feasibility and review of housing plan for HOGSBACK
Amathole District Municipality
NKONKOBE LOCAL MUNICIPALITY
March 2014
300
HOGSBACK 300
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
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
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.
BLMC
CBA
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
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 Hogsback 300 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 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.
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
2.1.4
2.1
BACKGROUND TO SETTLEMENT
• Registered Owner:
Nkonkobe Municipality
(see Annexure 1)
• Property Description:
Farm 182, Stockenstroom
• Title Deed Number:
T1111/2002 (see, Annexure 2)
• Servitudes:
Yes
• Site Size:
Approximately 7.1 Ha
• The Hogsback 300 site represents the first opportunity for residents in the
general area of Hogsback who are not property owners to achieve
security of tenure.
• These residents had always lived in staff quarters on the various privately
owned smallholdings and plots.
• Hogsback is situated on the slopes of the Amathole Mountains overlooking
dominant ridges said to resemble the hog’s back, a type of rock
formation.
• It is at the north east corner of the Eastern Cape in Nkonkobe Municipality.
• The settlement is 35 km north of Alice and 44km south of Cathcart on the
R345.
• Nearby towns include Seymour in to the west and Keiskammahoek to the
east.
• Hogsback is surrounded by large tracts of indigenous protected forests
and is a popular tourist destination which is famous for its hiking trails,
campsites and holiday resorts.
• The required size of the plots and what they are to be used for will require
confirmation, e.g. to accommodate food gardening etc.
• Current plots appear to be 50m x 50m, i.e. a typical rural plot size of
2000m² to 2500m². 50 plots of this size could be accommodated on ±15
hectares which would require a larger site than that demarcated on
figure 2.1.2.
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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. The main road through Hogsback town (± 5km from site)
b. Access to the site at junction on R345 to Cathcart
d. Existing wattle and daub structure on site
e. View of existing wattle and daub structures
f. View from the northern slopes of the site facing the western boundary.
g. Example of wattle and daub structures with some under construction.
h. View of the site from the main road
I. Wattle and daub structures further west from the main road.
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Figure
2.1.3
c. View of the site from access point.
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
2.2
• Many of the owners do not live permanently on their properties.
HOGSBACK 300
• The current permanent population of Hogsback is approximately 1000
people most of whom have resided on their employers’ properties for
generations.
Population (Nkonkobe SDF 2010)
Population (2011 Census)
• The proposed project is intended to provide an opportunity for secure
tenure for those wishing to take this opportunity.
Ex. Units (2011 Census)
No. Households (at 4/hh)
• This suggests that the number of beneficiary households could be in the
region of 300.
Proposed Subsidies (EC DHS)
• 300 RDP subsidies have been proposed for Hogsback.
Waiting List (Nxuba LM)
• The proposed housing delivery strategy and housing instrument is a
project linked subsidy onto an existing informal settlement.
Figure 2.2.1 Statistical Background
• There are currently approximately 50 informal mud structures and
shacks on Farm 183 Hogsback.
• This property was donated to the municipality by private owners for the
purposes of providing a new settlement for low cost housing
beneficiaries.
• The application for 300 subsidies initially applied for by Amathole District
Municipality on behalf of Nkonkobe Municipality was objected to by
neighbouring property owners citing concerns of a fire risk brought
about by the proposed project. A density of 10du/ha (600m² plots) will
require 30 hectares. At 3du/ha (2000m²) 100 hectares will be required.
Not specified
1029 (Hogsback)
Not specified
344
300
261 still to be verified
•
A Commission of Enquiry has been set up by the Eastern Cape Office of
the Premier that recommends a fire risk assessment be undertaken and
attached to findings of the enquiry.
•
The municipality is awaiting the Commission’s
recommendations prior to proceeding with the project.
•
The waiting lists for Hogsback has been verified and a total of 261
beneficiaries have been identified.
report
and
• However, the neighbouring property owners recommend that the
proposed project comprises no more than 50 residential units. This would
require 5 hectares at 10du/ha and approximately 17 hectares at
3du/ha.
