• There is a sports facility immediately across the R396 to the south.
• Glen Grey Hospital is situated within Lady Frere town.
• The police station that will service the area is also in Lady Frere town
approximately 1.2km from the site.
• 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
• The site is situated within the urban edge.
• The Emalahleni SDF envisages a potential local business or mixed use
node directly opposite the site across the R396 which will benefit its
development and vice versa.
• 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 the future plans of other sector
departments proposed in the various settlements as contained in the
Draft IDP 2014/2015.
• There are no projects envisaged in the IDP that will impact the
proposed Human Settlement Project in the financial years 2013/2014
and 2014/2015, however it should be noted that the project is a
greenfield project.
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
• The site was inspected on 9/01/2014 and the conclusions below groundtruthed.
2.10.2
2.10
RECOMMENDATIONS
• The project is feasible pending a technical assessment by a Botanist to
ground truth the extent of CBA on the site.
• There are adequate engineering services. (K&T to confirm)
• In Terms of ECBCP BLMCs that apply to CBA 3, settlements are not
recommended. It is recommended that the site be assessed by a
Botanist to verify and ground-truth the extent of the CBA in the site prior
to the commencement of the Human Settlement Project.
• A detailed geo-technical site visit inspection and, if necessary, survey
will be required prior to the project commencing.
• The site is located on Erf 763 and Erf 1290 Lady Frere as indicated on
Surveyor Diagram No. 5354/2002 and S.G. No/5142/2002, respectively.
• The existing number of erven, 773, and are less than the number of
proposed beneficiaries (800) for the site.
• The project comprises 800 subsidy units onto existing greenfield.
• 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 3: SURVEYOR GENERAL DIAGRAM
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