feasibility and review of housing plan for YONDA
Chris Hani District Municipality
LUKHANJI LOCAL MUNICIPALITY
March 2014
YONDA
Feasibility and Review of Housing Plan
prepared for
EASTERN CAPE DEPARTMENT OF HUMAN
SETTLEMENTS
LUKHANJI LOCAL MUNICIPALITY
Private Bag X7111, Queenstown, 5320
Tel: (045) 807-2606
Fax: (045) 807-2637
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
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
Biodiversity Land Management Class
CBA
Critical Biodiversity Area
CRU
Community Residential Unit
ECBCP
Eastern Cape Biodiversity Conservation Plan
ECDHS
Eastern Cape Department of Human Settlement
EIA
Environmental Impact Assessment
GP
General Plan
HSP
Human Settlement Plan
LM
Local Municipality
MHSP
Municipal Human Settlement Plan
SA
South Africa
SANBI
South African National Biodiversity Institute
SDF
Spatial Development Framework
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.
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 YONDA 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 twelve Human Settlement Project feasibility reports for
Lukhanji Municipality. It is designed so that it can be part of a single
document that includes the other eleven 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:
Unknown
• Property Description:
Farm 417, Queenstown
• Title Deed Number:
Unknown
• Servitudes:
N/A
• Site Size:
81.37 Ha
• Yonda is within the jurisdiction of Lukhanji Municipality.
• Yonda is a village with a total population of approximately 823 (Census
2011).
• It is approximately 53 km south of Queenstown and 65 km north of Fort
Beaufort. The site is less than 1km from the R351 and takes access off a
gravel road.
• The Oskraal river flows west of the settlement and is set back
approximately 300m from the site.
• Yonda comprises two settlement clusters with cultivated fields abutting
the R351.
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Locality Plan
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Figure
2.1.1
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Aerial Photograph
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Figure
2.1.2
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VISUAL SURVEY
Figure
2.1.3
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STATUS OF HOUSING PROJECTS AND WAITING LISTS
• The number of subsidies for Yonda has not been specified. However, the
number of households according to Census 2011 adds up to 231.
Therefore, assuming each household qualified for a housing subsidy,
there are 231 proposed subsidies in Yonda.
2.2
YONDA
Population (Lukhanji SDF 2005)
• The proposed project’s delivery strategy and housing instrument is
Individual subsidy onto existing rural plots.
Population (2011 Census)
• The waiting list has been requested and is awaited for this project.
No. Households (2011 Census)
Ex. Units (Lukhanji SDF 2005)
Not Specified
823
Not Specified
231
Proposed Units (EC DHS)
Not Specified
Waiting List (Lukhanji LM)
Awaited
Figure 2.2.1 Statistical Background
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LAND IDENTIFICATION AND OWNERSHIP
2.3
• The land on which Yonda is located is a portion of Farm 417,
Queenstown (S.G No. 3115/1861), see figure 2.3.1.
• Beneficiaries reside on the farm called Bushby Park.
• The SG diagram was approved on 15 August 1861.
• The registered owner of the property is unknown. However, the Title
Deed is awaited from the Deeds Office in KWT, see Annexure 2.
(Awaiting Title Deed from King William’s Town)
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Cadastral Layout
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)
Figure
2.4.1
Await K&T
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ENVIRONMENT
2.5
• The project is a partial upgrade with existing roads and buildings.
• There are no critical biodiversity areas on the site.
• No south facing or steep slopes occur on the site, making the property is
relatively flat and suitable for development.
• Cultivated fields abut the R351 south east of the site, however, they are
well set back from the proposed human Settlement Project.
• The Oskraal River flows west of the settlement.
• 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). Should the development require a buffer less than
32m, a basic assessment will be required for:
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 (Kantey & Templer)
2.6
• 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.
• 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.
• 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 & Templer)
Figure
2.6.1
Study Area
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DISTRIBUTION OF SOCIAL FACILITIES
2.7
• There is a primary and a secondary school situated within the site.
Therefore, additional education facilities will not be required for this
project , see Figure 2.7.1.
• The clinic is also located within the site and no additional health facilities
will be needed for the Human Settlement Project, see Figure 2.7.1.
• The police station servicing Yonda is found in Whittlesea, approximately
16km north of the site.
• The project is aimed at existing beneficiaries already catered for by the
facilities.
• This proposed Human Settlement Project will not require provision of
additional facilities.
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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 falls within the Special Development Area (SDA): Rural
Settlement Revitalization, see Figure 2.8.1. The SDF has indicated this SDA
is identified as the following:
1. Areas where Rural Settlement Upgrade is required to:
-
Redress decades of poor land use control and unwise land use
practices; and
To institute a spatial planning and institutional platform for
extending land use management to these areas on a
systematic basis.
2. Areas where land potential is such that Land Reform For Agricultural
Development initiatives may be encouraged.
-
-
According to the 2005 SDF, there are no environmental
restrictions for the site area.
The proposed Human Settlement Project is aligned with these
proposals.
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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 government interventions proposed in the
various settlements as contained in the IDP 2013-2014.
Mchewula Village
Yonda
Kamastone
Zingquthu Village
Komani Park
Machibini Village
Zola Village 700
Ekuphumleni Informal Settlements
Tylden 300
Government Dep./ Other
CHDM
CHDM
CHDM
CHDM
CHDM
MIG
OPEX
Eskom
DR&PW
MIG
MIG
MIG
DoEA
Ezibeleni Informal Settlement 200
Project
Bulk services
Sanitation
Bucket Eradication
Bulk Water Backlog
Sewerage Treatment Plant
Multi Purpose Sports Centre
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
Unifound 750
No.
1
1
2
3
4
5
6
7
8
9
10
11
12
Ilinge informal settlement
Future Plans of other Sector Departments for Lukhanji Municipality 2013/2014 & 2014/2015
Budget '13/'14
R 500 000
R 12 000 000
Budget '14/'15
R 4000 000
R 6 900 000
R 17 700 000
R 9 000 000
• The IDP 2013-2014 proposed the upgrading of sanitation services to the
value of R 12m for the 2013/2014 financial year and R 6,9m for the
2014/2015 financial year, respectively, a portion of which will be
attributed to the Yonda human settlement 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
2.11.1
SUMMARY
• The site was inspected on 25/10/2013 and conclusions below groundtruthed.
2.11.2
2.11
RECOMMENDATIONS
• The project is feasible, therefore the project may commence.
• There are adequate engineering services. (K&T to confirm)
• There are no significant environmental concerns that could prevent
development on the site.
• A detailed geo-technical site visit inspection and, if necessary, survey
will be required prior to the project commencing.
• 231 subsidies have been proposed for Yonda Village.
• The beneficiary list is awaited from the municipality.
• There are no new social facilities required to support the proposed
human settlements project.
• The SDF earmarked the site as SDA: Rural Settlement Revitalization, i.e.
areas where rural settlement upgrade is required. The proposed Human
Settlement Project is aligned with the SDF proposals.
• The Council Resolution is awaited 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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