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which the site is located is a portion of remainder Farm 182,
Stockenstroom.
• It has been donated to Nkonkobe Municipality by private owners. (see
Fig 2.3.1 and annexure - ownership) However, the exact status of this
transaction needs to be confirmed.
• A General Plan has not been drawn up for the site however it is
reflected as remainder lot F on the General Plan for Hogsback
Township, S.G No. 5228/52.
• The land has been occupied by approximately 50 households who will
benefit form the proposed Human Settlement Project.
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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)
Figure
2.4.1
Await K&T
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ENVIRONMENT
•
The site slopes south towards the Cathcart, Seymour road along its southern
boundary and appears to have no Critical Biodiversity Areas. All vegetation on
the site falls under the least threatened category.
•
There are some localised wet areas – puddles, but generally the area appears
well-drained and there are no watercourses or wetlands nearby.
•
The community has been living on the site for approximately three years and did
not report problematic watercourses or wetlands.
•
The northern part of the site abuts a formal protected area, see fig. 2.5.1.
•
The site is on formerly cultivated land and will have little impact on natural
vegetation.
•
It would appear the proposed project (activity) will trigger the NEMA EIA
Regulations, namely listed activity no. 23 as identified in the Government Notice
No. R. 544 (Listing Notice 1):
–
2.5
• 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.
• A very small portion on the north-east corner of the site falls within CBA 2
as per SANBI data (2007) and therefore is subject to BLMC 2 guidelines
according to the ECBCP 2007. If necessary, this must be ground-truthed
by a botanist, prior commencing with the Human Settlement Project.
• BLMC 2 permits the land to be used for Conservation, Game Farming
and Communal Livestock. Settlements are not recommended for these
areas.
The transformation of undeveloped, vacant or derelict land to:
(i)
residential, retail, commercial, recreational, industrial or
institutional use, inside an urban area, and where the total
area to be transformed is 5 hectares or more, but less than 20
hectares, or
(ii)
residential, retail, commercial, recreational, industrial or
institutional use, outside an urban area and where the total
area to be transformed is bigger than 1 hectare but less than
20 hectares;
Except where such transformation takes place:
•
(i)
for linear activities; or
(ii)
for purposes of agriculture or afforestation, in which case
Activity 16 of Notice No. R. 545 applies.
However, it may be possible to obtain a letter from the environmental authorities
agreeing that the site has already been transformed and that, therefore, an EIA
is not required.
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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
extended 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
The Site
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• There is only one local primary school in Hogsback located in the village
approximately 5 - 6km from the site, see fig. 14.6
• The Police Station is located as the entrance to Hogsback of the R345
from Alice approximately 5 – 6km from the site. (off map)
• The local clinic is also situated in town about 5 - 6km from the site. (off
map)
• Retail shops are most common facility in Hogsback. These shops are also
located in the village centre.
• Residents not owning cars would need to travel by means of public
transport or non-motorised transport to access the required facilities in
town.
• Should a project of 300 households, approximately 1000 people, be
developed on the site this should take the form of a fully fledged rural
village with commercial opportunities at the junction on the R345.
• Consideration will have to be given to either providing a new primary
school in due course on the site or ensuring there are adequate public
and non motorised transport (cycle lanes and pedestrian sidewalks) to
enable pupils to commute to the current school.
• Careful consideration should be given to ensuring that the settlement is
as viable as possible and does not become a marginal dormitory suburb
of Hogsback.
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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 Hogsback 300 site is a village envisaged as settlement Zone B for
densification and formalization according to Nkonkobe Spatial
Development Framework. (Nkonkobe SDF 2013, page 73)
• However, the Plaaitjieskraal Farm has been identified for the settlement
of landless people and commonage purposes. (Nkonkobe SDF 2013,
page 74)
• In terms of the SDF this project should be developed as a Model 1
settlement , i.e. plots larger than 1000m² to be used for agricultural
purposes (see page 16).
