feasibility and review of housing plan for DORDRECHT
Chris Hani District Municipality
EMALAHLENI LOCAL MUNICIPALITY
March 2014
800
Dordrecht 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: +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
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.
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
The purpose of this report is to describe the key elements to be taken into
account when assessing the feasibility of Dordrecht 800 as a Human
Settlement Project and to recommend whether it should be approved or
not.
2.1.2
2.1.4
2.1
BACKGROUND TO SETTLEMENT
• Registered Owner:
Emalahleni Local Municipality and
Dordrecht Country Club
• Property Description:
1838, Dordrecht
Portion of erf 1 and portion of erf
• Title Deed Number:
T1015/1926 and T56973/1992
BACKGROUND TO THIS REPORT
This report is one of 3 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
• Servitudes:
None (See Annexure 3)
• Zoning:
Unknown
• Site Size:
11.5 Ha
• The Dordrecht 800 project is an urban project in Dordrecht within
Emalahleni Municipality.
• Dordrecht is one of 3 urban centres in Emalahleni Municipality. It is
classified a rural town with the role of being a service centre to the
adjacent rural hinterland.
• Dordrecht is located on the northern boundary of the municipality
approximately 71.7 km north of Queenstown along the R392 road and
109.2 km south of Lady Grey along the same road.
• The site is a greenfield site situated within the Dordrecht commonage,
north of the town and takes access from the R56 main road from
Dordrecht town.
• It abuts Muniikville to the south across the rail line.
• It anticipates taking one or two fairways from the Dordrecht golf course.
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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
Fig
2.1.3
a. Dordrecht welcome sign board on entrance of the town
b. A view along Grey Street in Dordrecht CBD
c. The settlement abutting the site towards the south over the railway line
d. The north eastern edge of site
e. Houses directly abutting the southern boundary of the site
f. The inactive railway line on the site.
g. Portion of the site where small scale land fill occurred
h. The northern boundary of the site
i. The Golf course on across the R56 road
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STATUS OF HOUSING PROJECT AND WAITING LISTS
• 800 subsidies have been proposed for this project. These units will
comprise a project linked subsidy onto an existing greenfield site.
• The number of subsidies are significantly higher than the site is able to
accommodate.
DORDRECHT 800
Population (Emalahleni SDF 2010)
Does not Specify
Population (2011 Census)
N/A
• At a plot size of 250m² per plot, the site can only accommodate 276 units.
No. Households (2011 Census)
N/A
• The project will have to be reduced.
Proposed Units (EC DHS)
800
• There has been some fill deposited on the site, possibly with a view to
develop it in the future.
• The municipality has negotiated that the northern portion of the site, erf
1838, be donated over to the municipality by the current owners, the
Dordrecht Country Club.
2.2
Waiting List (Emalahleni LM)
Awaited
Figure 2.2.1 Statistical Background
• The waiting list has been requested from the municipality and is still
awaited for this project.
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which Dordrecht 800 is located is portion of Erf 1 and portion
of Erf 1838, Dordrecht as illustrated on S.G No 696/1850 and S.G No.
696/1850, see Fig. 2.3.1. and Annexure 3a and 3b.
• It is not clear as to when Erf 1 was registered at the Surveyor – General,
however the survey was completed on 22/02/1966, see annexure 3a. Erf
1838 wasa registered on 11/03/1992, see Annexure 3b.
• The registered owner of portion of erf 1 is Emalahleni Municipality, which
comprises the larger portion of the sit. Erf 1836 Dordrecht is owned by the
Dordrecht Country Club as stated in Title Deeds T1015/1926 and
T56973/1992 respectively, see Annexure 1a, 1b, 2a and 2b.
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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
....
INTERNAL SERVICES
Existing Services
....
GEOTECHNICAL CONDITIONS
....
2.4
TOP STRUCTURE
....
TRAFFIC IMPACT ASSESSMENT
...
ROADS AND ACCESSIBILITY
...
THE PROJECT IS FEASIBLE FOR DEVELOPMENT OF HUMAN SETTLEMENTS.