• This is the only way that settlement on a site so remote from the nearest
urban centre (5kms) can be justified. Otherwise, an urban village or
suburb should be located within 1km of employment and economic
opportunities in terms of various policy and legislation.
• The current Spatial Development Framework specifies broad land use
management guidelines and does not specific spatial proposals for
Hogsback.
• 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
source: Nkonkobe Local Municipality, 2010)
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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.
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Government Dep./ Other
ADM
MIG
MIG
DoSD
MIG
Joji (200)
Balfour (Ward 9)
Hogsback (Ward 10)
Project
Nkonkobe Area Wide Sanitation Programme
Hogsback Water Treatment and New Reservoir
Hogsback Settlement
Ethembeni HCBC Project
Balfour Internal Streets
Flood Damages Project
Construction of Sport Field
Construction of Community Hall
Upgrading of Roads
Greening and Beautification project
Chris Hani (Ward 3)
No.
1
2
3
4
4
5
6
7
7
10
Msobomvu (Ward 12)
Future Plans of other Sector Departments for Nkonkobe Municipality 2013/2014
Budget '13/'14
5 000 000
1 000 000
500 000
269 298
Budget '14/'15
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APPROVAL BY COUNCIL
2.10
• Awaiting Council Resolution
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SUMMARY AND RECOMMENDATIONS
2.10.1
SUMMARY
•
The site was inspected on 24/10/2013 and the conclusions below
ground-truthed.
•
The project comprises of 300 proposed housing subsidy units onto an insitu site
•
2.10.2
2.11
RECOMMENDATIONS
•
In light of this assessment it is recommended that pending the outcome
of the fire risk assessment and recommendations of the Commission of
Enquiry the award of subsidies can proceed in Hogsback as the land is
generally suitable.
The land on which the site is located, Ptn of Rem Farm 182, was donated
to Nkonkobe Municipality by private owners. (see Fig 14.1 and annexure
- ownership)
•
A layout based on 1000m² plots or larger, e.g. traditional betterment
scheme garden plots of 2000m² - 2500m² should be prepared.
•
There are adequate engineering services. (to be confirmed by K&T) It is
likely that these will have to be off-grid.
•
Agreement must still be reached on the area of land required for the
settlement. This will be a function of the number of the verified
beneficiary list and the desired plot configuration.
•
Environmental concerns affecting the proposed Human Settlement
Project include a fire risk. A report is awaited on this.
•
Consideration must also be given to whether it will be more viable to
provide social facilities at the site or create convenient and safe public
transport and non-motorised transport links to the existing facilities.
•
The settlement should be developed as a true eco-village with off-grid
services and financial and technical support that promotes the use of
green building materials in construction as the current residents are
already doing but unsupported.
•
The ad-hoc construction of conventional RDP houses using conventional
imported building materials should be avoided.
•
The Umzi choice pilot project strategy should be considered here to
help the non – shelter requirements such as agricultural and business
facilities.
•
•
•
Using ECBCP guidelines in determining the BLMCs that apply to the CBA
that covers a very small portion of the site, settlements are not
recommended for theses areas. It is recommended that if necessary,
the site be assessed by a Botanist to verify and ground-truth the CBA
nature of the site prior to commencing with the Human Settlement
Project.
The proposed project will trigger the NEMA EIA Regulations, namely
listed activity no. 23 (see section 2.5) as identified in the Government
Notice No. R. 544 (Listing Notice 1) unless a letter of exemption can be
obtained from the relevant environmental authorisation body.
A detailed geo-technical site visit inspection and, if necessary, survey will
not be required prior to the project commencing.
•
There are no new social facilities required to support the proposed
human settlements project, however public transport and nonmotorised transport facilities, e.g. cycleways, is necessary to enable
residents to access facilities in town.
•
The Human Settlement Project is in line with the SDF.
•
The project should be developed as a Model 1 agricultural settlement
(plots >1000m²) in terms of the SDF (p 80) to justify its remote location.
•
This will enable a lend of self sufficiency and food security to be
achieved by providing enough gardening space.
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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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