EXISTING INTERNAL SERVICES ARE ADEQUATE AND REQUIRE NO UPGRADING
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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 is situated on relatively flat land, see Figure 2.5.1
(iii) buildings by more than 50 square metres
• There are no formerly cultivated fields, see Figure 2.5.1
(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 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 2 as per SANBI data (2007) and therefore is
subject to BLMC 2 guidelines according to the ECBCP. This must be
ground-truthed by a botanist, prior to undertaking the Human Settlement
Project, see Figure 2.5.1
• BLMC 2 permits the land to be used for Conservation and Game Farming.
Settlements are not permitted.
• However, it can be seen on Figure 2.5.1 that CBA 2 is shown as extending
over most of the urban areas of Dordrecht. This is clearly incorrect and
the mapping of CBA 2 in this vicinity has not been ground-truthed and
amended.
• Furthermore, the ground has been disturbed by filling and the
landscaping and construction of the golf course.
• The river flows north west 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). A basic assessment would be required for the following
activities.
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
• 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
Figure
2.6.1
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• Using 1km walking distance as a measure for accessibility or proximity to
social facilities, the following can be observed in Dordrecht.
• Two primary schools in Munnikvlle and Sinhako are within 1 km walking
distance from the site and are located south of the site, see Figure 2.7.1.
• The hospital and clinic are located on the same property east of the site
a little under 2 km away. They are not easily accessible on foot however
efficient public transport as well as patient transport services can lower
the impact of non – accessibility, see Figure 2.7.1.
• The police station that would service the proposed project is located in
town on Grey Street a little over the 1km walking distance, see Figure
2.7.1.
• No new facilities are required to support 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 Emalahleni 2010 SDF makes the point that there is a need for Infill and
densification in Dordrecht.
• It is not clear, however, from the map whether infill is proposed to take
place on erven indicated as “commonage” or “unknown”, see Figure
2.8.1.
• The site is situated outside the urban edge, see Figure 2.8.1.
• It is also proposed using one of the fairways of the Dordrecht golf course.
Tourism is one of the few economic activities open to rural municipalities
and golf is an important tourism product.
• The fairway should be replaced, possibly along the river banks as part of
the 32m buffer zone.
• If it does not prove viable to replace removed sections of the golf course,
then the impact of this on Dordrecht’s future tourism and residential
potential, should be considered.
• If justified, that portion of the site currently proposed on the fairway should
be relocated to the land around Munnikville earmarked in the SDF.
• The proposed Human Settlement project is not in line with the SDF.
• The SDF proposed further residential development abutting Munnikville’s
western boundary, see Figure 2.8.1.
• While the proposed site is closer to the CBD, the decision to remove
fairways from the golf course should be reviewed.
• If, on review, it is viable financially and geographically to replace this
fairway elsewhere, then:
- This should be part of the project implementation; and,
- The project should proceed as proposed.
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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 2012 - 2017.
• 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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APPROVAL BY COUNCIL
2.10
Awaiting Council Resolution
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SUMMARY AND RECOMMENDATIONS
2.11.1
SUMMARY
• The site was inspected on 31/10/2013 and the conclusions below
ground-truthed.
• There are adequate engineering services. (K&T to confirm)
• 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.
2.11.2
2.11
RECOMMENDATIONS
• The project is feasible, subject to the following:
• A technical assessment by a botanist to ground truth the extent of CBA
3 on the site.
• The amendment of the urban edge to include the human settlement
project.
• An assessment by engineers to determine whether land rehabilitation is
required prior 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 project comprises 800 subsidy units onto a greenfield site.
• 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 not in line with the SDF.
• The impacting of removing fairways from the golf course should be
reviewed I the short, medium and long term. If justified, land earmarked
for development in Munnikville in the SDF should be considered.
• Awaiting Council Resolution from the municipality.
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ANNEXURE 1a: OWNERSHIP PRINTOUT
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ANNEXURE 2: TITLE DEED
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ANNEXURE 3a: SURVEYOR GENERAL DIAGRAM
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